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LANDAU - Phase I Preliminary Site Assessment 073191.pdfReport Phase I Preliminary Site Assessment • Edmonds Shopping Center Edmonds, Washington July 31, 1991 Prepared for City of Edmonds Edmonds, WA Prepared by Landau Associates, Inc. P.O. Box 1029 Edmonds, WA 98020.9129 (206) 778-0907 TABLE OF CONTENTS INTRODUCTION SCOPE OF SERVICES SITE DESCRIPTION AND SETTING SITE HISTORY Site Uses . Adjacent Site Uses AGENCY FILE REVIEW SITE RECONNAISSANCE REGULATORY ISSUES CONCLUSIONS AND RECOMMENDATIONS USE OF THIS REPORT REFERENCES LIST OF FIGURES Title 1 Vicinity Map 2 Site Map 07/30/% MM0NM\SH0PCM.JtVr 1 Paee 1' 1 1 2 2 3 4 5 6 6 7 9 - INTRODUCTION This report presents the results of a Phase I Preliminary Site Assessment (PSA) performed by Landau Associates, Inc. for the City of Edmonds` (City) proposed purchase of the Edmonds. Shopping Center. The. PSA was authorized by Mr. Peter Hahn of,the City and • conducted by Landau Associates to evaluate the possibility of property contamination. ^These activities were undertaken for the City in a manner consistent with the "innocent purchaser" provisions of the SuperfundAmendments and Reauthorization Act of 1986 [42 U.S.C. 9601 (35)(A)(i)} and the Washingon Model Toxics Control Act (MICA) (RCW 70.105D). SCOPE OF SERVICES The. City contracted with Landau Associates to provide the services described in an Agreement for Consulting Services dated June 11, 1991. Notice to proceed with these services was provided by Mr. Hahn on June 28, 1991. The scope of services proposed and performed include• • Review of Site. History. Research aerial photographs, Sanborn Fire Insurance -- maps, county atlases, topographic maps and other sources, as well as conduct oral interviews to determine past uses of the site and surrounding -area and the potential for hazardous materials to exist on the site. • Review of Agency Records. Contact local, state, and federal agencies for information relating to the environmental quality of the site and surrounding area. • Site Reconnaissance. Walk. over the site in order to evaluate current environmental conditions, as well as observe adjacent land uses. SITE DESCRIPTION AND SETTING The site is located northwest of the intersection of State Route 104 (Sunset Avenue) and Dayton Street, as shown on the Vicinity Map (Figure 1). The site is a 4.4 -acre shopping center that includes a Safeway grocery store and two attached mini -malls, occupied by retail shops and small businesses, and is paved with asphalt for access and parking purposes. The Harbor Square development is south of the site, the Amtrak passenger depot to the west, and the Edmonds wastewater treatment plant to the southeast. The area north of the site consists of asphalt -paved parking lots, a. restaurant, and the state ferry terminal. The area due east of the site consists of Sunset Avenue and ferry dock holding lanes, with commercial businesses farther to the east. - Site features are shown on the Site Map, Figure 2. 07/30/91 EDMONDS\SHOPCTRXPT 1 SITE HISTORY Information for the site history was obtained• through the following sources: aerial photographs (Walker & Associates 1947, 1955,1967,1976, 1981, and 1985; Washington Depart-. ment of Natural Resources 1970; Pacific Aerial Surveys 1961; and H.G. Chickering. 1965); historic fire insurance maps (Sanborn'Map Company. 1909,1926, and 1932); topographic maps (U.S. Geo- _ logical Survey 1953, 1968, and 1973); Snohomish County atlases (Metsker Map Company 1927 and 1960); Edmonds street directories (R.L. Polk 1970,1975,1980-81, and 1985); several histories of Edmonds (Cloud 1953, Swift 1975, and The Edmonds Paper 1991); a previous environmental assessment of the property (Geotech Consultants, Inc. 1990); a Port of Edmonds planning document (Port of Edmonds 1979); historical research material reviewed at the Edmonds -South Snohomish County Historical Society museum'(aerial, oblique, and subject photographs; real estate and survey. plats; newspaper clippings; and scrapbooks); planning and engineering records reviewed at the City of Edmonds' Department of Community Development (maps, plats, SEPA checklists, permits, and a Harbor Square EIS); and aerial photographs hanging in the Edmonds Mayor's conference room (1941, 1947, and 1949). Site Uses Based on available historical information, the site. was' undeveloped until the Edmonds Shopping Center -was built in 1966-67. Available real estate plats show that site owners between 1910 and 1944 included F.R. Atkins, James Jephart, C.E. Patterson, and A.B. Miller. As reported in the