South Clarksville Redevelopment Plan DOCUMENTbloximages.chicago2.vip.townnews.com/newsand... · and the Federal Aviation Administration (FAA) is recommended for any activity that

TOWN OF CLARKSVILLE

December 2015

South Clarksville

Redevelopment PlanAPPENDIX

DOCUMENT

12.18.15 DRAFT

Appendix 1

Environmental Conditions report

A3 Appendix 1: Environmental Conditions

Appendix 1

Environmental Conditions

Appendix 2

Tapestry Group Definitions

Appendix 3

Infrastructure Projects

Appendix 4

Development Feasibility Matrix

Page A4

Page A22

Page A30

Page A40

SOUTH CLARKSVILLE REDEVELOPMENT PLANA4

Environmental conditions report

Introduction

The purpose of this report is to document the

existing environmental conditions within the

South Clarksville Redevelopment Plan Study Area

(Study Area). The Study Area is located in the

southeastern portion of the Town of Clarksville.

It is roughly bounded by Stansifer Avenue to the

north, I-65 to the east, the Ohio River to the south,

and Clark Boulevard and a railroad to the west.

Information in this report is based on a review of

publically available Geographic Information System

(GIS) data, a review of the Indiana Department of

Environmental Management (IDEM) Virtual File

Cabinet (VFC), and what was observed within the

Study Area during a ield check conducted by

Lochmueller Group on April 14, 2015.

A preliminary Red Flag Investigation was

completed for the project. The Study Area was

screened using 46 GIS layers in order to identify

any potential environmental concerns (referred to

as Red Flags) located within the immediate vicinity

of the project. The Red Flag items are grouped into

three categories: Infrastructure, Water Resources,

and Hazardous Material Concerns. Please see

Appendix A for maps of the Study Area and

Appendix B for site photographs of the Study Area.

Infrastructure

Land UseLand use within the Study Area consists primarily

of commercial/industrial with some residential.

Per review of the 2014 aerial photograph of the

Study Area, the former Marathon bulk terminal and

the former Colgate-Palmolive (Colgate) property

occupy approximately 1/3 of the Study Area,

with other smaller commercial and industrial

properties scattered throughout. The majority of

the residential properties appear to be located in

the general vicinity of the Montgomery Avenue and

State Street intersection (west central portion of

the Study Area) and in the general vicinity of the

Stansifer Avenue and Clark Boulevard intersection

(northwest portion of the Study Area). There are

also a few small areas of residential properties

located along Woerner Avenue, along Riverside

Drive, and along Clark Boulevard just west of the

intersection with Marriott Drive.

The residential properties consist mainly of

one to two story single family homes. Some of

these residences appeared to be older than 50

years, which is the threshold for properties to

be considered eligible for listing on the National

Register of Historic Places (National Register). The

former Colgate site (with its signature clock) and

state prison site was nominated for the National

Register in 2013. Section 106 of the National

Historic Preservation Act (NHPA) requires federal

agencies to consider the efects of their projects

on historic properties. If federal funding or permits

are required as part of the redevelopment, a

qualiied historian that meets the Secretary of the

Interior’s Professional Qualiications Standards

should review the Study Area to determine whether

any properties or structures are listed on or are

eligible for listing on the National Register. See the

photographs below for a general representation of

the residential properties located within the Study

Area and the former Colgate property.

Looking northeast from the State St./Beckett St.

intersection

Looking north on Woerner Ave. at the former

Colgate property

Environmental conditions

Prepared by Lochmueller Group, May 26, 2015

Appendix 1: Environmental Conditions A5

HelipadTwo airports are mapped within the Study Area, but

appear to represent the same location on the map.

The airports are mapped just south of Stansifer

Avenue and just west of I-65 in the northern portion

of the Study Area. The April 14, 2015 ield check

revealed that the mapped airports are actually

a single helipad, which was observed within the

Clarion Hotel parking lot (see photograph below).

Coordination with the INDOT Oice of Aviation

and the Federal Aviation Administration (FAA) is

recommended for any activity that has the potential

to impact the helipad.

Looking west at the helipad in the Clarion Hotel

Parking lot

Recreational FacilitiesGenerally, recreational facilities represent parks or

land owned and/or maintained by community parks

and recreation department. Three recreational

facilities (parks) are located within the Study Area.

One of the recreational facilities is mapped along

Riverside Drive in the southern portion of the Study

Area and was identiied during the ield check as

the Ohio River Greenway. The Ohio River Greenway

consists of a playground area, rest area (restrooms

and benches), and a paved recreational trail which

travels along the north side of the Ohio River (see

photograph below).

The recreational facility mapped near the

intersection of Montgomery Avenue and Marriot

Drive was identiied during the ield check as the

Louisville Metro Kampgrounds of America (KOA).

The Louisville Metro KOA is privately owned and

consists of a gas station and convenience store,

playground area, and small camping area for tents

and parking for RVs.

The recreational facility mapped north of the

intersection of Montgomery Avenue and Newman

Avenue was identiied during the ield check as

Colgate Park and the Clarksville Family Aquatic

Center. Both of these facilities are publically owned

by the Town of Clarksville and maintained by the

Clarksville Parks and Recreation Department.

Colgate Park consists of a basketball court, tennis

courts, playground area, and two picnic shelters.

The Clarksville Family Aquatic Center was also

observed immediately adjacent to Colgate Park and

consists of a community swimming pool, water

slides, children’s pool and play area, sand volleyball

courts, concession area, and clubhouse (shelter

house) building (see photograph below).

One additional aquatic center was observed

during the ield check but is not mapped as a

recreational facility on the map. This aquatic

center was identiied as Atlantis Water Park and is

located of of Marriot Drive, on the south side of a

large retention pond. The Atlantis Water Park is a

privately owned facility. According to the Atlantis

Water Park website (http://atlantiswaterpark.net/),

the water park consists of a wave pool, multiple

water slides, and a children’s pool and play area.

Coordination with the Clarksville Parks and

Recreation Department is recommended for any

activity that has the potential to impact recreational

facilities owned by the Town of Clarksville.

Looking northwest along the Ohio River Greenway

Looking west at the Clarksville Aquatic Center

Managed Lands



Managed LandsGenerally, managed lands represent properties

that are often maintained by federal or state

funds, such as a state park or forest. A small

section of a managed land parcel is mapped

within the southwest corner of the Study Area.

The managed land parcel is identiied as the

Falls of the Ohio State Park, which is owned

and maintained by the Indiana Department of

Natural Resources (IDNR). The park features an

interpretive center overlooking one of the largest

exposed Devonian fossil beds in the world. Other

features and activities within the park consist of,

but are not limited to hiking trails, picnic areas,

ishing areas, fossil viewing, educational programs,

and Interpretive Naturalist Services. Additional

information about the Falls of the Ohio State Park

can be viewed on the following IDNR websites:

http://www.in.gov/dnr/parklake/2984.htm and

http://www.fallsoftheohio.org/index.html.

A sign for the Falls of the Ohio State Park was

observed during the April 14, 2015 ield check (see

photograph below). The sign was located along the

Ohio River Greenway trail, on the northwest side

of the railroad bridge that crosses the Ohio River.

Coordination with the IDNR Division of State Parks

and Reservoirs is recommended for any activity

that has the potential to impact the Falls of the Ohio

State Park.

Looking west at the eastern limits of the Falls of the

Ohio State Park

TrailsTwo trails are mapped within the Study Area and

are identiied as the Ohio River Greenway and the

Clarksville Heritage Trail. The Ohio River Greenway

trail was conirmed during the April 14, 2015 ield

check. The Ohio River Greenway trail begins just

south of the Riverside Drive/Woerner Avenue

intersection and travels west/northwest along the

north side of the Ohio River towards the Falls of the

Ohio State Park (see photograph below).

The Clarksville Heritage Trail is mapped connecting

to the Ohio River Greenway just south of the

Riverside Drive/Woerner Avenue intersection

and traveling northward along Woerner Avenue,

Clark Boulevard, and State Street; however, no

trail was observed in this area. The mapped GIS

layer indicates that this portion of the Clarksville

Heritage Trail segment is currently under

development (planned). A paved segment of the

Clarksville Heritage Trail was observed beginning

near the intersection of Montgomery Avenue and

Marriott Drive and traveling northwest towards

Clark Boulevard (see photograph below). According

to the IndianaTrails.com website (http://www.

indianatrails.com/content/clarksville-heritage-

trail-ohio-river-greenway), the Clarksville Heritage

Trail will eventually meet up with the Ohio River

Greenway to the south. Coordination with the

Clarksville Parks and Recreation Department is

recommended for any activity that has the potential

to impact these trails.

Looking west on the Ohio River Greenway

Looking north on the Clarksville Heritage Trail


RailroadsThree railroad lines and ive railroad spurs are

mapped within the Study Area. However, only two

of the railroads were conirmed during the April

14, 2015 ield check, both of which still appeared

to be active. One of the active railroads crosses

over the Ohio River to the south and travels north/

northeast through the center of the Study Area and

over I-65 near the north end of the Study Area. The

other active railroad line was observed near the

center of the Study Area, just north of Montgomery

Avenue and adjacent to the former Colgate waste

water treatment plant. This railroad appears to join

with the other active railroad just west of the I-65

exit ramp to W. 10th Street. Coordination with the

owner(s) of the railroads is recommended prior

to any planning or construction activity within the

vicinity of the railroads.

The remaining mapped railroad line and ive

railroad spurs appear to have been removed or

abandoned. Two abandoned railroad spurs were

observed on the north side of the Colgate property,

just south of Montgomery Avenue. No railroad

was observed on or adjacent to Clark Boulevard

between the former Marathon bulk terminal and

former Colgate property. A paved trail segment of

the Clarksville Heritage Trail was observed starting

near the intersection of Montgomery Avenue

and Marriot Drive and traveling to the northwest

towards Clark Boulevard. It was apparent that the

paved trail followed along an abandoned railroad

bed. No other railroads, abandoned or active, were

observed.

Floodwall & Levee A loodwall was observed near the south end of the

Study Area during the April 14, 2015 ield check.

The loodwall is located along the north side of

Riverside Drive and connects to a levee west of

Woerner Avenue, immediately south of the former

Marathon bulk terminal (see photographs below).

The levee extends northwest along the north side of

Riverside Drive towards Winbourne Avenue, which

is located outside the Study Area. The loodwall

and levee are not represented as Red Flag items

on the map. Coordination with the U.S. Army Corps

of Engineers (USACE) and Jef Clark Flood Control

District is required for any activity that has the

potential to impact either the loodwall or levee.

On Market St. looking west at a section of the

loodwall

On the levee looking southeast towards the

loodwall

Water Resources

Streams and RiversOne river and one stream are mapped within the

Study Area. The Ohio River and is located at the

southern end of the Study Area (see photograph

below). The stream is identiied as Cane Run and

crosses under Clark Boulevard in the northwest

portion of the Study Area. High water was observed

at both of these waterways during the April 14,

2015 ield check.

Cane Run lows from east to west towards the Ohio

River. An open stream channel was not observed

east of Clark Boulevard. The stream appears to

be conveyed by a large underground pipe east of

Clark Boulevard (upstream) which exits on the

west side of Clark Boulevard (downstream) as an

open stream channel. Only the top portion of the

downstream end of the pipe was observed due

to the high water level. The upstream end of the



underground pipe was not observed. However,

a large retention pond is located east of Clark

Boulevard and Newman Avenue and may drain

into Cane Run. A Waste Water Treatment sign with

National Pollutant Discharge Elimination System

(NPDES) Permit number displayed was observed

on Clark Boulevard where it crosses over Cane Run,

indicating that Cane Run receives wastewater from

a nearby source, possibly from the large retention

pond to the east or from the former Colgate waste

water treatment facility further east.

