Prepared By: VERTEX Environmental Services, Inc. 400 Libbey Parkway Weymouth, MA May 18, Prepared For:

Transcription

1 Phase I Environmental Site Assessment 7 th Street Station 1100 Southwest 7 th Street Corvallis, Oregon VERTEX Project No VERTEX Prepared By: VERTEX Environmental Services, Inc. 400 Libbey Parkway Weymouth, MA May 18, 2011 Prepared For: Fountain Residential Partners 8117 Preston Road, Suite 300 Dallas, TX 75225

2 May 18, 2011 Mr. Jonathan Clayton Fountain Residential Partners Dallas, TX RE: Phase I Environmental Site Assessment 7 th Street Station 1100 Southwest 7 th Street Corvallis, Oregon VERTEX Project No Dear Mr. Clayton: Vertex Environmental Services, Inc. (VERTEX) is pleased to submit this Phase I Environmental Site Assessment report for the above referenced property (the site). The primary purpose of this assessment was to identify recognized environmental conditions ( RECs ) in connection with the subject property. Recognized environmental conditions are defined as the presence or likely presence of hazardous substances or petroleum products on a property under conditions that indicate an existing release, a past release, or material threat of a release into structures on the property or into the ground, groundwater, or surface water of the property. In conducting this assessment, VERTEX followed the E American Society for Testing and Materials (ASTM) document entitled "Standard Practices for Environmental Site Assessments: Phase I Environmental Site Assessment Process" for commercial real estate as well as the All Appropriate Inquiry (AAI) Final Rule of November 1, To the best of our knowledge, this Phase I Environmental Site Assessment report is true and accurate. We appreciate the opportunity to provide you with these services. Please do not hesitate to contact us at your convenience should you have any questions or comments regarding this report or our recommendations. It has been a pleasure working for you on this project. ii

3 Sincerely, Vertex Environmental Services, Inc. Nicholas Sturdivant Project Manager Jessica Fox, PE Division Manager Jaron Frieden, CEA Vice President ii

4 TABLE OF CONTENTS 1.0 INTRODUCTION PROJECT SUMMARY PROPERTY DESCRIPTION SITE RECONNAISSANCE GENERAL SITE CONDITIONS SITE IMPROVEMENTS Exterior Improvements Building Description Utilities ENVIRONMENTAL SETTING Topography Surface Water and Wetlands Subsurface Geologic Conditions Groundwater INTERVIEWS AND USER-PROVIDED INFORMATION HISTORICAL OWNERSHIP INFORMATION ENVIRONMENTAL LIENS AND ACTIVITIES USE LIMITATIONS (AULS) SPECIALIZED KNOWLEDGE REASON FOR PERFORMING PHASE I OWNERSHIP, MANAGEMENT, AND TENANT INFORMATION INTERVIEWS HISTORICAL RECORDS REVIEW PRIOR OWNERSHIP AND USAGE AERIAL PHOTOGRAPHY TOPOGRAPHIC MAPS CITY DIRECTORIES SANBORN FIRE INSURANCE MAPS PREVIOUS ENVIRONMENTAL INVESTIGATIONS AND SITE RELEASES REGULATORY AGENCY RECORDS SEARCH FEDERAL REGULATORY RECORDS On-Site Listings Off-Site Listings STATE REGULATORY RECORDS On-Site Listings Off-Site Listings LOCAL RECORDS ON-SITE ENVIRONMENTAL ASSESSMENT STORAGE TANKS Underground Storage Tanks (USTs) Aboveground Storage Tanks (ASTs) ASBESTOS-CONTAINING MATERIALS (ACMS) LEAD BASED PAINT (LBP) HAZARDOUS MATERIAL USAGE SOLID WASTE MANAGEMENT HAZARDOUS WASTE MANAGEMENT iii

5 7.7 POLYCHLORINATED BIPHENYL (PCB) CONTAINING EQUIPMENT WATER, WASTEWATER AND STORM WATER Water Supply Wastewater Storm Water SURFACE WATER AND WETLANDS RADON AIR EMISSIONS DRY CLEANING OPERATIONS SITE SPECIFIC ENVIRONMENTAL ISSUES REVIEW OF NEARBY/ADJACENT PROPERTIES ASTM/AAI CONCLUSIONS AND RECOMMENDATIONS QUALIFICATIONS FIGURES Figure 1: Figure 2: Site Locus Site Schematic APPENDICES Appendix A: Photographic Documentation Appendix B: Relevant Documentation Appendix C: Aerial Photographs Appendix D: Topographic Maps Appendix E: Sanborn Fire Insurance Maps Appendix F: Regulatory Database Report Appendix G: References Appendix H: Resumes of Environmental Professionals iv