Geotech Consultants report, site ownership has been in private and commercial hands since 1967. Although the site area has been within the Edmonds city limits since the town was incorporated in 1890, Sanborn fire insurance maps for Edmonds from 1909, 1926, and 1932 do not provide coverage of the site—an indication that it was undeveloped. The undeveloped char- acter of the site is also evident in the 1947 and 1955 aerial photographs, and the 1953 topographic map indicates the area as marshlands. The first known development of the site was the construction of the Edmonds Shopping Center in 1966-67, consisting of a Safeway store and the attached building to the north occupied by other small businesses. In the 1970s, the center was expanded with the addition of an attached mini -mall near the southern boundary of the site. "I Today, the site is occupied by the Safeway store, several restaurants and financial services, a hobby shop, laundry, and video store. 07/30/41 PDMONDSNSHOPCTRRPC 2 Adjacent Site Uses The surrounding area has experienced more use.than the site over the last century. The City, of Edmonds originated with the establishment of shingle mills and sawmills west of the site along the waterfront, located between the current ferry dock and marina locations. The first of these facilities was established in 1889 by the founder of Edmonds, George .Brackett. Over the y next several decades, at least eight such facilities were in operation northwest and southwest of the site. The last of these facilities was closed in the early 1950s. Over the next several decades a variety, of marine -oriented businesses were established west of the site, as well as several restaurants and a senior center. In 1891, the Great Northern Railway established rail service through Edmonds, and a depot was built off the west -central part of the site. The area north of the site was relatively undeveloped until the early 1970s, when parking lots were established for railroad and ferry passengers. The area due east of the site was also relatively undeveloped until the Edmonds Shopping Center was built and Sunset Avenue was extended south to Dayton Street in 1966-67. In the early 1920s, Union Oil established an oil terminal on the hill overlooking Edwards Point, and in 1924 established a small substation on the approximate northwest corner of the present Harbor Square development. This facility (consisting of an office, filling shed, auto garage, oil warehouse, oil pump house, and three steel oil tanks) is shown on the 1926 and 1932 Sanborn fire insurance maps and also appears in the 1947 and 1955 aerial photographs. However, the facility is not present in the 1967 (and subsequent) aerial photographs. In 1951, Union Oil established an asphalt plant at the base of the hill below its oil terminal south of the present Harbor Square development. Over the next few years the plant produced about 20 different types of asphalt, in amounts ranging in excess of 5,000 pounds per day. Early stages of construction of this facility are visible in the 1947 aerial photograph. Based on subsequent aerial photographs, the asphalt plant was in operation until the early 1970s, and the facility was dismantled by about 1982. According to the Port of Edmonds Master Plan (1979) and the Harbor Square - Environmental Impact Statement (1980), the Harbor Square area was used by the City for various purposes including parking and storage by city maintenance crews and by NORSOL for storage of crab pots. In 1957, the Edmonds Wastewater Treatment Plant was built southeast ol'the site at the southeast corner of 2nd Avenue and Dayton Street. The plant was expanded in 1961 to handle wastewater from Mountlake Terrace and is presently undergoing further expansion. Recent adjacent development occurred in the mid 1980s, when Harbor Square was built south W130/91 EDWHMSHOKURPr 3 - of the site in an area that was previously used for ice skating in the winter months (The Edmonds Paper 1991). Harbor Square contains many commercial, service-oriented, and private businesses, including financial services, appliance and engine repair, consultants, restaurants, an . inn, and a fitness club. AGENCY FILE REVIEW The following agencies were contacted for information on the environmental quality of the site: . • U.S. Environmental Protection Agency (EPA): CERCUS List Qune 1990) -- Except for the Union Oil Terminal, neither the site nor adjacent businesses have come to the attention of the EPA through owner notification, citizen complaint, state and local government identification, or EPA investigation as having a potential for releasing hazardous substances into the environment. • EPA: RCRA Notifier Report (May 1990) —Neither the site nor adjacent bus- inesses are included on this list of regulated generators, treaters, stoners, or transporters of hazardous substances. • Washington State Department of Ecology (Ecology): Affected Media and Con- taminants Report (January 19911~Neither the site nor any adjacent businesses are listed as state cleanup or potential state cleanup sites. - • Ecology: Northwest Regional Office.