In the event construction activities are planned in

or within the vicinity of these streams, or any other

stream not previously identiied, a Waters of the

U.S. Determination Report should be completed and

sent to the USACE to determine the jurisdictional

status the stream(s). Permits through the USACE,

Indiana Department of Environmental Management

(IDEM), and IDNR Division of Water, may be required

for any work that impacts a stream or watercourse.

Looking west at the Ohio River along the Ohio River

Greenway

Ponds (Surface Waters)Three ponds are mapped within the Study Area.

One large pond is mapped east of Newman Avenue

and south of Stansifer Avenue near the north

end of the Study Area. The large pond appears

to be a retention pond, which is surrounded by

an apartment complex to the west, Clarion Hotel

to the east, Atlantis Water Park to the south, and

residential properties to the north (see photograph

below). As stated in the Streams and Rivers

section above, this retention pond may drain into

Cane Run, which lows west towards the Ohio River.

Two smaller ponds are mapped adjacent to each

other on the north side of Montgomery Avenue,

just west of I-65. These two ponds were associated

with the former Colgate waste water treatment

facility. A locked gate and chain link fence around

the perimeter of these ponds prevented closer

observation.

In the event construction activities are planned

in or within the vicinity of these ponds, or any

other surface water not previously identiied, a

Waters of the U.S. Determination Report should

be completed and sent to the USACE to determine

the jurisdictional status the surface water. Permits

through the the USACE and IDEM may be required

for any work that impacts a pond or surface water

with connectivity to a jurisdictional stream.

Looking east across the large retention pond

National Wetlands Inventory (NWI) WetlandsEight NWI wetlands are mapped within the Study

Area. One of the NWI wetlands, identiied as a

palustrine unconsolidated bottom, intermittently

exposed, excavated (PUBGx) wetland, represents

the large retention pond located in the northern end

of the Study Area. The other seven NWI wetlands

are mapped along the riverbank of the Ohio River.

Jurisdictional wetlands (those regulated by the

USACE and IDEM) are likely present along the Ohio

River. No other wetlands or potential wetland areas

were observed during the ield check; however,

a Waters of the U.S. and Wetland Determination/

Delineation Report should be completed for any

activity that has the potential to impact these

mapped NWI wetlands. Permits through the USACE

and IDEM may be required for any activity that

results in impacts to wetlands.


FloodplainsThree loodplains are mapped within the Study

Area. Two of the mapped loodplains represent

the 100-year loodplain of the Ohio River. The

other mapped loodplain represents the 100-year

loodplain of Cane Run. High water levels were

observed at the river bank of the Ohio River and

stream bank of Cane Run during the April 14, 2015

ield check. Permits through the IDNR Division of

Water may be required for any work within the

loodway of the Ohio River and Cane Run.

POTENTIAL HAZARDOUS MATERIAL CONCERNS

Several known hazardous material sites are

mapped within the Study Area. These are sites that

have been reported to IDEM due to some type of

contaminant spill or release. Please note that the

reported hazardous material sites are generally

mapped based on the general location or address

of the site and do not necessarily represent the

actual location of a spill or release.

One Indiana Brownields Program (Brownields)

site, one waste storage and disposal site, one

National Pollutant Discharge Elimination System

(NPDES) facility, one NPDES pipe, four underground

storage tanks (USTs), and six leaking underground

storage tanks (LUSTs) are mapped within the

Study Area. Additionally, two IDEM State Cleanup

Program sites and one IDEM Voluntary Remediation

Program (VRP) site are mapped adjacent to the

Study Area along Missouri Avenue. On April 9, 2015,

Lochmueller Group performed a public records

search of the IDEM Virtual File Cabinet (VFC) for

available iles on each of the mapped hazardous

material sites. It should be noted that iles deemed

“conidential” by IDEM are not available for public

view in VFC. A brief discussion and the status of

each hazardous material site is provided below.

Please see Appendix A (page 5) for a map of the

hazardous material sites within the Study Area.

Brownfields SiteGenerally, a Brownield is a property where

redevelopment is complicated due to actual or

potential environmental contamination. One

Brownield site is mapped within the Study Area.

The Brownield site is mapped on Clark Boulevard

between the former Marathon bulk terminal and

former Colgate property. No iles were available

in VFC for this site. However, according to the iles

made available to Lochmueller Group from the

Town of Clarksville, the Brownield site is identiied

as the Former Colgate Palmolive Facility and is

located at 1410 S. Clark Boulevard. According to

a UST Removal Report, dated September 2009,

contaminated soil was encountered during the

removal of two heating oil USTs from the site

in June 2009. Per the UST Removal Report,

conirmation soil sample results collected from

the UST excavation areas and surrounding

impacted soils were removed to the maximum

extent practicable. However, the result of one

conirmation soil sample indicated that soil

contamination remains on site, but is isolated

to a limited inaccessible area beneath “Building

38”. The UST Removal Report was submitted to

the IDEM Brownields Program for review and

requested approval for the closure of the USTs. A

No Further Action (NFA) Determination was issued

to the former Colgate Palmolive Facility by the IDEM

Brownields Program on April 28, 2010. According

to the NFA Determination letter, based on the

information of known contaminant levels submitted

to and reviewed by IDEM, IDEM concluded that

current site conditions do not warrant a response

action and does not plan to take a response action

to address contamination on the site. The NFA

Determination only applies to the contamination

associated with the removal of the two heating oil

USTs and does not apply to any future releases

at the site, if they may occur. The NFA letter does

not constitute an assurance that the site is safe

or it for any particular use. According to the NFA

Determination, if it is later found that the site

or its use poses a risk to human health or the

environment, IDEM reserves the right to modify or

revoke to the NFA Determination as the situation

may warrant. Below are photographs of the former

Colgate property.

Looking northwest at the former Colgate property



Looking west at the former Colgate property

Waste Storage and Disposal SiteOne waste storage and disposal site is mapped

within the Study Area. The waste storage and

disposal site is mapped just north of the former

Colgate waste water treatment facility. According

to the IDEM VFC, the site is listed under the Colgate

Palmolive Company with a listed address of 1410

S. Clark Boulevard. However, no records were

available in VFC for this site. According to iles

made available to Lochmueller Group from the

Town of Clarksville, the mapped waste storage and

disposal site may represent the former Colgate

property on-site landill. The existing status of the

on-site landill is unknown.

National Pollutant Discharge Elimination System (NPDES) Facility and NPDES PipeThe vehicle currently used to control direct

discharges to waters of the State is the NPDES

Permit Program through IDEM. An NPDES facility

refers to any property or facility that has been

issued an NPDES Permit due to direct discharges

into waters of the State. An NPDES pipe refers to

the actual location of the pollutant discharge into

a water of the State. One NPDES facility and one

NPDES pipe are mapped within the Study Area. The

NPDES facility and NPDES pipe are mapped near

the northwest end of the former Marathon bulk

terminal. According to the available iles in VFC,

the former Marathon bulk terminal was issued a

NPDES permit in April 2008. In a letter from IDEM,

dated May 13, 2011, the NPDES permit was revoked

at the request of the Marathon Petroleum Company

due to the bulk terminal being closed and lack of

NPDES discharge.

Looking southwest at the former Marathon bulk

terminal

Looking north at the former Marathon bulk terminal

Underground Storage Tanks (USTs)A total of four USTs are mapped within the Study

Area. One UST (UST 1) is mapped at 214 Center

Street, which is the location of the former Marathon

bulk terminal. According to the available iles

in VFC, one UST was removed from the site in

February 1990. Soil contamination was discovered

during the removal of the UST and was reported

to IDEM in March 1990. However, no other records

regarding soil contamination or issuance of a

NFA Determination or site closure from IDEM

were found in VFC. The status of the reported soil

contamination remains unknown. A chain link fence

and locked gate prevented access into the former

Marathon bulk terminal during the April 14, 2015

ield check (see photo below). The site should be

investigated further to determine the status of

the reported soil contamination and to determine

whether any other USTs are located at the site.


According to the results of preliminary research

being conducted by Shrewsberry & Associates

(Shrewsberry) for the former Marathon bulk

terminal, petroleum bulk storage was located on

the site dating back to the 1940s. A lumber yard,

lumber mill, and associated rail yard and rail spurs

occupied a large portion of the property prior to the

1950s. Chemicals of concern associated with past

activities on the site may include heavy metals and

chemicals used on-site (i.e. wood treatment), and

petroleum and waste oils.

A Phase I Environmental Site Assessment (ESA)

is recommended for the former Marathon bulk

terminal property and could be completed as part

of this study if Marathon allows access to the

property.

Looking west at the entrance of the former

Marathon bulk terminal

One UST (UST 2) is mapped at 1410 S. Clark

Boulevard, which is the location of the former

Colgate facility. This UST site was reported to the

IDEM Brownields Program. Information regarding

this UST site and status is discussed above under

the Brownield site section.

One UST (UST 3) is mapped at 1041 S. Clark

Boulevard and is listed in VFC under the facility

name CS Medical/Medical Transport. According

to the available iles in VFC, an intent to close two

USTs at the site was approved by IDEM in letter

dated November 8, 1989; however, the method of

closure is not provided in the letter and there are

no other records available for public view in VFC

regarding the closure method. Thus, it is possible

the USTs may have been closed in-place and may

still remain at the site. There are no records of

reported contamination or spills for the site in VFC.

The location of this site was unable to be conirmed

during the April 14, 2015 ield check. The closure

status of these USTs should be investigated further

to determine whether the USTs still remain at the

site.

One UST (UST 4) is mapped at 220 Stansifer

Avenue and is listed in VFC as Texaco Reining

Marketing. The UST is mapped in the middle of I-65,

indicating that the UST may be mapped incorrectly.

According to the available iles in VFC, ive USTs

were removed from the site in September 1986.

There are no records of reported contamination or

spills for the site in VFC. During the April 14, 2015

ield check, a commercial property identiied as

Brummett Pools was observed currently occupying

a former gas station at the corner of Stansifer

Avenue and Marriott Drive; this is likely the actual

location of the UST site (see photo below).

Looking northwest at Brummett Pools property

(former gas station)

Leaking Underground Storage Tanks (LUSTs) A total of six LUSTs are mapped within the Study

Area. One LUST (LUST 1) is mapped at 1450

Woerner Avenue and is listed in VFC as Controlled

Temperature Transit. This site is located just south

of the former Marathon bulk terminal. According to

the available iles in VFC, soil contamination was

discovered during the removal of three USTs from

the site in February 1990. A NFA Determination was

issued for the site by IDEM on October 30, 2001. No

other iles were available in VFC regarding spills

or releases at the site. An unidentiied commercial

property was observed occupying the former

Controlled Temperature Transit facility at the time

of the April 14, 2015 ield check (see photo below).

SOUTH CLARKSVILLE REDEVELOPMENT PLAN


X9

Looking south at an unidentiied commercial

property

One LUST (LUST 2) is mapped on the south side

of Clark Boulevard near the east end of the Study

Area. This LUST site is identiied in the GIS layer

as Alcan Chemicals, but no address is listed. No

records were returned when performing a general

ile search for this site in VFC. The location of this

site could not be veriied at the time of the April

14, 2015 ield check; however, a multi-building

commercial area observed as Water Tower Square

is located in the general vicinity of the mapped

LUST site. Further investigation is needed into the

possible location and status of this LUST site.

One LUST (LUST 3) is mapped at 1103 S. Clark

Boulevard and is listed in VFC as Winters Freight,

LLC. This site is located immediately northwest

of the former Marathon bulk terminal. According

to the available iles in VFC, contamination was

discovered during the removal of at least one UST

in September 1994. A NFA Determination was

issued for the site by IDEM on October 16, 1998. No

other iles were available in VFC regarding spills or

releases at the site. Nationwide Truck Services was

observed occupying this site at the time of the April

14, 2015 ield check (see photo below).