6 PHASE I ENVIRONMENTAL SITE ASSESSMENT 7 th Street Station 1100 Southwest 7 th Street Corvallis, Oregon VERTEX Project No INTRODUCTION Vertex Environmental Services, Inc. (VERTEX) conducted a Phase I Environmental Site Assessment of the property referenced as 7 th Street Station, located at 1100 Southwest 7 th Street, Corvallis, Oregon (the site). According to the Benton Tax Assessor s Records, the site consists of four parcels of land (Section 2, Township 1 South, Range 5 West, lots 16001, 16002, 16003, and 1702) currently owned by 7 th Street Station, LLC. In conducting this assessment, VERTEX followed the E American Society for Testing and Materials (ASTM) document entitled "Standard Practices for Environmental Site Assessments: Phase I Environmental Site Assessment Process" for commercial real estate as well the All Appropriate Inquires (AAI) Final Rule of November 1, Any exceptions to, or deletions from, this practice are described in Section 10.0 of the report. The primary purpose of this assessment was to identify recognized environmental conditions ( RECs ) in connection with the subject property. ASTM defines recognized environmental conditions as the presence or likely presence of hazardous substances or petroleum products on a property under conditions that indicate an existing release, a past release, or material threat of a release into structures on the property or into the ground, groundwater, or surface water of the property. The purpose of this practice is to define good commercial and customary practice for conducting an environmental site assessment of a parcel of commercial real estate with respect to the range of contaminants within the scope of Comprehensive Environmental Response, Compensation and Liability Act (CERCLA) (42 U.S.C. 9601) and petroleum products. As such, this practice is intended to permit a user to satisfy one of the requirements to qualify for the innocent landowner, contiguous property owner, or bona fide prospective purchaser limitations on CERCLA liability. The practice constitutes "all appropriate inquiry into the previous ownership and uses of the property consistent with good commercial or customary practice" as defined at 42 U.S.C. 9601(35)(B). 1

7 As part of the AAI Final Rule, Phase I ESAs must be conducted by or under the supervision of a qualified environmental professional. The AAI Final Rule defines an environmental professional as someone who possesses sufficient specific education, training, and experience necessary to exercise professional judgment to develop opinions and conclusions regarding conditions indicative of releases or threatened releases on, at, in, or to a property, sufficient to meet the objectives and performance factors of the rule. We declare that to the best of our professional knowledge and belief, we meet the definition of Environmental Professional as defined in 40 CFR We have the specific qualifications based on education, training and experience to assess a property of the nature, history, and setting of the Site. We have developed and performed the all appropriate inquiries in conformance with the standards and practices set forth in 40 CFR Part 312. VERTEX performed a visual reconnaissance of the site, noted use of adjacent properties, and conducted historical and regulatory records research. The following provides a more detailed description of the scope of services: Visual inspection of the site building(s) and grounds to identify potential for on-site oil or hazardous material release(s). Visual inspection of the site to confirm the presence or absence of Polychlorinated Biphenyls (PCBs) (i.e., transformers). Visual inspection and categorization of the use of abutting and adjacent properties as potential off-site sources of hazardous material release(s). Review of local records related to historical ownership, usage and site development. This also included interviewing local environmental authorities to identify complaints, violations, citations, inspections, environmental liens, activity and use limitations (AULs), or institutional and engineering controls related to the site. Review of published federal regulatory records related to on-site activities and to potential offsite sources of oil or hazardous material contamination. Federal records reviewed include, but are not limited to, the following: - National Priorities List (NPL) 2

8 - Comprehensive Environmental Response, Compensation and Liability Information System (CERCLIS) - CERCLIS corrective Action Report - Resource Conservation and Recovery Act (RCRA) - Emergency Response Notification System (ERNS) Review of readily available state and local regulatory records and publications for environmental activities related to the site and potential off-site sources of oil or hazardous material contamination. State records reviewed include, but are not limited to, the following: - State Hazardous Waste Sites (SHWS) - State Solid Waste Facilities/Landfills (SWF/LF) - State Registered Underground Storage Tanks (USTs) - State Leaking Underground Storage Tanks (LUSTs) - State Releases Review of readily available historic site documents to assess for potential on-site sources of oil or hazardous material release(s). Review of readily available aerial photos for the site and site vicinity to evaluate present and historical development/facilities. Review of readily available plans and documents relative to construction materials utilized at the site and any historical renovation activities. Preparation of a Phase I Environmental Site Assessment report. 3

