Even the simplest impoundment closures come with design challenges. It is a challenge to navigate project constraints, whether technical, regulatory, or financial, to design and implement an effective closure strategy. Cost often helps to determine the “balance” between project constraints when the future end use of a closed CCR surface impoundment or the property it occupies is undefined. When a post-closure end use is defined, finding balance among project constraints to best serve that future use provides rewarding challenges.
SCS Engineers has navigated this balancing act on impoundment closure projects during generating facility decommissioning. Through a presentation of case studies, you can learn how this team has approached ash pond closure planning and execution where the future use of the impoundment site ranged from undefined to the home of a new solar photovoltaic installation. Examples also include potential future industrial use or property sale.
Case studies will highlight how geotechnical, hydrological, regulatory, or simple physical constraints have influenced the design and implementation of CCR surface impoundment closures.
EUEC 2019 in San Diego, February 25-27, 2019. Conference details here.
by Ali Khatami, Ph.D., P.E., SCS Engineers
In south Florida, rising prices of vacant land and unavailability of large parcels of virgin land for development have forced land developers to look into developing old and newly filled lakes. The land price for these lakes is significantly lower than the virgin land and deals are arranged to incorporate the cost of improving the lakefill land into a developable land in the purchase price. Aside from environmental issues that are handled by environmental engineers in relation to obtaining development permits, the ground itself must be improved to sustain the stability needed to bear the proposed development load. Deep Dynamic Compaction (DDC) is proven to be the most economical option for low rise and lightweight developments, such as commercial or industrial warehouses.
The model developed for the Federal Highway Administration (FHWA) report entitled “Dynamic Compaction, Geotechnical Engineering Circular No. 1”, by Robert G. Lukas, dated March 1995, is the primary basis of most DDC programs. Experience of the engineer with the type of the material below the surface is important because the type of material plays an important role in selecting the DDC design parameters used in the model. The design methodology considers four categories of materials in pervious grained soil, semi-pervious soil, partially saturated impermeable deposits, and landfills. The fourth category, landfills, covers waste materials in old landfills but also the material used to fill lakes to create land for new development at a later date.
The material going into a lake may vary depending on the age of the fill placed in the lake. Older lakes filled with debris may include materials that today would never be allowed; while newer lakes are in accordance with state or local regulatory agency environmental permits, which follow a monitoring protocol during filling. The debris in newer lakes may consist of concrete debris, soils, tiles, and any other types of materials classified as clean debris in accordance with the material definitions in the rules.
There are three primary parties involved in this type of brownfields work including the developer, the banker, and the future buyer. Each party has a learning curve to understand and protect their interests.
Developers are cautious because they, very rightfully, have reservations regarding the effectiveness of DDC on the planned investment. Engineers will need several one-on-one and one-on-group teaching sessions with the developer’s primary engineer in charge of the project, and gradually meeting with the engineer’s boss, project director, and eventually the executives of the developing firm. Past successful experience with similar projects play a very important role in justifying the DDC methodology; engineers need to have accurate data and unit costs in tabulated form as part of their arsenal for convincing those in the learning curve.
The process becomes even more complicated when the engineer has designed the DDC program, prepared plans and specification for implementation of the program and the project goes to bid by DDC contractors. To win the work, it is typical for each DDC contractor in the bidding process to return to the client with their version of a DDC program and sometimes less expensive one to put themselves ahead of others. The alternative plans will propose using different equipment, usually the specific equipment that the bidding party already owns, or modeled under a different set of design parameters than the ones prepared by the engineer. Expect communications to become intense, and even with a now more educated developer, they will question every detail of the original planned design. It can be a frustrating and confusing period for all parties.
The engineer must plan to routinely justify his/her design based on design methodologies in literature, justify the design parameters used in the development of the DDC program, and rely heavily on the past performed projects going back a couple of decades. The engineer should even be prepared to obtain permission from past project owners to show the integrity of the building slabs after being in service for many years.