Looking west at Nationwide Truck Service building

Looking west at Nationwide Truck Service building

One LUST (LUST 4) is mapped at 230 E.

Montgomery Avenue and is identiied in VFC as

the former Clarksville Police Department Fueling

Station. According to the available iles in VFC,

soil contamination was discovered during the

removal of a UST at the site in January 2000. A NFA

Determination was issued for the site by IDEM on

July 17, 2001. No other iles were available in VFC

regarding spills or releases at the site. The UST was

located in what is now a parking lot, just west of the

former Clarksville Police Department building. The

Ohio Falls Oice Complex was observed occupying

this site at the time of the April 14, 2015 ield check

(see photos below).

Looking southeast the former Clarksville Police

Department building

Looking south at the former Clarksville Police

Department building

One LUST (LUST 5) is mapped at 900 Marriott

Drive and is identiied as the Louisville Metro KOA

campground. According to the available iles in VFC,

soil contamination at the site was reported to IDEM

in July 1995. At least three USTs were removed

from the site in July 1996. A NFA Determination

was issued for the site by IDEM on March 31, 1997.

At least four active USTs remain on the property.

No other iles were available in VFC regarding

spills or releases at the site. An active gas station,

convenience store, playground area, and spaces for

RV parking and camping tents were observed on

the Louisville Metro KOA property during the April

14, 2015 ield check.

Looking northeast at the Louisville Metro KOA and

gas station

Looking northeast at the Louisville Metro KOA and

gas station

One LUST (LUST 6) is mapped at 505 Marriott

Drive and is identiied in VFC as Holiday Inn

Lakeview. According to the available iles in VFC,

contamination was reported to IDEM during the

removal of at least one UST from the site in April

1993. A NFA Determination was issued for the site

by IDEM on December 7, 2000. No other iles were

available in VFC regarding spills or releases at the

site. The Clarion Hotel was observed occupying this

site at the time of the April 14, 2015 ield check.

Looking south at Clarion Hotel

Looking west at the Clarion Hotel

State Cleanup Program SitesThe IDEM State Cleanup Program is responsible

for managing the investigation and remediation

activities of sites contaminated with hazardous

substances or petroleum where an imminent threat

to public health and/or the environment exists.

State Cleanup Program sites refer to properties or

facilities that have been reported to IDEM due to

a release of hazardous substances and are being

managed by the State Cleanup Program. Two IDEM

State Cleanup Program sites are mapped adjacent

to the Study Area. One IDEM State Cleanup Program

site (Cleanup Site 1) is mapped at the intersection

of Clark Boulevard and Missouri Avenue, just east

of the Study Area. This State Cleanup Program site

is identiied in the GIS layer as Alcan Chemicals,

but no address is listed. No records were returned

when performing a general ile search for this

site in VFC. The location of this site could not be

veriied at the time of the April 14, 2015 ield

check; however, a multi-building commercial area

observed as Water Tower Square is located in

the general vicinity of the mapped State Cleanup



Program site. Further investigation is needed

into the possible location and status of this State

Cleanup Program site.

One IDEM State Cleanup Program site (Cleanup Site

2) is mapped at the intersection of Missouri Avenue

and Court Avenue, just east of the Study Area. This

State Cleanup Program site is identiied in the

GIS layer as Commercial Logistics Corp, but no

address is listed. No records were returned when

performing a general ile search for this site in

VFC. The location of this site could not be veriied at

the time of the April 14, 2015 ield check; however,

a multi-building commercial area observed as

Water Tower Square is located in the general

vicinity of this mapped State Cleanup Program site.

According to the results of preliminary research

being conducted by (Shrewsberry) for the former

Marathon bulk terminal located to the west, various

industrial facilities and potential commercial

facilities of concern have occupied the Water

Tower Square area since the 1800s. Some of the

commercial activities of concern include a lumber

shop, wood treatment kiln, machine shop, vehicle

repair and paint facilities, warehouses, and other

manufacturing facilities. Further investigation is

needed into the possible location and status of this

State Cleanup Program site.

Voluntary Remediation Program (VRP) SiteThe IDEM VRP provides a process for property

owners, operators, potential purchasers, and third

parties to voluntarily address (by investigating

and, if necessary, remediating) property that is

or that may be contaminated. Participants are

typically current or past property owners, current

or past lessees, and prospective purchasers. VRP

sites refer to properties or facilities that are being

managed by the IDEM VRP. One IDEM VRP site is

mapped at the intersection of Missouri Avenue and

Court Avenue, just east of the Study Area. This VRP

site is identiied in the GIS layer as Commercial

Logistics Corp, but no address is listed. This site is

also mapped as a State Cleanup Program site in

the same location. No records were returned when

performing a general ile search for this site in VFC.

The location of this site could not be veriied at the

time of the April 14, 2015 ield check; however, a

multi-building commercial area observed as Water

Tower Square is located in the general vicinity

of the mapped VRP site. Further investigation is

needed into the possible location and status of this

VRP site.

Other Potential Hazardous Material Concern ObservationsAn industrial facility was observed adjacent

to the former Colgate property of of Missouri

Avenue (Quartz Road). This facility was identiied

during the April 14, 2015 ield check as the PQ

Corporation Jefersonville Plant. According to the

PQ Corporation website (http://www.pqcorp.com/),

the PQ Corporation is a leading worldwide producer

of specialty inorganic performance chemicals and

catalysts. According to the available iles in VFC for

public view, no releases of contamination or spills

have been reported for this site.

Looking north at the PQ Corporation Jefersonville

Plant

Looking northwest at the PQ Corporation

Jefersonville Plant

A vehicle storage lot was observed at the corner of

the Montgomery Avenue/Marriott Drive intersection.

A locked chain link fence prevented access into

the lot at the time of the April 14, 2015 ield check.

It is possible that this may be a privately owned

storage lot; however, further investigation into the

historical use of this property is recommended.


Looking southeast at a vehicle storage lot

It is possible that other contaminated sites may

exist within the Study Area that have not been

reported to IDEM. A Phase I Environmental

Site Assessment (ESA) and possibly a Phase II

Limited Subsurface Investigation (LSI) (soil and/

or groundwater sampling) should be completed

prior to the acquisition of any property from the

commercial/industrial properties located within the

Study Area.

It is important to note that many types of

contaminants, such as petroleum products

and solvents, can migrate through the soil

and groundwater depending on the amount of

contaminant released and can impact adjacent

properties. Therefore, a Phase I ESA and possibly

a Phase II LSI should also be completed prior to

the purchase of any property located adjacent

to or within the vicinity of commercial/industrial

properties, especially those with known or ongoing

hazardous material remediation.

INDIANA BROWNFIELDS PROGRAM

The Indiana Brownields Program was created by

2005 legislation (Senate Enrolled Act 578) that

merged the brownield inancial and technical

review programs into one program under the

management of the Indiana Finance Authority (IFA),

thereby combining existing brownield resources

to better assist communities with brownield

redevelopment. The Indiana Brownields Program

works in partnership with the U.S. Environmental

Protection Agency (EPA) and other Indiana agencies

to assist communities in making productive use of

their brownield properties.

Indiana deines a brownield site as a parcel of

real estate that is abandoned or inactive, or may

not be operated at its appropriate use and on

which expansion or redevelopment is complicated

because of the presence or potential presence of

a hazardous substance, a contaminant, petroleum,

or a petroleum product that poses a risk to human

health or the environment. When fear of known

or suspected contamination is hindering transfer,

reuse or redevelopment of a property, the site

may be considered a brownield. The Indiana

Brownields Program determines whether a

site qualiies as a brownield site. An entity can

request a Brownield Determination Letter from

the Indiana Brownields Program by completing

the Requesting a Brownield Determination form

found on the Indiana Brownields Program website

at: http://www.in.gov/ifa/brownields/2362.htm.

The remediation of a brownield site can also be

managed by the Indiana Brownields Program.

This can be beneicial as the Indiana Brownields

Program can ofer closure letters without the

Brownfields Information

project falling into an IDEM enforcement program,

such as the Leaking Underground Storage Tank

Program or the State Cleanup Program.

Fear of liability is one of the many challenges

associated with brownield redevelopment.

Because the potential environmental liability

at these properties is unknown, prospective

purchasers are often unwilling to assume the

risk of undetermined cleanup costs. Thus, the

properties remain idle. The Indiana Brownields

Program can work one-on-one with communities

and other stakeholders to explore available

state and federal assistance to address speciic

liability and funding issues to facilitate sustainable

brownields redevelopment.

A Comfort Letter is issued to a party that qualiies

for an applicable exemption to liability found in

Indiana law or application of an IDEM enforcement

discretion policy, but is not a legal release from

liability. A Comfort Letter explains the liability

exemption or enforcement discretion policy for

which the stakeholder has qualiied and by which

IDEM has determined not to pursue a party for

cleanup.

A Site Status Letter is issued to a party that did not

cause or contribute to or knowingly exacerbate site

contamination and can demonstrate that current

levels of contaminants of concern at the brownield

substantially meet current cleanup criteria as

established by IDEM. The potential cleanup liability

of the party requesting the letter is not addressed.

The Site Status Letter states that based on a

technical analysis of information submitted to IDEM

pertaining to site conditions, IDEM concludes that



current site conditions do not present a threat to

human health or the environment and that IDEM

does not plan to take or require a response action

at the brownield site.

In order to request a Comfort Letter or Site Status

Letter from the Indiana Brownields Program,

a Comfort/Site Status Letter Request form and

Supplemental Information form, must be completed

and submitted to the Indiana Brownields

Program. The Comfort/Site Status Letter Request

and Supplemental Information forms can be

obtained by accessing the Indiana Brownields

Program website at: http://www.in.gov/ifa/

brownields/2362.htm. Several conditions must

be met in order to receive a Comfort Letter or Site

Status Letter. For more speciic details, please refer

to the IDEM Non-Rule Policy Document, entitled:

Brownields Program Comfort and Site Status

Letters Policy, which can be found at: http://www.

in.gov/ifa/brownields/2360.htm.

Utilizing IFA’s Brownfield AssistanceIn order to receive the beneit of inancial

assistance from the Indiana Brownields Program,

a private entity (property owner or developer) must

irst partner with a local governmental entity on a

cleanup and/or redevelopment project. At this time,

private entities are not eligible to directly receive

State brownield funding but, by partnering with a

political subdivision such as a city, town, county, or

redevelopment authority, private entities that did

not cause or contribute to any site contamination,

or own and/or operate at the site at the time of

disposal of hazardous substances or release of

petroleum on the site, can beneit from a Stipulated

Assessment Grant, Petroleum Remediation Grant

or Low-Interest Loan. Private entities that are not

potentially liable for any site contamination may

similarly beneit from a Stipulated Remediation

Grant.

Entities that meet the deinition of political

subdivision for eligibility to receive brownields

inancial assistance include, but are not limited to:

> Any county, municipality, or township (unit)

> Gary/Chicago Airport Authority (municipal

corporation)

> A solid waste management district (municipal

corporation & special taxing district)

> Frankfort Community Public Library (municipal

corporation)

> Indiana State University (municipal corporation)

> A redevelopment district under IC 36-7-14 or IC

36-7-15.1 (political subdivision)

> A redevelopment commission under IC 36-7-14

or IC 36-7-15.1 (municipal corporation)

For more information about the Indiana

Brownields Program’s inancial assistance,

please contact the Indiana Brownields Financial

Resources Coordinator, at (317) 234-1688. For more

information about U.S. EPA funding, please contact

the Federal Funding & Community Relations

Coordinator, at (317) 234-0235.

Below are all of the inancial incentives ofered by

the Indiana Brownields Program.