9 2.0 PROJECT SUMMARY A site visit was conducted by VERTEX representative Mr. Nicholas S. Sturdivant, between 8:30 a.m. and 10:00 a.m. on May 10, VERTEX was provided access to the site by Mr. Tyler May, a representative of the current property owner. Past property owners were not available for interviews. The site consists of four parcels of land identified as lots 16001, 16002, 16003, and 1702, Section 2, Township 1 South, Range 5 West, by the Benton County Tax Assessor. The site occupies approximately 6.14-acres of land within a residential and commercial area of Corvallis, Oregon. The central portion of the site is currently developed with a single story warehouse. A gravel-paved driveway provides access to the site building from Southwest 7 th Street. A railroad spur transects the northeastern portion of the site. The northeastern portion of the site is also developed with a billboard and a gravel-paved parking area. A gravel-paved turnaround was observed on the southwestern portion of the site. Several debris piles containing railroad ties, rubber mats, concrete, and asphalt were observed along the southeastern side of the site. The remainder of the site is undeveloped cleared land. Historic research indicates that the southeastern portion of the site was developed with a grain warehouse in the late 1800s. By 1912, the southeastern portion of the site was developed with several buildings associated with a construction company, and the northeastern portion of the property was developed with the current railroad spur. The southeastern portion of the site was utilized as a livestock corral and railroad loading area from at least 1927 through the late 1940s. Sanborn maps indicate that a potential fuel oil tank was located in the vicinity of the former corral. The central portion of the site was developed with a lumber mill from at least 1949 through the late 1950s. The central portion of the property was then developed with the current site building between 1954 and 1967 and was utilized by a fertilizer company in the late 1960s. The site building was then occupied by a seed cleaning and packaging company from 1982 until at least This site building has been utilized as warehouse space by Lucidyne, a lumber grading scanner company, since at least

10 The site is bordered to the northeast by Southwest Western Avenue, beyond which is an office building and Beekman Place Antiques. The site is bordered to the southeast by railroad tracks, beyond which is Southwest 6 th Avenue, residences, and vacant land. The site is bordered to the southwest by vacant wooded land, beyond which is a U.S. Highway 20 overpass. The site is bordered to the northwest by residences and Southwest 7 th Avenue, beyond which are an apartment complex and residences. The majority of the site is zoned RS-12, Medium High Residential, by the City of Corvallis. The northeastern portion of the site is zoned MUC, Mixed Use Commercial. As part of this investigation, VERTEX reviewed two reports for the site completed by a previous consultant. These reports discussed the findings of a Phase I ESA and a subsequent Phase II ESA. According to the Phase I, the consultant, Environmental Inspection Services (EIS), determined that the historic use of the site as a lumber mill and fertilizer company were potential recognized environmental conditions. EIS installed eight test pits across the site on October 23, The test pits were installed in the vicinity of the former mill-pond, the site building, and in the vicinity of suspected former railroad operation areas. Soil samples were collected from each test pit and analyzed for Total Petroleum Hydrocarbons (TPH). Soil samples collected from the test pit installed in the vicinity of the former mill-pond (Test Pit #2) were analyzed for TPH- Diesel Range (Dx), Polychlorinated Biphenyls (PCBs), toxicity characteristic leaching procedure (TCLP) RCRA 8 metals, Polynuclear aromatic hydrocarbons (PAHs), and volatile organic compounds (VOCs). Analytical results indicated that the soil sample collected from Test Pit #2 contained 751 parts per million (ppm) of heavy oil. Heavy oil was also detected in soil samples collected from two other test pits; however, these results were not quantified. EIS determined that the heavy oil impacts were most likely associated with surface runoff and were not indicative of an on-site release. Analytical results of the remaining samples were either nondetect or below applicable regulatory standards. Based on the results of this investigation, EIS determined that no additional investigation was warranted. A review of local, state, and federal regulatory databases revealed several facilities within the ASTM-specified search radii of the site at which releases of oil or hazardous materials have 5

11 occurred. Considering the distance from the site, regulatory status, and/or the assumed groundwater flow direction in the site vicinity, these facilities are not considered RECs. VERTEX observed a concrete vault filled with gravel located immediately west of the site building. This vault appears to have been constructed during development of the current site building. Although no information regarding the historic use of this vault was available, the potential exists that this vault may have been utilized by the former on-site fertilizer company for storage or mixing of fertilizer. As such, the existence of this vault is considered a concern to this investigation. ASTM/AAI Conclusions and Recommendations VERTEX has performed a Phase I Environmental Site Assessment in conformance with the scope and limitations of ASTM Practice E of 7 th Street Station, located at 1100 Southwest 7 th Street, Corvallis, Oregon. Any exceptions to, or deletions from, these practices are described in Section 10.0 of this report. This assessment has revealed evidence of the following Recognized Environmental Conditions (RECs) in connection with the site: Environmental concerns generally associated with lumber mills include the use and storage of petroleum products, various lubricant and solvents, and wood treatment/preservative chemicals. As such, the historic use of the site as a lumber mill is considered a REC. Environmental concerns typically associated with railroads and railroad maintenance consist of petroleum, metals, PCB, solvents, and PAH impacts. As such, the existence of an on-site railroad spur and historic railroad round house is considered a REC. Environmental concerns typically associated with fertilizer storage and usage at the site consist of potential pesticide/herbicide and metals impacts. As such, the historic use of the site as a fertilizer company is considered a REC. 6

