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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
SOUTH CLARKSVILLE REDEVELOPMENT PLANA6
Environmental conditions report
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
Appendix 1: Environmental Conditions A7
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
SOUTH CLARKSVILLE REDEVELOPMENT PLANA8
Environmental conditions report
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.
Appendix 1: Environmental Conditions A9
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
SOUTH CLARKSVILLE REDEVELOPMENT PLANA10
Environmental conditions report
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.
Appendix 1: Environmental Conditions A11
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
Environmental conditions report
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
SOUTH CLARKSVILLE REDEVELOPMENT PLANA14
Environmental conditions report
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.
Appendix 1: Environmental Conditions A15
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
SOUTH CLARKSVILLE REDEVELOPMENT PLANA16
Environmental conditions report
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
Appendix 1: Environmental Conditions A17
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
SOUTH CLARKSVILLE REDEVELOPMENT PLANA18
Environmental conditions report
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.
Appendix 1: Environmental Conditions A19
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.
SOUTH CLARKSVILLE REDEVELOPMENT PLANA20
Environmental conditions report
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
Appendix 1: Environmental Conditions A21
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
Tapestry Group Definitions
A23 Appendix 2: Tapestry Group Definitions
Appendix 1
Environmental Conditions
Appendix 2
Tapestry Group Definitions
Appendix 3
Infrastructure Projects
Appendix 4
Development Feasibility Matrix
SOUTH CLARKSVILLE REDEVELOPMENT PLANA24
Tapestry Group Definitions
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
A25 Appendix 2: Tapestry Group Definitions
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.
SOUTH CLARKSVILLE REDEVELOPMENT PLANA26
Tapestry Group Definitions
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
A27 Appendix 2: Tapestry Group Definitions
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,
SOUTH CLARKSVILLE REDEVELOPMENT PLANA28
Tapestry Group Definitions
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,
A29 Appendix 2: Tapestry Group Definitions
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.
SOUTH CLARKSVILLE REDEVELOPMENT PLANA30
Appendix 3
infrastructure projects
A31 Appendix 3: infrastructure projects
Appendix 1
Environmental Conditions
Appendix 2
Tapestry Group Definitions
Appendix 3
Infrastructure Projects
Appendix 4
Development Feasibility Matrix
SOUTH CLARKSVILLE REDEVELOPMENT PLANA32
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.
The proposed improvements would include two
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.
SOUTH CLARKSVILLE REDEVELOPMENT PLANA34
Infrastructure projects
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.
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 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.
Appendix 3: infrastructure projects A35
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.
The proposed improvements would include two
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
project cost is $8,571,744.
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.
The proposed improvements would include two
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
project cost is $4,806,021.
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
project is $2,575,950, the total estimated soft costs
are $831,266, and therefore the total estimated
project cost is $3,407,216.
SOUTH CLARKSVILLE REDEVELOPMENT PLANA36
Infrastructure projects
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
Appendix 3: infrastructure projects A37
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
project is $2,990,000, the total estimated soft costs
are $897,000, and therefore the total estimated
project cost is $3,887,000.
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.
SOUTH CLARKSVILLE REDEVELOPMENT PLANA38
Infrastructure projects
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.
Appendix 3: infrastructure projects A39
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
Development Feasibility Matrix
A41 Appendix 4: Development Feasibility Matrix
Appendix 1
Environmental Conditions
Appendix 2
Tapestry Group Definitions
Appendix 3
Infrastructure Projects
Appendix 4
Development Feasibility Matrix
SOUTH CLARKSVILLE REDEVELOPMENT PLANA42
Development Feasibility Matrix
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