Revolving Loan Fund (RLF)The purpose of the Indiana Brownields Program’s

Revolving Loan Fund (RLF) Incentive is to facilitate

the redevelopment of brownield sites by making

low-cost funding available through low-to-zero

interest loans to inance environmental cleanups

and facilitate the public or private redevelopment

of brownield sites throughout the state. In

August 2014, the IFA was notiied of its fourth

RLF Supplemental award of $500,000 from

U.S. EPA. This award, with the IFA providing a

20% cost share/cash match of $100,000, is for

hazardous substances funding targeted for a

speciic remediation project. While the Program’s

current balance of available RLF Grant hazardous

substances and petroleum funding is targeted for

hazardous substances and petroleum cleanups in

the Cities of Evansville (the former Swanson-Nunn

Electric Company site) and Richmond (the former

Carpenter Bus Manufacturing site), any unobligated

loan funds will be made available statewide

once those anticipated loans close. Contact the

Brownield Program for the maximum loan amount

available.

Supplemental Environmental Project (SEP) fundsThe Indiana Brownields Program has collaborated

with the Indiana Department of Environmental

Management (IDEM) to ofer political subdivisions

in Indiana access to Supplemental Environmental

Project (SEP) funds for brownield redevelopment

activities. SEPs are used by IDEM as a tool to settle

enforcement cases. When IDEM agrees to allow a

respondent to settle a case with a brownield SEP,

an agreed-upon amount from a civil penalty owed


to IDEM is paid directly by the respondent to the

IFA for use on a brownield project. Examples of

eligible uses of brownield SEP funds include the

following: Phase I and Phase II Environmental Site

Assessments, remediation and demolition activities,

habitat restoration, and site acquisition. In order

to administer this form of inancial assistance,

Program staf have developed guidelines for

those communities that are the beneiciaries of a

brownield SEP to explain the eligible uses of the

funding, administrative procedures for accepting

and utilizing the funding, etc. Unlike other inancial

incentives received through the Indiana Brownields

Program, these are not funds for which an entity

can apply; they result only from a negotiated

settlement from IDEM’s Oice of Enforcement.

Questions regarding brownield SEPs can be

directed to the Indiana Brownields Program, at

(317) 234-0968, or by viewing the SEP Guidelines

found here: http://www.in.gov/ifa/brownields/

iles/SEP Guidelines.pdf.

Phase I Environmental Site Assessment InitiativeThe Phase I Environmental Site Assessment

Initiative was established to help Indiana

communities investigate the environmental status

of their brownield sites. To facilitate redevelopment

of such properties which are hindered by actual

or potential environmental contamination, the

Program will provide Phase I environmental site

assessments conducted under the American

Society for Testing and Materials (ASTM) E1527-

13 standard to identify recognized environmental

conditions and help quantify potential cleanup

liability (i.e., pre-purchase due diligence to qualify

as a bona ide prospective purchaser). An award

under this initiative will be for professional services

to be provided by the Program and not a grant of

funds.

The following sites are eligible for Phase I ESA

funding:

> Sites that are currently owned by the applicant

(political subdivision) and the applicant

did not cause or contribute to the historic

contamination or own and/or operate at the

site at the time of the disposal or release of

contaminants

> Non-applicant owned sites to which the

applicant has written consent to access and

for which the current owner did not cause or

contribute to suspected contamination or own

and/or operate at the site at the time of the

disposal or release of contaminants

> Non-applicant owned sites to which the

applicant has written consent to access which

are owned by a party that is potentially liable

for suspected contamination but which are

tax delinquent or abandoned, as certiied by

the county, or the owner has demonstrated

an inability-to-pay that has been veriied by

the Indiana Department of Environmental

Management

Petroleum Orphan Sites InitiativeThe Petroleum Orphan Sites Initiative (POSI)

assists political subdivisions by investigating and

undertaking corrective action at brownield sites

contaminated with petroleum from a release from

an underground storage tank (UST) for which there

is no viable responsible party to conduct tank

removal and cleanup. To facilitate redevelopment

of such orphan properties, the Program will provide

site assessment, UST removal, and remediation to

close environmental conditions on a site under the

Indiana Department of Environmental Management

(IDEM)’s Remediation Closure Guide. Hazardous

substances or petroleum contamination from other

on-site sources (e.g., hydraulic lifts, etc.) will also

be addressed if funding is available. Sites to be

funded will primarily be identiied to the Program

by the Enforcement Section of IDEM’s Oice of Land

Quality and the Leaking UST program. However,

if a political subdivision has concerns about an

abandoned petroleum UST site in its community, it

can contact the Program to request an evaluation

of the site for potential funding. It will be a goal of

the Program for a No Further Action (NFA) letter to

be issued by IDEM to the site owner at the end of

remediation.

Additional IncentivesThe IFA may provide site determinations to assist

with the following tax incentives available for

redeveloping brownields:

Federal Tax Incentive – site eligibility

determinations (qualiied contaminated sites)

Originally signed into law in 1997 and extended

through December 31, 2011 (further extension

to be determined), the Brownields Tax Incentive

encouraged the cleanup and reuse of brownields.

Under the Brownields Tax Incentive, environmental

cleanup costs are fully deductible in the year

incurred, rather than capitalized and spread over



time. Improvements in 2006 expanded the tax

incentive to include petroleum cleanup.

> Allows environmental cleanup costs at eligible

properties to be fully deductible in the year

incurred, rather than capitalized and spread

over a period of years. Note that taxpayers can

retroactively ile and amend prior tax returns.

> Types of properties eligible for the incentive

includes those contaminated or potentially

contaminated with petroleum products or

hazardous materials.

> Previously iled tax returns could be amended

to include deductions for past cleanup

expenditures.

> For more details or information about this

incentive, visit http://www.epa.gov/brownields

/tax/index.htm.

Tax Waiver – brownfield determinationsThe Department of Local Government Finance

may cancel any property taxes assessed against

real property owned by a county, township, city,

town or the state in a petition requesting that the

department cancel the taxes is submitted by the

auditor, assessor and treasurer of the county in

which the real property is located (IC 6-1.1-36.7).

This provision applies to any property, regardless of

whether it is a brownield site. However, there is a

speciic statutory provision dealing with the waiver

or reduction of delinquent taxes on a brownield

property that applies to property owners as well.

See IC 6-1.1-45.5. The brownield tax reduction

or waiver statute outlines a similar process for a

person that owns or desires to own a brownield

to ile a petition with the county auditor seeking a

reduction or waiver of the delinquent tax liability.

As a part of the petition that is iled, the petitioner

must seek a statement from the Indiana

Department of Environmental Management

(IDEM) that the property is a brownield. Submittal

of the tax reduction waiver form to the Indiana

Brownields Program will enable IDEM to make

such a determination. In order to be eligible for

reduction or waiver of taxes, the petitioner may not

have contributed, or had an ownership interest in

any entity that contributed, to the contamination of

the property.

EPA’s BROWNFIELDS PROGRAM

The EPA’s Brownields Program is designed

to empower states, communities, and other

stakeholders to work together in a timely manner

to prevent, assess, safely clean up, and sustainably

reuse brownields. EPA provides technical and

inancial assistance for brownields activities

through an approach based on four main goals:

protecting human health and the environment,

sustaining reuse, promoting partnerships, and

strengthening the marketplace. Brownields

grants serve as the foundation of the Brownields

Program and support revitalization eforts by

funding environmental assessment, cleanup, and

job training activities. To facilitate the leveraging

of public resources, EPA’s Brownields Program

collaborates with other EPA programs, other

federal partners, and state agencies to identify

and make available resources that can be used for

brownields activities.

Below are the four types of EPA Brownields grants.

Assessment GrantsAssessment grants provide funding for brownields

inventories, environmental assessments, cleanup

and redevelopment planning, and community

outreach. An applicant may apply for a community-

wide assessment grant if a speciic site has

not been identiied or if the assessment will

address more than one site within the community.

Applicants electing to apply for up to $200,000 for a

community-wide hazardous substance assessment

grant are not eligible for a site-speciic hazardous

substance assessment grant in the same grant

competition. Applicants applying for up to $200,000

for a community-wide petroleum or petroleum

product assessment grant will not be eligible for a

site-speciic petroleum assessment grant.

A site-speciic assessment grant must be

applied for if the assessment is limited to one,

and only one, site. A site-speciic assessment

grant application must be made if a waiver of the

funding limitation is requested. Applicants will not

be allowed to substitute another site for a site-

speciic assessment grant where the subject site is

determined to be ineligible.

Applicants may apply for both community wide

and site-speciic assessment grants; however,

an applicant is limited to submitting only one

hazardous substance assessment grant proposal

and one petroleum assessment proposal. Each

eligible entity may submit no more than two

assessment proposals. The performance period for

an assessment grant is three years.


Revolving Loan Fund GrantsRevolving Loan Fund grants provide funding to

capitalize a revolving loan fund that provides

loans and subgrants to carry out cleanup activities

at brownield sites. Through these grants, the

EPA seeks to strengthen the marketplace and

encourage stakeholders to leverage the resources

needed to clean up and redevelop brownields.

When loans are repaid, the loan amount is returned

into the fund and re-lent to other borrowers,

providing an ongoing source of capital within a

community. Revolving Loan Fund applications

should be community-wide; site-speciic Revolving

Loan Fund grants will not be awarded. The

performance period for a Revolving Loan Fund

grant is ive years.

Cleanup GrantsCleanup grants provide direct funding for cleanup

activities at speciic sites. An eligible entity may

apply for up to $200,000 per site. Due to budget

limitations, no entity can apply for funding cleanup

activities at more than three sites. These funds

may be used to address sites contaminated by

petroleum and hazardous substances, pollutants,

or contaminants (including hazardous substances

co-mingled with petroleum). Cleanup grants require

a 20 percent cost share, which may be in the form

of a contribution of money, labor, material, or

services, and must be for eligible and allowable

costs (the match must equal 20 percent of the

amount of funding provided by EPA and cannot

include administrative costs). A cleanup grant

applicant may request a waiver of the 20 percent

cost share requirement based on hardship. An

applicant must be the sole owner of the property

(fee simple title) that is the subject of its cleanup

grant proposal by time of proposal application

submission. A written ASTM or equivalent Phase

I report must be completed and a minimum of

an ASTM or equivalent Phase II site assessment

must be underway or completed prior to proposal

submission. The performance period for these

grants is three years.

Job Training GrantsJob Training grants provide environmental training

for residents of brownields communities. Job

Training grants are designed to provide funding to

eligible entities, including nonproit organizations,

to recruit, train, and place predominantly low-

income and minority, unemployed and under-

employed residents of solid and hazardous waste-

impacted communities with the skills needed to

secure full-time, sustainable employment in the

environmental ield and in the assessment and

cleanup work taking place in their communities.

Applying for Brownfields GrantsApplicants submit a proposal for each grant

type that they are applying for (i.e., assessment,

revolving loan fund, and/or cleanup). Each

proposal must address the selection criteria

outlined in the guidelines. Electronic copies of

the Proposal Guidelines can be obtained from the

EPA brownields website at: http://www.epa.gov/

brownields/applicat.htm. Additional information

on grant programs may be found at: http://www.

grants.gov/.

Grant proposals should be concise and well

organized, and must provide the information

requested in the guidelines. Applicants must

demonstrate that they meet threshold criteria

requirements and must respond to evaluation

criteria. Factual information about your proposed

project and community must be provided.

Proposals must include:

> Cover letter describing project

> Applicant information

> Applicable mandatory attachments (e.g., state

letter)

> Responses to evaluation criteria

Grant EligibilityEligible entities include: state, local, and tribal

governments, with the exception of certain Indian

tribes in Alaska; general purpose units of local

government, land clearance authorities, or other

quasi-governmental entities; regional council or

redevelopment agencies; or states or legislatures.

Some properties are excluded from the deinition

of a brownield unless EPA makes a site-speciic

funding determination that allows grant funds to be

used at that site.

If resources permit, EPA Regions may conduct open

meetings with potential applicants. Check with the

regional oice for date and location information.