12 Historical research indicates that a fuel oil tank was located on the southeastern portion of the site from at least the late 1920s through the late 1940s. No removal documentation has been identified. The existence of this tank and potential associated impacts is considered a REC. Environmental concerns typically associated with railroad switch-yards include the storage and use of petroleum products and lubricants, metals, PCBs, as well as creosote impacts from railroad ties. As such, the historic use of the eastern adjacent property as a railroad switch-yard is considered a concern to this investigation. Two former mill ponds on the western portion of the property were filled between 1954 and The nature of the soil fill materials is not known, but may include coal, coal ash, wood, wood ash, slag and other materials containing elevated concentrations of petroleum, PAHs, and metals. As such, the potential use of urban fill materials in the pond area is considered a concern to this investigation. Although a subsurface investigation was conducted at the site in October 2000, groundwater below the site was not sampled and soil samples were not analyzed for all contaminants of concern. Therefore, VERTEX recommends that a limited subsurface investigation be conducted at the site to determine if the historic use of the site as a lumber mill and fertilizer company has impacted the subsurface of the site. VERTEX also recommends that the limited subsurface investigation address areas not included or properly investigated in the October 2000 subsurface investigation, including: the potential former fuel oil tank location on the southeastern portion of the site, the on-site railroad spur and roundhouse, the debris piles, and the on-site concrete vault. In addition, VERTEX identified the following non-astm concerns related to the site: Based on the date of construction of the current site building (1950s or 1960s), it is possible that asbestos containing materials (ACMs) and lead-based paints (LBPs) were utilized during construction. All suspect ACMs and painted surfaces appeared to be in fair condition. Prior to any renovation or demolition activities, suspect ACMs and LBPs 7

13 should sampled and analyzed for asbestos content. Confirmed ACMs and LBPs should be managed in accordance with all applicable local, state, and federal regulations. Debris piles containing regulated materials (railroad ties, concrete, asphalt, etc.) were observed at the site. These stockpiles will require proper management and off-site disposal. 8

14 3.0 PROPERTY DESCRIPTION 3.1 Site Reconnaissance A site visit was conducted by VERTEX representative Mr. Nicholas S. Sturdivant, between 8:30 a.m. and 10:00 a.m. on May 9, VERTEX was provided access to the site by Mr. Tyler May, a representative of the current property owner. Past property owners were not available for interviews. During the site visit, the weather was overcast with an approximate temperature of 50 degrees Fahrenheit. The site visit consisted of a walk-through of the site and visual reconnaissance of neighboring properties from curbside. Photographic documentation of the site visit is included in Appendix A. In addition to the walk-through, readily available resources such as geologic maps, USGS topographic maps, flood insurance rate maps, historic aerial photographs, and regulatory records were reviewed. 3.2 General Site Conditions The site consists of four parcels of land identified as lots 16001, 16002, 16003, and 1702, Section 2, Township 1 South, Range 5 West, by the Benton County Tax Assessor. The site occupies approximately 6.14-acres of land within a residential and commercial area of Corvallis, Oregon. The central portion of the site is currently developed with a single story warehouse. A gravel-paved driveway provides access to the site building from Southwest 7 th Street. A railroad spur transects the northeastern portion of the site. The northeastern portion of the site is also developed with a billboard and a gravel-paved parking area. A gravel-paved turnaround was observed on the southwestern portion of the site. Several debris piles containing railroad ties, rubber mats, concrete, and asphalt were observed along the southeastern portion of the site. The remainder of the site is undeveloped, cleared land. 9

