3815_PGSF WMVD Pkg 2_Vol 4-2_03.03.2026_BXWA_Certified

ASPECT CONSULTING PROJECT NO. AS190583A-08  MAY 21, 2025 FINAL 57 5 Preliminary Cleanup Levels (PCLs) This section describes development of the numerical screening levels, also known as preliminary cleanup levels (PCLs), developed in accordance with MTCA, which are used for comparison with Upland Area soil, groundwater, and air data. The following subsections describe the Upland Area land-use assumptions, the means by which human or ecological receptors may be exposed to soil or groundwater contamination (exposure pathways), and the resulting derivation of numerical PCLs and points of compliance for use in the RI. 5.1 Current and Future Land and Water Uses 5.1.1 Land Use Except as described in Section 5.1.1.2 for the Warehouse Subarea, the current and future land use of the Upland Area meets MTCA criteria for an industrial property (WAC 173- 340-200 and -745(1)). The Upland Area is located within a long-term industrial area, and it has historically been zoned Industrial, M-2 Heavy Manufacturing. In January 2013, after the City completed its Central Waterfront Planning which included coordination with K-C, the City reaffirmed the Upland Area’s industrial zoning, but with modifications as discussed below. At that time, the City adopted a new land-use plan, the Central Waterfront Redevelopment Plan (CWRP), as a Subarea Plan of the Everett Comprehensive Plan. The CWRP imposes a modified M-2 zoning on the Central Waterfront Planning Area, which includes the Upland Area property. The approved alternative allows for water-dependent uses within the shoreline jurisdiction (i.e., minimum of 200 feet from the Ordinary High Water Mark), and, outside of the shoreline jurisdiction, a mix of water-dependent and non-water-dependent uses, both industrial and nonindustrial. As described in Section 2.1, the City owns the northernmost approximately 9 acres of the Upland Area (Utility Property) for stormwater management purposes. The future land use of the City Utility Property is described Section 5.1.1.1. The Port owns the remaining approximately 46 acres that it has designated for maritime industrial use (Maritime Industrial Expansion – Norton Terminal) under its Marine Terminal Master Plan except for the existing Warehouse, which may be repurposed for commercial use, as discussed in Section 5.1.1.2. The future land use of the Upland Area is depicted on Figure 5-1. Consistent with these planned uses, the Upland Area excluding the Warehouse Subarea meets the MTCA requirements for an industrial property designation in MTCA (WAC 173-340-745(1)(a)(i)): (A) People do not live on the Upland Area property. The property is currently unoccupied, and the primary future exposure will be to adults engaged in industrial work activities on the property. (B) Access to the Upland Area property by the general public is not allowed currently, and it will be limited in the redeveloped condition. The City has preliminary plans to