The regional Brownields Program contacts can be

found at: http://www.epa.gov/brownields/corcntct.

htm. EPA can respond to questions from applicants

about threshold criteria, including site eligibility and

ownership.



Conclusions & Recommendations

Grant Evaluation & Selection ProcessBrownields grants are awarded on a competitive

basis. Evaluation panels consisting of EPA staf and

other federal agency representatives assess how

well the proposals meet the threshold and ranking

criteria outlined in the Proposal Guidelines for

Brownields Assessment, Revolving Loan Fund, and

Cleanup grants. Final selections are made by EPA

senior management after considering the ranking

of proposals by the evaluation panels. Responses

to threshold criteria are evaluated on a pass/fail

basis. If the proposal does not meet the threshold

criteria, the proposal will not be evaluated. In

some circumstances, EPA may seek additional

information.

For a complete discussion of Brownields Program

grant funding, refer to the EPA Proposal Guidelines

for Brownields Assessment, Revolving Loan

Fund, and Cleanup grants at: http://www.epa.gov/

brownields/applicat.htm.

A preliminary Red Flag Investigation was

completed for the Study Area. The Study Area was

screened using 46 GIS layers in order to identify

any potential environmental concerns (Red Flags)

located within the immediate vicinity of the project.

Lochmueller Group conducted a ield check of the

Clarksville Redevelopment survey area (Study Area)

on April 14, 2015 to conirm the mapped Red Flag

items as well identify any other items or sites of

concern. The observations and recommendations

made in this report do not preclude the need for

additional investigations should the need arise.

As a result of the preliminary Red Flag Investigation

and the ield check conducted on April 14, 2015,

Lochmueller Group provides the following

recommendations.

Infrastructure > In order to address Section 106 of the National

Historic Preservation Act (NHPA), if federal

funds will be used or federal permits are

required, a qualiied historian that meets

the Secretary of the Interior’s Professional

Qualiications Standards should review the

Study Area to identify any historic or potentially

historic sites, buildings, structures, or districts

that may be listed on or eligible for listing on

the National Register of Historic Places (NRHP).

> Coordination with the INDOT Oice of Aviation

and the Federal Aviation Administration (FAA)

is recommended for any activity that has the

potential to impact the helipad (or airspace)

located in the Clarion Hotel parking lot.

> Coordination with the IDNR Division State

Parks and Reservoirs is recommended for any

activity that has the potential to impact the

Falls of the Ohio State Park.

> Coordination with the Clarksville Parks and

Recreation Department is recommended for

any activity that has the potential to impact

recreational facilities owned by the Town

of Clarksville, the Ohio River Greenway, and

Clarksville Heritage Trail.

> Coordination with the owner(s) of the

active railroads within the Study Area is

recommended prior to any planning or

construction activity within the vicinity of the

railroads.

> Coordination with the USACE and Jef Clark

Flood Control District will be required for any

activity that has the potential to impact either

the loodwall or levee within the Study Area.

Water Resources > A Waters of the U.S. and Wetland

Determination/Delineation Report should be

completed for any activity that has the potential

to impact the Ohio River, Cane Run, ponds

(surface waters), mapped NWI wetlands, or any

other water resource not previously identiied

within the Study Area. Permits through the

USACE, IDEM, and IDNR Division of Water

may be required for any work that impacts a

water resource under the jurisdiction of these

regulatory agencies.

> Permits through the IDNR Division of Water

may be required for any work within the


loodways of the Ohio River and Cane Run.

Hazardous Materials > Further investigation into the status and

location of several known and reported

hazardous material sites is recommended. A

Phase I ESA and possibly a Phase II LSI should

be completed prior to the purchase of any

property from or adjacent to the commercial/

industrial properties located within the Study

Area.

Appendix 2


A23 Appendix 2: Tapestry Group Definitions

Appendix 1


Appendix 2


Appendix 3


Appendix 4




Urban Chic

Urban Chic residents are professionals who live

a sophisticated, exclusive lifestyle. More than half

of these households are married-couple families,

similar to the US proportion. Fewer than half of

them have children. Unlike the United States,

there is a smaller proportion of single parents

and a higher proportion of singles and shared

households. The median age of 42.7 years is older

than the US median of 37 years, while the diversity

index of 48 is lower than the US igure of 61.

Their median household income is $82,524. They

are well-educated; more than half of residents

aged 25 years and older hold a bachelor’s or

graduate degree; 80 percent have attended college.

They work in a variety of occupations, especially

professional, management, and sales positions in

the scientiic and technical services, educational

services, and health care industry sectors. Twenty

percent of these households earn income from

self-employment ventures; 55 percent receive

additional income from investments.

Major concentrations of Urban Chic neighborhoods

are found in urban areas on the northern and

southern California coasts and along the east coast.

These neighborhoods parallel the United States for

housing type and home ownership. Homes range in

age from pre-World War II to post-2000, and types

from high-rises to single-family houses. Sixty-three

percent of the housing is single-family; 27 percent

is apartments in multiunit buildings. The rate of

home ownership is 65 percent.

Urban Chic residents focus more on their lifestyle

than ambience. They travel extensively, visit

Clarksville Market Areas

Tapestry Group/Segment

Median HH

Income

%

Owner

Average

HH Size

Predominant Household

Type

Urban Professionals

Urban Chic $87,000 66% 2.40 Couples , Singles , Fami l ies

Metropolitans $60,000 60% 2.09 Singles , Couples , Roommates

Metro Renters $56,000 10% 1.61 Singles , Roommates

Families and Walkability

Up and Coming Families $70,000 80% 3.10 Fami l ies

Aspiring Young Families $46,000 47% 3.10 Couples , Fami l ies

Milk and Cookies $57,000 80% 3.10 Couples , Fami l ies

Displaced Urbanites

Prosperous Empty Nesters $67,000 87% 2.37 Married Couples w/o chi ldren

Young and Restless $46,000 15% 2.00 Singles , Roommates

In Style $71,000 68% 2.43 Couples , Fami l ies

Source: ESRI Business Analyst 2015. Data presented are national figures.

potential market segments - clarksville market areas


museums, attend dance performances, shop at

upscale stores, and do volunteer work. To stay

it, they downhill ski; go backpacking, hiking, and

biking; practice yoga; do aerobics; play tennis;

and lift weights. They buy natural or organic food

and take a multitude of vitamins and dietary

supplements. They drink imported wine and truly

appreciate a good cup of cofee.

These busy, tech-savvy residents use PCs

extensively. This is a top segment to own an Apple

computer. They go online to arrange travel; get

the latest news; check their investment portfolios;

trade stocks; and buy books, clothes, lowers, and

tickets to concerts and sports events. They use

credit cards, often charging more than $700 a

month. They also own shares in stocks, tax-exempt

funds, mutual funds, and money market funds.

They will occasionally use a inancial planner or

brokerage irm.

Urban Chic is one of Tapestry Segmentation’s top

segments for radio listening; these residents tune

in to classical music, all-talk, and public radio.

They are also avid readers of newspapers; books;

and general editorial, news and entertainment,

business, and home service magazines. They

seldom watch TV; however, their favorite channels

broadcast news programs and documentaries.

Metropolitans

Residents of Metropolitans communities prefer

to live in older city neighborhoods. Approximately

half of these households are singles who live alone

or with others; 40 percent are married-couple

families. One in four of the residents is aged 20–34

years; the median age is 37 years. Diversity is low;

most of the population is white.

Half of the residents who are employed work in

professional or managerial positions. More than

75 percent of the population aged 25 years and

older have attended college or completed a degree

program. Thirty percent have earned a bachelor’s

degree, and 23 percent hold a graduate degree. The

median household income is $53,486. Nearly half

of the households earn extra income from interest,

dividends, and rental properties.

Distributed throughout the country, residents of

Metropolitans neighborhoods live in an eclectic mix

of single-family homes and multiunit buildings.

Sixty percent of the housing units were built before

1960. These neighborhoods change slowly; since

2000, the annual household growth is 0.28 percent.

The home ownership rate is 59 percent.

Metropolitans residents are no diferent from

other owners of older homes who incur costs for

maintenance and remodeling. They will contract for

lawn maintenance and professional housecleaning

services. Many will own or lease a station wagon.

Planning for the future, residents own shares

in investment funds, contribute to IRA savings

accounts, and hold large life insurance policies.

These residents pursue an active, urbane lifestyle.

They travel frequently for business and pleasure.

They listen to jazz, classical, public, and alternative

music radio. They go to rock concerts, watch

foreign ilms on DVD, read women’s fashion

magazines, and play a musical instrument. They

also practice yoga and go kayaking, hiking/

backpacking, and water and snow skiing.

Active members of their communities,

Metropolitans residents join civic clubs, volunteer

for environmental causes, address public meetings,

and work for a political party or candidate. They

also belong to business clubs and contribute to

PBS. They prefer to own and use a laptop computer,

preferably an Apple. They go online daily to

download music and buy books, airline tickets, CDs,

and clothes. They also order merchandise by mail

or over the phone.



Metro Renters

Young, educated singles, residents of Metro Renters

neighborhoods are just beginning their professional

careers in some of the largest US cities such as

New York, Chicago, and Los Angeles. Residents

will sometimes share housing with a roommate to

help defray the cost of their high rent. Households

are either single person or shared. The median

age of 32.1 years is younger than the US median

of 37 years. Approximately 30 percent are in their

20s; 14 percent are in their early 30s. This younger

population is also more diverse than the US

population; 11.5 percent of the residents are Asian.

The median household income is $48,211.

Approximately 60 percent of employed residents

work in professional and management occupations,

most in the service industry sector. One of Tapestry

Segmentation’s most educated markets, more

than one in four Metro Renters residents aged 25

years or older holds a graduate degree; one in

three has earned a bachelor’s degree. More than 80

percent of these residents have attended college;

17 percent are still enrolled in undergraduate or

graduate school.

Metro Renters neighborhoods are found in the

largest metropolitan centers across the United

States, with the highest concentrations in

California, New York, and Illinois. Approximately 90

percent of the housing is apartments; 37 percent in

high-rise buildings.

Because they rent, “home and hearth” products are

low priority, although they will buy new furniture

from stores such as Crate & Barrel or Pier One

Imports. Most of them have renter’s insurance.

They buy clothes and other merchandise from

traditional stores or online from favorites such as

Banana Republic, Gap, Nordstrom, amazon.com,

and barnesandnoble.com. They take their clothes to

dry cleaners.

Active Metro Renters residents work out regularly

at clubs, play tennis and volleyball, practice yoga,

ski, and jog. They take advantage of their urban

milieu; they go dancing, visit museums, attend

classical or rock concerts, go to karaoke nights

and the movies, and eat out. Painting and drawing

are favorite hobbies. Residents enjoy traveling

domestically and overseas and drinking domestic

and imported beer and wine. They read two or

more daily newspapers; history books; and airline,

fashion, epicurean, travel, and business/inance

magazines. They listen to alternative, jazz, classical

music, all-news, and public radio. They seldom

watch TV; most households own only one set so

they can watch movies and news programs. They

rent foreign and classic ilms on DVD.

They go online frequently to look for jobs, make

travel arrangements, download music, research

real estate, watch videos, and shop. Many buy their

PCs online; they prefer laptops, although many also

own PDAs. Politically, these neighborhoods are

liberal.

Up and Coming Families

With an annual household growth rate of 4.56

percent, Up and Coming Families represents

Tapestry Segmentation’s second highest

household growth market. A mix of Generation

Xers and Baby Boomers with a median age of 32.6

years, this segment is the youngest of Tapestry

Segmentation’s aluent family markets. Residents

of these neighborhoods are young, aluent

families with younger children. Eighty percent of

the households are families. Most of the residents

are white; however, diversity is increasing as the

segment grows.