15 The site is depicted on the Corvallis, Oregon USGS Topographic Quadrangle, dated Please refer to Figure 1-Site Locus Map, for a general location of the site and site vicinity. For a depiction of the site and its relationship to surrounding properties, please refer to Figure 2-Site Schematic. The site is bordered to the northeast by Southwest Western Avenue, beyond which is an office building and Beekman Place Antiques. The site is bordered to the southeast by railroad tracks, beyond which is Southwest 6 th Avenue, residences, and vacant land. The site is bordered to the southwest by vacant wooded land, beyond which is a U.S. Highway 20 overpass. The site is bordered to the northwest by residences and Southwest 7 th Avenue, beyond which are an apartment complex and residences. The majority of the site is zoned RS-12, Medium High Residential, by the City of Corvallis. The northeastern portion of the site is zoned MUC, Mixed Use Commercial. 3.3 Site Improvements Exterior Improvements The majority of the exterior of the site is currently undeveloped cleared land. A railroad spur transects the northeastern portion of the site. A gravel-paved parking area and a billboard are located on the northeastern portion of the site. Several stockpiles of gravel were observed in the vicinity of this parking area. A gravel-paved turnaround was observed on the southwestern portion of the site. Several debris piles containing railroad ties, rubber mats, concrete, and asphalt were observed along the southeastern side of the site Building Description As previously stated, the site is currently developed with a single story warehouse building. The building is a wood-framed structure with a sheet metal roof and exterior. 10

16 3.3.3 Utilities According to municipal records reviewed, the site building is connected to electric, water, and sewer utilities. No evidence of a septic system or leachfield was observed during the site visit. During the site visit, stormwater catch basins were observed on the northern portion of the site. No concerns were related to on-site utilities were identified. 3.4 Environmental Setting Topography The site is generally level, with an elevation of approximately 235 feet above mean sea level (AMSL). In general, topography throughout the site vicinity slopes gently downward to the eastsoutheast, towards the Willamette River and Mary s River Surface Water and Wetlands Surface water bodies were not observed at the site. According to the United States Fish and Wildlife Service, National Wetlands Inventory Map, wetlands are not located on the site Subsurface Geologic Conditions According to the U.S. Department of Agriculture, Natural Resource Conservation Service (NRCS), Soil Survey for Benton County, subsurface soils at the site consist of Amity Silt Loam, 0 to 3 percent slopes, and Willamette Silt Loam, 0 to 3 percent slopes, and are described as: Typical (Amity) profile: 0 to 7 inches: Silt loam, 7 to 16 inches: Silt loam, 16 to 22 inches: Silt loam, 22 to 28 inches: Silty clay loam, 28 to 35 inches: Silty clay loam, 35 to 72 inches: Silt loam. 11

17 Typical (Willamette) profile: 0 to 6 inches: Silt loam, 6 to 13 inches: Silt loam, 13 to 24 inches: Silt loam, 24 to 33 inches: Silty clay loam, 33 to 45 inches: Silty clay loam, 45 to 53 inches: Silty clay loam, 53 to 60 inches: Silty clay loam. Bedrock outcrops were not observed at the site Groundwater Based on regional and local topography, groundwater is expected to flow in an east-southeasterly direction across the site. The Oregon Water Resources Department (WRD) reports that no water wells exist on the subject property. According to the WRD, groundwater is typically encountered between 12 feet below ground surface (bgs) and 25 bgs in the site vicinity, with averages around 16 feet bgs. Actual local groundwater flow direction can be influenced by factors such as underground structures, seasonal fluctuations, soil and bedrock geology, and production wells, none of which were considered during this study. 12

18 4.0 INTERVIEWS AND USER-PROVIDED INFORMATION In accordance with the All Appropriate Inquiries (AAI) Final Rule of November 1, 2005, VERTEX requested certain User information and interviewed knowledgeable individuals about the site and have incorporated any relevant information into this report. 4.1 Historical Ownership Information VERTEX reviewed the most recent deed at the Benton County Records and Licenses Office. According to the most recent deed (2006), the site is currently owned by 7th Street Station, LLC, who purchased the property from Western Boulevard (Deed Reference Number M ). Prior to Western Boulevard, portions of the site were owned by several individuals, development companies, and Union Pacific Railroad. See Section 5.1 for more information regarding earlier owners. 4.2 Environmental Liens and Activities Use Limitations (AULs) No environmental liens or AULs were noted through review of ownership records. 4.3 Specialized Knowledge Previous environmental reports were provided to VERTEX for review. These reports are discussed in Section 5.6 of this report. 4.4 Reason for Performing Phase I This Phase I Environmental Site Assessment was requested in support of a potential real estate transaction. 13

19 4.5 Ownership, Management, and Tenant Information The site is currently owned by 7 th Street Station LLC. The site building is currently utilized as warehouse space by Lucidyne, a lumber grading scanner company. 4.6 Interviews VERTEX interviewed Mr. Tyler May, assistant to a Principal of 7 th Street Station LLC. Mr. May stated that the site has been owned by 7 th Street Station since approximately Mr. May stated that the site building has been utilized by Lucidyne as a warehouse since at least 2006 and that the site building was utilized by a seed storage company prior to occupation by Lucidyne. Mr. May stated that, to the best of his knowledge, there are no environmental problems associated with the site. 14