—According to Judy Fisher, her office does not have any files or records relating to any Edmonds Shopping Center businesses. However, in April of 1991, Burlington Northern Railroad submitted a Phase I Investigation report of a leaking underground diesel storage tank to Ecology. A 2,000 -gal diesel tank located west of the site, on the south side of the depot, was removed in September 1990. Soil samples revealed total petroleum hydrocarbon (TPH) well above the allowable Ecology compliance cleanup levels and localized diesel product was also encountered in the area's shallow water table. Based on that testing, the railroad proposes to install monitoring wells. • Ecology: UST Register (February 1990) —No underground storage tanks (UST) are registered to any businesses on or adjacent to the site. • Ecology: State Hazardous Site List (March 1991)—Neither the site nor any adjacent businesses are listed as known State hazardous waste sites. • Snohomish County Health Department: According to Gary Hanada (1991), the Department has no record of hazardous incidents occurring at or near the site. • Edmonds Fire Department: According to Gary McComas (1991), who has worked with the Fire Department since about 1970, there have not been any fires or hazardous incidents at the Edmonds Shopping Center. 07/W/91 EDM0NDs\5H0PCCR.RPr 4 Similarly, Mr. McComas has no record or recollection of any fires or hazardous incidents at Harbor Square, Edmonds Wastewater Treatment Plant, or the Union Oil terminal. There have been some diesel fuel spills along the railroad tracks from rail car engines west of the site. SITE RECONNAISSANCE A reconnaissance of the site was conducted by a representative of landau Associates on July 15, 1991. The following observations were noted regarding current conditions on and adjacent' to the site. No survey of business interiors at the site was made. Site features are illustrated on Figure 2. The following observations were documented with field notes and photographs: • The Edmonds Shopping Center is located on the west side of Sunset Avenue between James and Dayton Streets. It consists of a large building currently occupied by a Safeway grocery store and the following smaller businesses: Kochfs Takeout, Sea Charters, British Pantry, City Sweets, The Associates, Washington Credit Union, Raceway Hobbies, Maytag Laundry, Thai Park, Dominos Pizza, VideoFlix, and Goldies. • Topographically, the site is situated on relatively flat terrain with a gentle upward slope to the north and east. The area surrounding the structures is paved with asphalt for access and parking purposes. A cyclone fence * separates the adjacent railroad corridor to the west from the site. There are numerous catch basins and storm drains on and adjacent to the site, as well as evidence of sewer, water, gas, and electric utilities. • As expected, extensive oil staining is visible throughout the paved parking areas as a result of parked vehicles. • The major areas of concern are at the loading docks located on the northwest and southwest corners of the site. The southwest loading dock area includes a large and small dumpster and a transformer. The area is heavily stained and there is scattered debris (plastic/paper/glass) along the cyclone fence that separates the site from the railroad corridor. The northwest loading dock area includes five small dumpsters; a waste fat receptacle; and two 50 -gal drums, one filled with debris and the other sealed with contents unknown. In addition, there are three garbage cans on the loading dock as well as a stack of sealed 5 -gal plastic cans. This area is heavily stained as well and contains scattered debris (paper/plastic/glass). • As part of a preliminary geotechnical assessment of the site, three soil boring were advanced to depths of about 25 ft. Between about 5 and 7 ft of granular fill, overlying native soil was encountered in these borings. No indication of hazardous, substances" were observed (either visually or by odor) in the borings, although chemical analyses of boring samples were not conducted. 