Beginning their careers, residents of Up and

Coming Families are earning above-average

incomes. The median household income is

$69,522, higher than the national median. Nearly

two-thirds of the residents aged 25 years and

older have attended college; more than one in ive

holds a bachelor’s degree. Ninety-one percent of

households earn income from wages and salaries.

Although half of the households have children, they

also have working parents.

In the suburban outskirts of midsized metropolitan

areas with populations higher than 250,000,

approximately half of Up and Coming Families

neighborhoods are concentrated in the South, the

other half in the West and Midwest. Most residents

live in new single-family housing; more than half

the housing units were built in the last 10 years.

Home ownership is at 80 percent.

Family and home dictate the products these

residents buy. Many are beginning or expanding

their families, so baby equipment, children’s


clothing, and toys are essential purchases. Because

many are irst-time homeowners, basic household

furniture and lawn fertilizer, weed control, and

insecticide products are important. Car loans and

mortgage payments are major household budget

items. They are most likely to own or lease an SUV

or a minivan. They eat out at family restaurants,

especially on the weekends, and buy fast food at

the drive-through or for takeout.

They play softball, take the kids to the zoo, and visit

theme parks (generally Sea World or Disney World)

where they make good use of their digital camera

or camcorder. They rent comedy, family, and action/

adventure DVDs. Cable station favorites include

Country Music Channel, ESPN news, The Learning

Channel, and the Disney Channel. They listen to

country, soft rock, and contemporary hit radio.

Aspiring Young Families

Most of the residents in these neighborhoods are

young, startup families, married couples with or

without children, and single parents. The average

family size of 3.1 people matches the US average.

Approximately two-thirds of the households are

families, 27 percent are single person, and 9

percent are shared. Annual population growth is

1.13 percent, higher than the US igure. The median

age is 31.1 years; nearly 20 percent of the residents

are in their 20s. Typical of younger populations,

Aspiring Young Families residents are more

ethnically diverse than the total US population.

The median household income is $46,275;

wages provide the primary source of income.

Approximately 60 percent of employed residents

work in professional, management, sales, or

oice/administrative support positions. Overall,

87 percent of residents aged 25 years and older

have graduated from high school, 58 percent have

attended college, and 24 percent hold a bachelor’s

or graduate degree.

In large, growing southern and western

metropolitan areas, the highest concentrations

of these neighborhoods are found in California,

Florida, and Texas. Twenty percent are located in

the Midwest. Tenure is nearly even; 51 percent of

the households rent; 47 percent own their homes.

Residents live in moderately priced apartments,

single-family houses, and startup townhouses.

Most of the housing was built after 1969. The

average gross rent is comparable to the US

average.

Focused on family and home, residents of Aspiring

Young Families communities spend most of their

discretionary income for baby and children’s

products, toys, home furnishings, cameras, and

video game systems. They go online to look for jobs,

play games, and buy personal preference items

such as music and computer equipment.

These residents would probably go to a theme park

while on vacation. They play video games, watch

TV, eat out, and go to the movies. They also play

basketball and go bowling and biking. They listen to

urban stations and professional basketball games

on the radio and watch sports, news, entertainment,

and courtroom shows on TV. They eat out at family

restaurants such as Chili’s or IHOP and go to Jack

in the Box or Sonic for fast food.

Milk and Cookies

Upscale living on a family allowance, Milk and

Cookies represents young, aluent married

couples who are starting their families or already

have young children. The median age of 34.1

years represents the presence of kids; nearly half

of the households include children. One in four

householders is between the ages of 45 and 54. The

population diversity is comparable to that of the

United States, and the proportions of the population

by race approximate the US distributions with

slightly above-average ratios of black and Hispanic

residents.

Ninety percent of Milk and Cookies households earn

income from wages. The median household income

is $57,170. Fifty-eight percent have attended

college; more than 20 percent hold bachelor’s or

graduate degrees.

Milk and Cookies residents prefer single-family

homes in suburban neighborhoods of cities,

largely in the South, particularly in Texas. Smaller

concentrations of households are located in the

West and Midwest. Housing units are generally

20–30 years old. Given the concentration of dual-

income families, 71 percent of households have

at least two vehicles. A family with two or more

workers, more than one child, and two or more

vehicles is the norm for these neighborhoods.

As Milk and Cookies residents settle into their

family-oriented lifestyle, they focus on family and

the future. They are properly insured, carrying life

and accidental death and dismemberment policies.

They use a credit union, have overdraft protection,



and usually have a new car loan. Although they

may still own a motorcycle or small car, they prefer

larger vehicles. When they move, they rent a U-Haul

and move their own belongings. Many households

own a dog. The presence of children in Milk and

Cookies households drives their large purchases of

baby and children’s products including baby food,

baby equipment, clothes, shoes, medicine, vitamins,

board games, bicycles, toys, video games, and

children’s DVDs. Most households own one of the

latest video game systems and a large-screen TV.

To save time in their busy lives, they frequently buy

prepared dinners from the grocery store and fast

food. They play video games, go bowling, and visit

theme parks such as Six Flags and Sea World. They

watch professional football and basketball games.

Favorite cable channels include Cartoon Network,

Discovery Channel, National Geographic Channel,

and BET. They also work on their lawns, tackle

interior painting projects, or do minor maintenance

on their vehicles.

Prosperous Empty Nesters

Approximately 6 in 10 householders in Prosperous

Empty Nesters neighborhoods are aged 55 years

or older. Forty percent of the households are

composed of married couples with no children

living at home. Residents are enjoying the move

from child-rearing to retirement. The median age is

47.6 years. Population in this segment is increasing

slowly, at 0.53 percent annually; however, the pace

will probably accelerate as the Baby Boomers

mature. Prosperous Empty Nesters residents are

not ethnically diverse; approximately 90 percent

are white.

Prosperous Empty Nesters invest prudently for

the future. The median household income is

$63,682. Although 71 percent of the households

earn income from wages and salaries, 59 percent

receive investment income, 30 percent collect

Social Security beneits, and 28 percent receive

retirement income. Thirty-nine percent of residents

aged 25 years and older hold bachelor’s or

graduate degrees; nearly 70 percent have attended

college. Many residents who are still working

have solid professional and management careers,

especially in the education and health care industry

sectors.

These residents live in established neighborhoods

located throughout the United States;

approximately one-third of these households are

found on the East Coast. These neighborhoods

experience little turnover from year to year.

Seventy-seven percent of the housing was built

before 1980. Most of the housing is single-family.

Prosperous Empty Nesters residents value their

health and inancial well-being. Their investments

include annuities, certiicates of deposit held longer

than six months, mutual funds, money market

funds, tax-exempt funds, and common stock. They

hold universal life insurance policies. Residents

exercise regularly and take a multitude of vitamins.

They reinish furniture and play golf. They also

attend golf tournaments and sports events,

particularly baseball games and college football

games. They order by phone from catalogs and use

coupons. Households are likely to own or lease a

luxury car.

Prosperous Empty Nesters residents take pride in

their homes and communities, so home remodeling,

improvements, and lawn care are priorities.

Residents will join a civic club or charitable

organization, help with fund-raising, write to a radio

station or newspaper editor, and volunteer. They

travel extensively in the United States and abroad.

They read biographies, mysteries, and history

books; two or more daily newspapers; and business

or itness magazines. They watch golf, news, and

talk programs on TV.

Young and Restless

Change is the constant for Young and Restless

households. This young, on-the-go population has a

median age of 28.9 years. Approximately two-thirds

of them are younger than 35. Fifty-eight percent

of these households are either single person

or shared. Neighborhoods are diverse. Fifty-six

percent of the residents are white; however, an

above-average representation of blacks, Hispanics,


and Asians also live in these neighborhoods.

The median household income is $39,765. Although

the median household income is below the US

median; only 23 percent of these residents have

children, giving them more disposable income than

segments with similar income levels. They are

educated; 36 percent aged 25 years or older hold

a bachelor’s or graduate degree; 69 percent have

attended college. These ethnically diverse folks

are very career-oriented. Most employed residents

have professional, sales, service, or oice/

administration support jobs.

These neighborhoods are in metropolitan areas

in the South, West, and Midwest; the highest

concentration is in Texas. Ranked ifth of the

Tapestry segments for renters, 85 percent rent

apartments in multiunit buildings. Most of the

housing was built in the 1970s and 1980s. They

don’t mind moving for better jobs; 85 percent have

moved in the last ive years.

These young, single professionals are pursuing

their careers and living a busy lifestyle. They are

technologically savvy and take advantage of the

convenience provided by many products and

services. They go online to communicate with

friends and family, shop, bank, and look for jobs.

They read magazines to stay current on the latest

lifestyle and entertainment trends and are just

as likely to read a music magazine as a business

publication. They go online for the latest news and

sports. Television viewing is average. Radio is a

good way to reach them; they listen to urban and

contemporary hit music.

Seeing movies at theaters and on DVD is a major

source of entertainment. They also enjoy going

to bars or nightclubs. Their busy schedule also

includes working out at the gym and playing

various sports. Domestic vehicles have a slight

edge in this market.

In Style

In Style residents live in the suburbs but prefer the

city lifestyle. Professional couples predominate.

Household distributions by type are similar to

those of the United States. Married-couple families

represent 54 percent of households. Households

without children (married couples without children,

single-person, shared, and other family types),

comprise more than two-thirds of all households.

This count is increasing. The population is slightly

older, with a median age of 40.5 years. There is

little diversity in these neighborhoods.

In Style residents are prosperous, with a median

household income of $65,387. Wages and

salaries provide income for 84 percent of the

households; 47 percent also receive some form

of investment income. In Style residents are

more educated compared to the US level: 42

percent of the population aged 25 years and older

hold a bachelor’s or graduate degree. Forty-six

percent of employed residents have professional

or management positions, with above average

concentrations in the inance, insurance, health

care, technical services, and education industry

sectors.

In Style residents live in aluent neighborhoods

of metropolitan areas across the country. More

suburban than urban, they embrace an urbane

lifestyle; 14 percent prefer townhouses to

traditional single-family homes chosen by 56

percent of the households. The 69 percent rate of

home ownership is just slightly above average.

More than three-quarters of the housing was built

in the last 30 years.

Computer savvy In Style residents go online

daily to research real estate information; do their

banking; track investments; trade stocks; book

travel; and buy computer hardware or software,

concert tickets, or tickets to sporting events. They

use a inancial planner and invest in stocks, bonds,

money market funds, money market bank accounts,

and securities. Looking toward the future, residents

hold life insurance policies and contribute to IRA

and 401(k) retirement accounts. To maintain their

homes, they hire professional household cleaning

services and contractors to remodel their kitchens.

Residents stay it by exercising, eating a healthy

diet to control their weight, buying low-fat foods,

and taking vitamins. They attend live musical

performances and gamble at casinos. They

take domestic vacations to hike, golf, and go

backpacking. They read magazines, listen to news-

talk radio, and watch professional sports events

and golf on TV.


Appendix 3

infrastructure projects

A31 Appendix 3: infrastructure projects

Appendix 1


Appendix 2


Appendix 3


Appendix 4



Infrastructure projects

Transportation Infrastructure Recommendations

Transportation Project #1 – Reconstruct Riverside Drive and Woerner Avenue

Riverside DriveRiverside Drive is a high priority catalytic project

due to its location along the Ohio River and the

anticipated development opportunities associated

with the riverfront area. The project would begin at

Missouri Avenue (extended) and proceed westerly

for approximately 1,650 feet to a point that is

approximately 750 feet west of the Woerner Avenue

intersection. The existing pavement varies in width

from 26 feet to 28 feet with essentially no parking

on either side of the street. It is the only arterial in

the study area and provides access to Jefersonville

to the east where it turns into Market Street. It also

provides access to Ashland Park, Falls of the Ohio

Interpretive Center, as well as connecting to local

streets in Clarksville. Riverside Drive would be

reconstructed in a way that would catalyze private

development opportunities along the riverfront.