20 5.0 HISTORICAL RECORDS REVIEW Past land uses were investigated to identify historical practices or conditions that may have impacted the site. This was accomplished via an ownership records review, a review of the records maintained by the Benton County Tax Assessor and the Benton County Records and Licenses Office, review of aerial photographs, review of historic topographic maps, review of Sanborn Fire Insurance maps, review of historic environmental investigations for the site, and interviews with knowledgeable officials. 5.1 Prior Ownership and Usage VERTEX reviewed records provided by the Benton County Assessor s office. According to the records reviewed, the site is comprised of four parcel of land identified as lots 16001, 16002, 16003, and 1702, Section 2, Township 1 South, Range 5 West. The site occupies approximately 6.14-acres of land, within a residential and commercial area of Corvallis, Oregon. The site is currently owned by 7 th Street Station, LLC. Prior ownership records were reviewed at the Benton County Records and Licenses Office. The chain of title for the site is summarized below. TABLE 5-1 TITLE RECORDS Parcel Address Seller Purchaser Deed Reference # Lot 1702 Western Boulevard 7 th Street Station LLC M Lot Union Pacific Western Boulevard SW 7th & SW Western Pro Construct, Inc. Robert Cavell SW 7th & SW Western Robert Cavell 7 th Street Station LLC Date December 1, 2005 December 14, 2000 December 1, 2005 December 1, 2005 No concerns regarding prior ownership were noted during historic deed records review. Additionally, no environmental liens, AULs, or other engineering controls were identified with the site. 15

21 5.2 Aerial Photography Aerial photographs including the site and adjoining properties were obtained from Environmental Data Resources, Inc. (EDR). Copies of the aerial photographs are included in Appendix C. A summary of the information obtained from the review is provided below. TABLE 5-2 AERIAL PHOTOGRAPHY REVIEW Year Summary (on-site) Summary (off-site) Potential Concerns 1954 The site appears developed with two manmade ponds and several structures associated with a former on-site lumber mill. A railroad spur is present on the northeastern portion fo the site. The remaining portions of the site appear as cleared land. Surrounding areas are developed with residential properties, commercial properties, and railroad tracks. Subsurface impacts from the on-site railroad spur, on-site mill and the adjacent railroad The site appears developed with the current building. The mill ponds have been filled. The northeastern portion of the site appears developed with the current railroad spur. The remaining portions of the site appear as cleared land and exposed soil. Surrounding areas are developed with residential properties, commercial properties, and a railroad switch-yard. Subsurface impacts from the on-site railroad spur and the adjacent railroad switch-yard The site appears similar to conditions depicted in the 1967 photograph; however, due to the low resolution of the photograph, specific site features cannot be discerned. The surrounding land use appears similar to the 1967 aerial photograph. Same as above The site appears similar to conditions depicted in the 1976 photograph; however, due to the low resolution of the photograph, specific site features cannot be discerned. The surrounding land use appears similar to the 1976 aerial photograph. Same as above The site appears similar to conditions depicted in the 1982 photograph; however, due to the low resolution of the photograph, specific site features cannot be discerned. The surrounding land use appears similar to the 1982 aerial photograph. Same as above. The surrounding land use The site appears developed with the current 1994 appears similar to the 1989 aerial Same as above. building. The remaining portions of the site photograph. appear as vacant cleared land. 16

22 TABLE 5-2 AERIAL PHOTOGRAPHY REVIEW Year Summary (on-site) Summary (off-site) Potential Concerns 2001 The site appears similar to conditions depicted in the 1994 photograph. The surrounding land use appears similar to the 1994 aerial photograph. Same as above The site appears similar to current conditions. The surrounding land use appears similar to current conditions. Same as above. Based on a review of the aerial photographs, the site was developed with a lumber mill and railroad spur prior to The site was then developed with the current site building between 1954 and Surrounding historic property use appeared to be largely residential; however, properties to the northeast of the site appeared developed with commercial buildings. No information regarding specific operations conducted by former occupants is available. However, environmental concerns generally associated with lumber mills include the use and storage of petroleum products, various lubricant and solvents, and wood treatment/preservative chemicals (contaminants of concern include copper, arsenic, and chromium). As such, the historic use of the site as a lumber mill is considered a concern to this investigation. The existence of an on-site railroad spur is also considered a concern to this investigation. Environmental concerns typically associated with railroads consist of petroleum, metals, PCBs, PAHs, and creosote impacts. Based on aerial photographs reviewed, the presence of the on-site rail spur and the historic use of the eastern adjacent property as a railroad switch-yard are considered concerns to this investigation. 5.3 Topographic Maps Topographic maps including the site and adjoining properties were obtained from EDR. Copies of the topographic maps are included in Appendix D. A summary of the information obtained from the review is provided below. 17