The DDC designer may also need to obtain design parameters from the DDC contractor who has come up with an alternative design to analyze their design and determine any shortcomings in it. If found, further discussions ensue to reexamine the design at hand as the most reliable and the most effective for the developer. Innovation is wonderful, but an expert engineer will not risk the developer’s investment and reputation using unproven technologies; proven technologies are already part of a reputable engineer’s DDC design.
The best way for inexperienced developers to go through the design and implementation phases of such projects is to find an experienced firm with a significant number of similar projects in its experience and trust the outcome of the work by that design firm. Otherwise, the developer will have a very difficult time sorting out the complexities and questions that alternative designs bring forward. The claims of less expensive scenarios without long-term performance justification as to how the foundation will behave over the long term are too risky. The combination of dealing with a new concept for which the developer has no experience and justifying the financial aspects of a properly designed DDC program can make a project even more difficult for an inexperienced developer.
A developer’s project manager should plan to spend significant time with the DDC designer to become familiar with the DDC concept, construction nuances, and the financial aspects of the project. The project manager will need to visit past projects performed by the designer’s firm to confirm claims by the design engineer. Only at that point, the developer’s project manager should proceed with convincing his/her superiors of the validity of the DDC program while asking for assistance from the DDC designer.
Additional resources are available on these pages: Brownfields and Voluntary Remediation and Environmental Due Diligence and All Appropriate Inquiries.
As the real estate market improves, interest in these brownfields properties is too.
Redeveloping landfill sites can be challenging but has been successfully done in the past. Start your project by engaging the relevant agencies to negotiate the path forward for development. Specific conditions of approval should be negotiated based on prudent engineering practice and real, rather than perceived, public health and safety hazards. With the proper diligence and planning, redeveloped landfill properties can become a valuable community asset.
Read the article and case studies from around the country here.
It is challenging to restore properties with a past, but you can do it on time and on budget if you plan ahead to address contaminated historic fill. Follow these tips and use the brownfield redevelopment checklist to keep your next redevelopment on track.
Consider how contaminated historic fill impacts the following:
Site feature locations – You can reduce or even eliminate landfill disposal costs by carefully selecting locations for your building, underground parking, parking lot, utility, and green space.
Storm water infiltration – Do you know that storm water infiltration devices must be located in areas free of contaminated historic fill? Infiltration devices cannot be located where contaminants of concern (as defined in s. NR 720.03(2)) are present in the soil through which the infiltration will occur.
Subslab vapor mitigation system – Already know you have contaminated historic fill on site? Consider adding a subslab vapor mitigation system to the design of your new building. It is usually much cheaper to install this system in a new building than to retrofit one into an existing building. It can also mitigate radon gas.
Planning & Design
Determine if contamination requires the following plans to manage the construction phase:
Material management plan – It establishes how you will separate excavated contaminated material from material that is not contaminated. It also outlines how you will handle contaminated material, either by disposing of it off site in a landfill or reusing it on site in an approved area such as a paved parking lot. This plan also covers screening, sampling, and testing contaminated materials, if required.
Dewatering plan – If the development requires excavation through contaminated historic fill to depths below groundwater, you will need a dewatering plan to properly manage discharge of the water. You may be able to discharge the water to the storm sewer or the sanitary sewer depending on the type and concentration of contaminants. You must determine local and state permit requirements before implementing your dewatering plan.
Demolition plan – The demolition plan for removing existing structures during redevelopment should include handling, removal, and disposal of potential contaminants such as lead and asbestos. The demolition plan should also address recycling and reuse of existing on site materials like concrete. You may be able to save money by crushing and reusing concrete on site as fill material, or by hauling and crushing it off site to reuse it as fill at another property. This approach can save you considerable money compared to landfill disposal.
Ready to start saving time and money addressing contaminated historic fill at your next redevelopment? Contact Ray Tierney for help evaluating your options in the Upper Midwest, or using the SCS Brownfield Redevelopment Checklist .
Live in another part of the country? SCS Engineers offers brownfields, remediation, due diligence, and all appropriate inquires services nationwide. Contact us today at email@example.com.
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