The proposed improvements would include two

11 foot wide travel lanes with lat parking on the

south side of the street and curbs on both sides of

the street. The south side of the street will have

an 8 foot wide sidewalk adjacent to the curb line,

a 6 foot wide planting strip, and a 12 foot wide

cycle track. The north side of the street will have a

6 foot wide planting strip adjacent to the curb line

and an 8 foot wide sidewalk. Amenities include

period street lighting, benches, landscaping, bike

racks, decorative signage, and related incidentals,

including a traic signal at the intersection with

Woerner Avenue. Costs for the reconstruction

of the loodwall along the north side of Riverside

Drive, including removing and relocating sections

of the loodwall, increasing the width of existing

loodgates, and constructing new loodgates, are

included in this project. Costs for removing Market

Street from Riverside Drive to S. Indiana Avenue

are included in this project. A gateway structure

at Missouri Avenue is included in this project. The

project length is approximately 1,650 feet and

runs from the Jefersonville City limits west to

a point approximately 750 feet west of Woerner

Avenue. The total estimated construction cost for

this project is $10,247,010, the total estimated

soft costs are $3,444,163, and therefore the total

estimated project cost is $13,691,173.

Woerner AvenueWoerner Avenue is also a high priority catalytic

project due to its location in the southern portion of

the study area. Woerner Avenue is approximately

0.32 miles in length and approximately 36 feet in

width. The existing street has two travel lanes with

lat parking on the west side and head-in parking

on the east side. There is an existing sidewalk

along the west side of the street. Woerner Avenue

is functionally classiied as a collector and it would

serve as a gateway from the riverfront area into

the Town Center area, with the iconic Colgate clock

being framed along this corridor.


11 foot travel lanes with lat parking and curbs on

both sides of the street. The west side of the street

will have a 2 foot wide carriage walk adjacent to

the curb line, a 10 foot wide cycle track, a 6 foot

wide planting strip, and an 8 foot wide sidewalk.

The east side of the street will have a 2 foot wide

carriage walk adjacent to the curb line, a 6 foot

wide planting strip and an 8 foot wide sidewalk.

Amenities include period street lighting, benches,

landscaping, bike racks, decorative signage, and

related incidentals. Traic signals are included

at the intersections with Court Avenue and Clark

Boulevard. A gateway structures at the loodwall

is included in this project. The total estimated

construction cost for this project is $6,007,470,

the total estimated soft costs are $2,257,092,

and therefore the total estimated project cost is

$8,264,562.

Prepared by HWC Engineering, December 2, 2015

Appendix 3: infrastructure projects A33

Transportation Project #2 – Reconstruct Clark Blvd (L&I RR Overpass to Missouri Ave.)

Clark BoulevardThe segment of Clark Boulevard beginning at the

L&I Railroad Overpass and running east to Missouri

Avenue would be a medium priority catalytic

project and likely would follow the completion

of Riverside Drive and Woerner Avenue. Clark

Boulevard provides access to Jefersonville to the

east where it turns into 6th Street. The length

of this segment is approximately 2,350 feet. The

existing street is approximately 32 feet wide and

has two travel lanes with lat parking on the north

side of the street. There is also a sidewalk located

on the north side of the street.

The proposed improvements would include two 11

foot wide travel lanes with lat parking and curbs

on both sides of the street. The south side of the

street will have a 2 foot wide carriage walk adjacent

to the curb line, a 6 foot wide planting strip and an

8 foot wide sidewalk. The north side of the street

will have a 2 foot wide carriage walk adjacent to

the curb line, a 10 foot wide cycle track, a 6 foot

wide planting strip, and an 8 foot wide sidewalk.

Amenities include period street lighting, benches,

landscaping, bike racks, decorative signage, and

related incidentals. Gateway improvements near

Missouri Avenue and the L&I Railroad Overpass

are included. The total estimated construction cost

for this project is $7,250,808, the total estimated

soft costs are $2,605,226, and therefore the total

estimated project cost is $9,856,034.

Transportation Project #3 – Develop a Wayfinding Signage Program

Connecting to Regional Vehicular Transportation NetworkThe study area has its primary access to the

regional vehicular transportation network via

Interstate 65. I-65 is located on the immediate east

boundary of the study area and provides immediate

access to the south with downtown Louisville. I-65

connects to I-265 approximately 5 miles north of

the study area. To the west, I-265 provides access

to New Albany and to Louisville via I-64 East and

Sherman Minton Bridge, as well as to Evansville

and St. Louis via I-64 West. To the east, I-265

provides access to River Ridge and Port of Indiana

and is currently being extended into Kentucky via

the new east end river bridge project, which will

connect I-265 East to I-64.

It is important that signage along northbound and

southbound I-65 adjacent to the study area has

appropriate guidance to easily direct the traveling

public into the study area. Coordination with

INDOT will be required to insure this happens. This

may require changes to signs that are currently

being installed as part of the ongoing river

bridges projects. Wayinding signage immediately

adjacent to exit ramps from I-65 will be needed to

appropriately guide the traveling public into the

study area. Once in the study area, wayinding

signage should continue to be used to guide the

traveling public to key destinations within the study

area.

Connecting to North ClarksvilleCurrently the northern portion of the study area has

a rather obscure access pattern in order to connect

to Browns Station Way (Old SR 62) as well as

parts of Clarksville located north of the study area.

Starting at the intersection of Clark Boulevard and

Stansifer Avenue, in order to move north out of

the study area, one option is to travel northwest

along Clark Boulevard until it dead ends at Harrison

Avenue, then turn east onto Harrison Avenue,

travel approximately 200 feet, then turn north

onto Randolph Avenue. Randolph Avenue then

provides access to Browns Station Way, as well as

providing access ultimately to Eastern Boulevard

via Brooks Avenue. Another option beginning at

the intersection with Clark Boulevard and Stansifer

Avenue is to travel east along Stansifer Avenue

one block to South Elm Street, then turn north onto

South Elm Street, thence north along South Elm

Street to Harrison Avenue, then west on Harrison

Avenue one block to Randolph Avenue, then north

along Randolph Avenue.

Currently there is no signage enabling visitors to

the study area to follow either of these options.

Wayinding signage that would show the connection

to parts of Clarksville located north of the study

area is recommended.



Transportation Project #4 – Reconstruct L&I RR Overpass over Clark Boulevard

L&I Railroad OverpassThe existing L&I Railroad Overpass on Clark

Boulevard will need to be replaced in order

to provide appropriate horizontal and vertical

clearances for the reconstructed Clark Boulevard.

The total estimated cost for this project is

$9,170,000.

Transportation Project #5 – Reconstruct Stansifer Avenue

Stansifer AvenueStansifer Avenue serves as a gateway from

Jefersonville’s 14th Street as well as I-65 into the

north portion of the study area while also providing

access to residential areas west of Clark Boulevard.

The portion of Stansifer Avenue within the study

area is approximately 0.6 mile in length and runs

from Clark Boulevard on the west to Akers Avenue

on the east. The existing width of the street

varies signiicantly throughout its length from

approximately 48 feet to over 80 feet. Portions of

the street have a center median and other areas

do not have a median. Some areas have head-in

parking and other areas have lat parking. There

are existing sidewalks on both sides of the street.

Stansifer Avenue is functionally classiied as a

collector.


11 foot wide travel lanes with lat parking and

curbs on both sides of the street. The south side

of the street would have a 7 foot wide planting

strip, an 8 foot wide sidewalk, and a 12 foot wide

cycle track. The north side of the street would

have a 7 foot wide planting strip and an 8 foot wide

sidewalk. Amenities include period street lighting,

benches, landscaping, bike racks, decorative

signage, and related incidentals including gateway

improvements near Marriott Drive. It would

also include improvements to the intersections

with Clark Boulevard and Marriott Drive. The

project length is approximately 1,650 feet. The

total estimated construction cost for this project

is $8,229,990, the total estimated soft costs are

$2,879,397, and therefore the total estimated

project cost is $11,109,387.


Transportation Project #6 – Reconstruct Clark Blvd (Stansifer Ave to L&I RR Overpass)

Clark BoulevardThe segment of Clark Boulevard serving the north

portion of the study area runs from the intersection

with Stansifer Avenue southeasterly to the L&I

Railroad overpass. Clark Boulevard is functionally

classiied as a collector. The existing street has

two travel lanes and is approximately 28 feet wide.

Adjacent to the Cane Run Creek Detention Area,

slope erosion is causing problems along the west

side of the street which must be addressed. The

intersection with Montgomery Avenue is currently

a four-way stop and is located adjacent to Colgate

Park and the Aquatic Center. The short segment

of Clark Boulevard between Beckett Street and

Winbourne Avenue is much wider than the rest of

the street and has 90 degree parking on the west

side of the street.


11 foot wide travel lanes with new curbs on both

sides of the street. The west side of the street

would have a 2 foot wide carriage walk, and a 6

foot wide sidewalk. The east side of the street

would have a 2 foot wide carriage walk and a 12

foot wide multi-use trail. A roundabout at the

intersection with Montgomery Avenue is included

in the project. Slope protection adjacent to the

Cane Run Detention area is included in the project.

The project length is approximately 3,450 feet. The

total estimated construction cost for this project

is $6,462,300, the total estimated soft costs are

$2,109,444, and therefore the total estimated


Transportation Project #7 – Reconstruct Marriott Drive

Marriott DriveMarriott Drive is fully contained within the northern

portion of the study area and is approximately

0.45 miles in length. The existing street has two

travel lanes and is approximately 24 feet wide.

Although Marriott Drive is functionally classiied as

a local street, in actuality it serves as a collector,

and could be reclassiied. Marriott Drive carries a

signiicant volume of traic as it serves the Clarion

Hotel & Conference Center, Atlantis Water Park,

Derby Dinner Playhouse, Tom Stinnett Derby City

RV, and the KOA Kampground. The intersection

with Stansifer Avenue is very problematic during

periods of high traic.


11 foot wide travel lanes with new curbs on both

sides of the street. The west side of the street

would have a 6 foot wide planting strip and a 12

foot wide multi-use trail. The east side of the

street would have a 6 foot wide planting strip.

Improvements to the intersection with Stansifer

Avenue are included in the costs for Stansifer

Avenue. The project length is approximately 2,400

feet. The total estimated construction cost for this

project is $3,664,860, the total estimated soft costs

are $1,141,161, and therefore the total estimated


Transportation Project #8 – Reconstruct Montgomery Avenue (Clark Blvd to Marriott Dr)

Montgomery AvenueMontgomery Avenue provides access to

Jefersonville to the east where it turns into

9th Street and to the west it connects to Clark

Boulevard. The portion of Montgomery Avenue

within the study area is approximately 0.5 miles in

length. The street has two travel lanes and varies

in width but is approximately 36 feet wide. The

intersection with Clark Boulevard is a four-way

stop and is located adjacent to Colgate Park and

the Aquatic Center. The L&I Railroad overpass

located just east of the intersection with Marriott

Drive needs to be replaced with a structure that

has adequate vertical and horizontal clearances.

The portion of Montgomery Avenue east of the L&I

Railroad overpass is very industrial in nature, with

the old Colgate Plant to the south and the Colgate’s

old wastewater treatment plant to the north.

The proposed improvements would be constructed

from Clark Boulevard to Marriott Drive and would

include two 11 foot wide travel lanes with lat

parking and curbs on both sides of the street. Both

sides of the street will have a 10 foot wide planting

strip adjacent to the curb line and a 5 foot wide

sidewalk. The project length is approximately 1,000

feet. The total estimated construction cost for this


are $831,266, and therefore the total estimated




Transportation Project #9 – Reconstruct L&I RR Overpass over Montgomery Avenue

L&I Railroad Overpass at Montgomery AvenueThe existing L&I Railroad Overpass on Montgomery

Avenue will need to be replaced in order to provide

appropriate horizontal and vertical clearances. The

total estimated cost for this project is $10,500,000.