23 TABLE 5-3 TOPOGRAPHIC MAP REVIEW Year Summary (on-site) Summary (off-site) Potential Concerns 1942 The site appears as vacant land. The surrounding areas appear developed with street. No nearby structures are depicted. None A railroad spur is depicted in the northeastern portion of the site. The remaining portions of the site appear vacant. Railroad tracks are depicted immediately southeast of the site. Other surrounding properties appear as residences and vacant land. Subsurface impacts from the on-site railroad spur and the adjacent railroad switch-yard The site is depicted as developed with the current building and a railroad spur. Surrounding properties appear developed and vacant land. No surrounding structures are depicted. Same as above The site is depicted as similar to conditions observed in the 1969 topographic map. The surrounding areas appear similar to conditions depicted in the 1969 topographic map. Same as above The site is depicted as similar to conditions observed in the 1975 topographic map. The surrounding areas appear similar to conditions depicted in the 1969 topographic map. Same as above. Based on review of the available historic topographic maps, the site was developed with the current improvements between 1942 and The depictions of the site and surrounding properties on these topographic maps are consistent with the findings of other historic sources reviewed. The historic use of the property and the eastern adjacent property is considered a concern to this investigation. 5.4 City Directories As part of this investigation, VERTEX reviewed city directories at the Corvallis Public Library for the years 1953 through 2008 at approximate 5-year intervals. The site has been historically listed as 709 and 711 Southwest 7 th Street, Corvallis, Oregon. The following is a table representing VERTEX s findings. 18

24 TABLE CITY DIRECTORIES Date Address Occupant SW 7 th Street Vacant SW 7 th Street Thompson s 7 th Street Mill 1963 No listing No listing SW 7 th Street Chemco Inc. Fertilizer No listing No listing According to the city directories reviewed, the site was occupied by a lumber mill in the 1950s and a fertilizer company in the 1960s. The description of the site occupants is consistent with the findings of other historic sources reviewed. Environmental concerns typically associated with fertilizer storage and usage consist of pesticide/herbicide and metals impacts. As such, the historic use of the site as a fertilizer company is considered a concern to this investigation. 5.5 Sanborn Fire Insurance Maps A search of Sanborn Fire Insurance Maps by EDR, owner of one of the largest and most complete collections of Sanborn fire insurance maps, was requested by VERTEX. Copies of the Sanborn maps are included in Appendix E. A summary of the information obtained from the review is provided below. TABLE 5-5 SANBORN FIRE INSURANCE MAP REVIEW Year Summary (on-site) Summary (off-site) The southern portion of the site appears developed with a building depicted as De Clark & Samuel s Grain Warehouse. No other portions of the site are depicted on this map. The site appears similar to conditions observed on the 1888 Sanborn map. The northwestern adjacent property appears developed with a building denoted as Martin & Jink s Hay Press Factory. The southeastern adjacent property appears developed with a freight depot. Surrounding properties appear similar to conditions observed on the 1888 Sanborn map. Potential Concerns Subsurface impacts from the adjacent freight depot. Subsurface impacts from the adjacent freight depot The southeastern portion of the site appears developed with several The surrounding areas appear as residences, undeveloped land, and railroad Subsurface impacts from the 19

25 TABLE 5-5 SANBORN FIRE INSURANCE MAP REVIEW Year Summary (on-site) Summary (off-site) buildings associated with Warren Construction Company. The current on-site railroad spur is visible. B Street transects the central portion of the site. The northernmost portions of the site are not depicted on this map. The extreme southeastern portion of the site appears developed with a corral, railroad spurs, and a structure denoted as a railroad turn-table. An area labeled as fuel oil is located immediately northeast of the turntable. The central portion of the site appears developed with multiple structures and a log pond associated with Hoselton Lumber Company & Saw Mill. A small structure labeled as Oil Ho is depicted in this area. The extreme southeastern portion of the site appears developed with the above referenced structures and area labeled as fuel oil. tracks. The surrounding areas appear as residences, undeveloped land, and railroad tracks. The surrounding areas appear as residences, undeveloped land, and railroad tracks. Potential Concerns adjacent railyard. On site presence of a railroad spur. Potential existence of a former on-site fuel oil tank. On site presence of a railroad spur and railroad turntable. Potential existence of a former on-site fuel oil tank and oil storage area. The presence of a former on-site lumber mill, railroad spur, railroad turn-table (generally associated with railroad maintenance activities), oil storage building, and potential fuel oil tank is considered a concern to this investigation. The existence of the eastern adjacent railroad switchyard and freight depot is also considered a concern to this investigation. 5.6 Previous Environmental Investigations and Site Releases As part of this investigation, VERTEX reviewed previous environmental investigations for the site. The following summarizes the environmental history and concerns previously identified for the site. Copies of selected previous reports and site summaries reviewed are presented in Appendix B. 20