07/30/91 EDMONDMI10PCf AFT 5 As part of the site reconnaissance, we observed current land -use conditions adjacent to the site as well. Major developments in the area include Harbor Square, located south of the site across Dayton Street, which is occupied by a variety of private, commercial, and service-oriented businesses. The Harbor `Square driveway and parking, surfaces are paved and are bordered tq the south by a large wetland. Burlington Northern Railroad tracks, run along, the west side of the site and Amtrak's "Empire Builder" passenger, station is located in this area as well. A small strip of trees separates the Amtrak facility from the .western edge of the site. The area north of the site includes a Slippers Restaurant with paved parking for customers, as well as long-term parking for ferry and train passengers. Major features east of the site include Stab' Route 104 and the Edmonds Wastewater Treatment Plant. REGULATORY ISSUES , The MTCA Cleanup Regulation (WAC 173-340) defines the administrative process for identifying, investigating, and cleanup of hazardous waste sites. It also includes detailed requirements for establishing cleanup levels, selecting cleanup actions, and determining compliance. The latest amendments to the MTCA regulation became effective February 28,1941. Currently, MICA regulation does not define a clear mechanism to assess whether or not a site may potentially require a cleanup action under MICA. The regulation states that it "shall apply to all facilities where there has been a release or threatened. release of a hazardous substance that may pose a threat to human health or the environment" (WA(4- 173-340=110). Cleanup levels, developed in accordance with WAC 173-340-720 to 750, may provide some guidance as to what concentrations of a hazardous substance may pose a threat to human health or the environment. However, Ecology makes it clear that exceedances of the cleanup levels specified in the MTCA Method A tables alone "do not necessarily trigger requirements for cleanup activities" (WAC 173-340-704). The need for a cleanup action must also consider the nature of the release, exposure pathways, and the nature of receptors. Until a method is developed to evaluate all these factors, an understanding of the cleanup levels combined with best -professional judgment will need to be used to determine whether a site poses a threat to human health or the environment, and, therefore, may potentially require a cleanup action under MTCA. CONCLUSIONS AND RECOMMENDATIONS Based on our review of site history, review of available government agency information, and site reconnaissance, it, is our opinion that the site has a limited potential for contamination 07/30/91 MMOMU NSHOPMRPT 6 at.levels of concern." This is based on the fact that the site was apparently undeveloped until the Edmonds Shopping Center was constructed in the mid 1960s, and because there are no available records relating to onsite and adjacent businesses which would reveal waste handling practices. Based on historic uses of adjacent properties, there is some potential for contaminants to have migrated to* the site via groundwater. The primary potential contain mint source would be the former Union Oil substation which was located on the northwest corner of the current Harbor Square property from about 1924 to the late 1940s or early 1950s. The primary constit- uents of concern would be petroleum products stored in the steel storage tanks, which could have leaked or been spilled during filling over time at the substation. In addition, there is potential for diesel to have migrated to the site from the leaking underground storage tank that was removed in late 1990 near the southeast coiner of the Amtrak passenger station. There is also the potential for petroleum products and chemicals to have spilled or leaked from railcars during transhipment west of the site. Finally, the fill source(s) used for development of the site and the Harbor Square property is not well defined; it is possible the fill materials contained hazardous constituents (although no significant evidence to suggest this was obtained during this investigation). The identified potential contaminant sources are primarily to the west and south of the site, and groundwater flow is generally to the west (toward Puget Sound). Consegtiemly; the probability of contaminants (if present) migrating from these locations (via grotmdWater) on to the site is low. Basedon the available information relating to onsite and adjacent uses, it is our opinion that the potential for contamination on the site at levels of