Utility Project #1 – Reconstruct Stormwater Infrastructure in Town Center Area

Woerner AvenueThe Woerner gravity storm sewer and adjoining

pump station are currently adequately sized

to serve the current area collected into the

town’s storm sewer infrastructure draining to

the south end of Woerner Avenue. With the new

I-65 project additional low is being routed to the

Woerner Avenue system. When evaluating future

development needs, increased gravity trunk line

sizes and improving transportation routes to

include storm infrastructure will be necessary.

Proposed development will result in signiicant

increases in runof for the watershed area draining

to Woerner Avenue; therefore, a regional detention

system is recommended to provide a mechanism

to reduce rates of runof after development. The

regional facility will connect to the exiting Woerner

infrastructure and pump station, but will collect

from nearly all phases of development within

the lood protection wall and levee. Proposed

improvements allow the existing pump station

and the outfall through the lood control network

to be unafected through the development, while

improving the collection and storm event return

period that is being provided for through the new

storm sewer network and drainage systems. The

proposed conveyance system includes nearly 6,000

feet of storm sewers and the regional detention

facility is roughly 14 Ac-Ft and is included in the

estimated construction cost of $2,840,000, total soft

costs of $852,000, and overall total project cost of

$3,693,000.

Utility Project #2 – Reconstruct Wastewater Collection Infrastructure along Riverfront

Riverside Drive - Riverfront Area outside FloodwallThe area between the Ohio River Floodwall and

the Ohio River is currently served by Pump Station

#01 along Riverside Dr. The current duplex pump

station pumps are rated at 40 GPM each. The long

term projected development sanitary lows from

outside the loodwall along Riverside Drive are

estimated at 93,000 gpd. This translates to a new

required pump capacity of 250 GPM.

The proposed improvements would a upgraded

pump station, gravity sewer extensions and a new

force main back across the levee/Floodwall to the

south development area. The total estimated

construction cost for this project is $700,000,

the total estimated soft costs are $210,000,

and therefore the total estimated project cost is

$910,000.

As this area develops, it will begin to overload the

existing Pump Station #14 requiring improvements

noted below. Therefore sequencing of the needed

sanitary work will be required based on the

development progression.

Utility Infrastructure Recommendations


Utility Project #3 – Reconstruct Wastewater Collection Infrastructure in Town Center Area

Woerner Avenue - Initial Area inside Floodwall east of WoernerThe area between Woerner and Missouri north

of the loodwall and south of the existing Water

Tower Square, is currently unsewered. The

redevelopment planning anticipated this being

a key component of the project success. A new

sanitary sewer extension is required to serve this

area. The long term projected sanitary lows from

this area south of WTS is approximately 70,000 gpd.

This translates to an average low of 40 GPM for

sewer sizing.

The proposed improvements would include

approximately 750 feet of gravity sewer extension

into the area. The total estimated construction

cost for this project is $250,000, the total estimated

soft costs are $75,000, and therefore the total

estimated project cost is $325,000.

Much like the area outside the loodwall, as this

area develops, it will begin to overload the existing

Pump Station #14 requiring improvements noted

below. Therefore sequencing of the needed

sanitary work will be required based on the

development progression.

Woerner Avenue - Redevelopment Areas along Woerner Ave to Clark Boulevard This area includes those areas along Woerner Ave.

and to its west between the loodwall and Clark

Boulevard. This entire area currently discharges to

Pump Station #14 (Smyser) which was upgraded in

the last year to include an 8-foot wet well and 266

GPM pumps. The current lows from Water Tower

Square will be assumed to continue to discharge to

the Jefersonville system. The portion of the lows

from the old Colgate facility will continue to connect

to the sewer in Clark Boulevard and the northern

area would be routed to the north to Montgomery

Ave sewers. The long term projected average

sanitary lows from development area, including

those noted above, is 370,550 gpd which translates

to a required pump capacity of 1,000 GPM at Pump

Station #14.

The proposed improvements would include

a new, upgraded pump station and new force

main virtually all the way to the WWTP unless

upgrades are made to the Pump Station #00 (Old

Plant) and the gravity sewers that would receive

that discharge from Pump Station #00. The

improvements also include a new 15” interceptor

from Pump Station #14 over to Woerner and nearly

1,400 feet of 12” sewer north to nearly of Clark

Blvd where the exiting sewer will be connected.

Pavement is not included as it is assumed to occur

with the transportation reconstruction projects.

The total estimated construction cost for this


are $897,000, and therefore the total estimated


The construction of the new pump station upgrades

and the initial sewers will be required as this

area or other areas develop, however some of the

sewer extensions could wait and be phased in as

development occurs.



Utility Project #4 – Reconstruct Cane Run Creek Pump Station Infrastructure

As was described previously, the Cane Run Pump

Station has been extensively studied and has even

had preliminary plans created for a proposed new

lift station. To be clear, the Cane Run watershed

drains to the Ohio River through an 84” RCP

storm sewer that has a backlow preventer to

avoid backwater, during high water events on

the Ohio River, from looding the system, which

is the downstream end of Cane Run watershed.

During these high water events, the lood control

pumps are set to switch on at a level just below

the inished loor elevation of upstream property.

Although the original intent of this station was to

project property, the lood control pumps do not

adequately service the community any longer and

allow signiicant looding in the northern end of the

study area.

Several alternatives where previously evaluated,

multiple times recommending the construction of a

new pump station with 3 new pumps and discharge

pipes with a capacity of 90,000-191,000 gpm range.

Ultimately a station with 90,000 gpm capacity

was recommended with a probable construction

cost range of $5.2 million to $6.25 million. The

diference in these construction costs corresponds

to various depths of the station and the pumps

operational point which changes the level of

ponding. The selected station was based on a

90,000 gpm station that is 3’ lower than the existing

operating level, and maintains peak looding for the

5-10 year storm event. For this study and given

that the estimate was developed 2 ½ years ago, a

proposed construction cost estimate of $5,500,000

is included, with $1,650,000 in soft costs, which

corresponds to a total project cost of $7,150,000.

Utility Project #5 – Other Utilities Infrastructure Allowance

Other UtilitiesOther utility extensions will be required for water,

gas, electric, telecommunications, etc. Depending

on the new loads generated, some of the extension

capital costs may be ofset by future projected

utility revenues. Such ofsets may not be known

for years. It is suggested that an allowance for

other utility capital costs be established for the

development. An allowance of $1,000,000 to

$2,000,000 should be considered.


Summary MATRIX

Project Description Study Area Location Estimated Project Cost (millions)

Transportation Project #1(a)Riverside Drive Improvements (Jefersonville City Limits to Ashland

Park)Riverfront $8.44

Transportation Project #1(b) Floodwall Relocation/Reconstruction (Market Street Area) Riverfront $5.25

Transportation Project #1(c) Woerner Avenue Improvements Town Center $8.26

Transportation Project # 2Clark Boulevard Improvements (Missouri Ave. to L&I Railroad

Overpass)Town Center* $9.85

Transportation Project # 3 Wayinding Signage Program Full Study Area Contingent on extent of program

Transportation Project # 4 Reconstruct L&I Railroad Overpass (Clark Boulevard) North Study Area $9.17

Transportation Project #5 Reconstruct Stansifer Avenue North Study Area $11.1

Transportation Project #6Reconstruct Clark Boulevard (Stansifer Avenue to L&I RR

Overpass)North Study Area $8.5

Transportation Project #6 Reconstruct Marriot Drive North Study Area $4.8

Transportation Project #8Reconstruct Montgomery Avenue (Clark Boulevard to Marriott

Drive)North Study Area $3.4

Transportation Project #9 Reconstruct L&! Railroad Overpass (Montgomery Avenue) North Study Area $10.5

Project Description Study Area Location Estimated Project Cost (millions)

Utility Project #1 Reconstruct Stormwater Infrastructure Town Center $3.69

Utility Project #2 Reconstruct Wastewater Collection Infrastructure Riverfront $0.91

Utility Project #3 Reconstruct Wastewater Collection Infrastructure Town Center $0.32

Utility Project #4 Reconstruct Can Run Creek Pump Station Infrastructure North Study Area $7.15

Utility Project #5 Other Utilities Infrastructure Allowance Full Study Area $1.0 - $2.0

Appendix 4


A41 Appendix 4: Development Feasibility Matrix

Appendix 1


Appendix 2


Appendix 3


Appendix 4




Development Product Units Square FeetEstimated Development

CostConstruction Cost Land Acquisition Cost

The Town

Center

Town Center Apartments 310 - $43,150,000 $37,080,000 $6,070,000

Town Center Retail - 232,300 $57,150,000 $53,660,000 $3,490,000

Structured Parking 1010 - $17,590,000 $15,260,000 $2,330,000

TOTAL $117,890,000 $106,000,000 $11,890,000

Waterfront

Living

Waterfront Apartments 246 - $36,450,000 $33,950,000 $2,500,000

TOTAL $36,450,000 $33,950,000 $2,500,000

Long-Term

Residential

Town Center Apartments 232 - $29,460,000 $27,750,000 $1,710,000

Town Center Retail - 13,500 $3,060,000 $2,970,000 $90,000

TOTAL $32,520,000 $30,720,000 $1,800,000

Hotel &

Dining

Waterfront Retail - 21,500 $4,670,000 $4,260,000 $410,000

Hotel - Full Service 156 75,000 $14,090,000 $13,800,000 $290,000

Structured Parking 206 - $4,350,000 $3,710,000 $640,000

TOTAL $23,110,000 $21,770,000 $1,340,000

Waterfront

Dining

Waterfront Retail - 15,500 $3,280,000 $3,070,000 $210,000

TOTAL $3,280,000 $3,070,000 $210,000

North of Floodwall $186,860,000 $170,670,000 $16,190,000

South of Floodwall $26,390,000 $24,840,000 $1,550,000

FULL DEVELOPMENT PLAN $213,250,000 $195,510,000 $17,740,000

A43 Appendix 4: Development Feasibility Matrix

Estimated

Development Value

Value/Cost

Ratio

Development Surplus/

(Deficit)

Potential TIF Revenue

(NPV over 23 Years)

Average Annual TIF

Revenue

Jobs

Created

Overall Surplus/(Deficit) with TIF

revenues

$35,340,000 82% ($7,810,000) $8,440,000 $974,000 - $630,000

$75,070,000 131% $17,920,000 $16,040,000 $1,661,000 465 $33,960,000

- - ($17,590,000) - - - -

$110,410,000 94% ($7,480,000) $24,480,000 $2,635,000 465 $17,000,000

$31,550,000 87% ($4,900,000) $11,070,000 $953,000 - $6,170,000

$31,550,000 87% ($4,900,000) $11,070,000 $953,000 - $6,170,000

$26,450,000 90% ($3,010,000) $3,900,000 $841,000 - $890,000

$4,360,000 142% $1,300,000 $1,040,000 $110,000 27 $2,340,000

$30,810,000 95% ($1,710,000) $4,940,000 $951,000 27 $3,230,000

$4,460,000 96% ($210,000) $1,410,000 $135,000 43 $1,200,000

$12,360,000 88% ($1,730,000) $4,580,000 $432,000 75 $2,850,000

- - ($4,350,000) - - - -

$16,820,000 73% ($6,290,000) $5,990,000 $567,000 118 ($300,000)

$3,210,000 98% ($70,000) $860,000 $97,000 31 $790,000

$3,210,000 98% ($70,000) $860,000 $97,000 31 $790,000

$172,770,000 92% ($14,090,000) $40,490,000 $4,539,000 492 $26,400,000

$20,030,000 76% ($6,360,000) $6,850,000 $664,000 149 $490,000

$192,800,000 90% ($20,450,000) $47,340,000 $5,203,000 641 $26,890,000

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