concern is low, and a Phase 11 environmental6ite assessment is not warranted However, available site information is limited and potential impacts from adjacent properties is possible. If the City would prefer a higher level of confidence that site conditions do not pose a significant environmental concern, a limited groundwater sampling program should be implemented. It should be recognized that additional site investigation can reduce, but will not eliminate, the potential for undetected contamination to be present at the site. USE OF THIS REPORT This Phase I Environmental Site Assessment has been prepared for the exclusive use of the City of Edmonds. It is intended to provide the City with an understanding of the potential hazards that the site evaluated in this report may pose due to past chemical contamination. It describes what Landau Associates believes are reasonable concerns about how the site could - 07r30in EMONW\SHOPCM.Rff 7 LANDM,' potentially become involved in various environmental problems resulting from hazardous waste and materials. This report is based on data and information obtained during one visit by Landau Asso- • dates' personnel to the site and is based tolely on the condition of the site on the day of the visit, supplemented by information obtained by Landau Associates and described herein. In evaluating the site, Landau Associates has relied in good faith on- representations and information furnished by the individuals noted in the report, with respect to existing site conditions and .past uses of the site, to the extent that they are not contradicted by site observations or data obtained from other sources. Accordingly, Landau Associates accepts no responsibility for any deficiency, misstatements, omissions, misrepresentations, or fraudulent acts of persons interviewed. In addition, Landau Associates cannot accept liability for any loss, injury, claim, or damage arising directly or indirectly from any use or reliance on this report. Landau Associates has performed the services, made the findings, and proposed the recommendations described in this report in accordance with generally accepted environmental science practices for environmental site assessments in effect in the Snohomish County area at the time the services were performed. This warranty stands in lieu of all other warranties, express or implied. While this report can be used as a guide, it must be understood that it is neither a rejection nor an endorsement of the site. It must also be understood that changing circumstances in the environment and in the use of the site can alter the conclusions and information contained in this report. Very Truly Yours, LANDAU ASSOCIATES, INC. BY: wrence eard, P.E. Project M ger and Dale A. Stirling Environmental Historian LDB/DAS/ccy No. 74-31.20 07rJDIn MMOND6LSHOPMA" 8 S.',`:!?rel.; ASSt!t f.',tiNC. REFERENCES City. of Edmonds. 1980. Harbor Square EIS. January 1980. Cloud. Ray V. 1953. Edmonds* The Gem of Puget Sound. Edmonds -Tribune -Review Press. Fisher, Judy, Ecology. 1991. Conversation with Dale Stirling,. Landau Associates, Inc, on July 8. Geotech Consultants, Inc. 1990. Phase 1 Environmental Audit, Edmonds Shopping Center. Prepared for the City of Edmonds. April 19. Hanada, Gary, Snohomish' County Health Department. 1991. Conversation with Dale Stirling, ,Landau Associates, Inc. on May 14. McComas, Gary, Edmonds Fire Department. 1991. Conversation with Dale Stirling, Landau Associates, Inc. on July Il. Port of Edmonds. 1979. Port of Edmonds Master Plan. Swift, Joan. 1975. Brackett's landing: A History of Early Edmonds. Self Published. The Edmonds Paper. 1991. Edmonds: 100 Years for the Gem of Puget Sound. W/.W/M EMAONOMHOP=RPr 9 L.: NUL U r%'iSOC1Ari:S. N?a. w 1 I 1 1 1 I ' 1 1 I I I N I c I I - ------h- - 1 �1 PAM. `Eat I fallow a lWCERWAPARK �Qo I I ' 1 I (\ 1 AIARWA 7 1 I E C4 V I Smc",f I I �t PROJECT - PAM: !LOCATION Z 3A 112 1 Scale in Miles Vicinity Map 10 FA e r .�. ' �' • • F • LGS G _ ztrr . 6III. LSz r�IL'w THW 213:J ,ws,aw ai at if +Cl CW Figure 1 1` S 198TH ST w ^'a F ETa O!iint�ldcu 3 rm:» I- N r` •-- e = * r00 ST SW • #t LA >, T < :- TMa `C-• sid It z S7 M .. ;k • ,'.ice` �t PROJECT - PAM: !LOCATION Z 3A 112 1 Scale in Miles Vicinity Map 10 FA e r .�. ' �' • • F • LGS G _ ztrr . 6III. LSz r�IL'w THW 213:J ,ws,aw ai at if +Cl CW Figure 1 James SUee1 r — 1 _ Parking 1 1 F staurant Shops Parking Y I \ I SAFEWAY Parking F-- I I Shops • e I I e` HARBOR 5�0 SQUARE � oc Parking I V p too 2oa W s Approximate Scale in Feet Adapted from Alan Gerard Design Incorporated (1984). Site Map Figure 2 11