26 Level 1 Environmental Site Assessment, Environmental Inspection Services, September 19, 2000 Environmental Inspection Services (EIS) conducted a Level 1 Environmental Site Assessment (ESA) of the site in September According to this report, EIS determined that the historic use of the site as a lumber mill and fertilizer company were potential recognized environmental conditions. EIS also noted several debris piles across the site and an area of stressed vegetation to the north of the site building. EIS stated that the site was occupied by Seed Research, a seed cleaning facility, from 1982 until at least This report did not mention the potential existence of a former on-site fuel oil tank. EIS determined that a subsurface investigation be conducted in the vicinity of the former mill and in the vicinity of the debris piles and stressed vegetation. EIS also recommended that a magnetometer survey be conducted at the site to determine if USTs were located on the site. Phase II Test Pit Excavation and Sampling, EIS, November 13, 2000 According to this report, EIS installed eight test pits across the site on October 23, Each test pit was installed to depths between six and ten feet below grade. The length of the test pits varied. Groundwater was not encountered during this investigation. The test pits were installed in the vicinity of the former mill-pond, the site building, and in the vicinity of suspected former railroad operation areas. Soil samples were collected from each test pit and analyzed for Total Petroleum Hydrocarbons (TPH). Soil samples collected from the test pit installed in the vicinity of the former mill-pond (Test Pit #2) were analyzed for TPH-Diesel Range (Dx), Polychlorinated Biphenyls (PCBs), toxicity characteristic leaching procedure (TCLP) RCRA 8 metals, Polynuclear aromatic hydrocarbons (PAHs), and volatile organic compounds (VOCs). Analytical results indicated that the soil sample collected from Test Pit #2 contained 751 parts per million (ppm) of heavy oil. This sample appears to have been collected from a depth between four and eight feet below grade in an area of observed wood debris fill material. Heavy oil was also detected in Test Pits #7 and #8; however, these results were not quantified. EIS determined that the heavy oil impacts were most likely associated with surface runoff and were not indicative of an on-site release. Analytical results of the remaining samples were either non-detect or below 21

27 applicable regulatory standards. Based on the results of this investigation, EIS determined that no additional investigation was warranted. 22

28 6.0 REGULATORY AGENCY RECORDS SEARCH VERTEX reviewed a regulatory database report obtained from EDR. The EDR report is included in Appendix F. A review of databases and files from federal, state, and local environmental regulatory agencies was conducted to identify use, generation, storage, treatment or disposal of hazardous materials and chemicals, or release incidents of such materials which may impact the site. The databases discussed in the following sections address ASTM requirement. Additional federal and state databases were also reviewed. Please refer to the EDR report for a detailed listing. A summary of the EDR database information is provided below. TABLE 6-1 REGULATORY DATABASE SUMMARY Database Radius Target Surrounding Property Facilities National Priorities List (NPL)/De-listed NPL 1 Mile - - Comprehensive Environmental Response, Compensation and Liability Information System (CERCLIS) Sites 0.5 Mile - - CERCLIS No Further Remedial Action Planned (NFRAP) Sites 0.5 Mile - - Corrective Action Report (CORRACTS) 1 Mile - 1 Resource Conservation and Recovery Act (RCRA) Corrective Action Treatment, Storage, and Disposal (TSD) Facilities 0.5 Mile - - RCRA Waste Quantity Generators 0.25 Mile - 1 Emergency Response Notification System (ERNS) Target Property - - State Hazardous Waste Sites (SHWS) 1 Mile - 12 Solid Waste Facilities/Landfills (SWF/LF) 0.5 Mile - - Underground Storage Tank (UST) 0.25 Mile - 3 Leaking Underground Storage Tank (LUST) 0.5 Mile - 27 Aboveground Storage Tank (AST) 0.25 Mile - - INST Control 0.5 Mile - - Drycleaners 0.25 Mile - - Brownfields 0.5 Mile - - ICIS Target Property

29 FINDS TABLE 6-1 REGULATORY DATABASE SUMMARY Database Radius Target Property Target Property Surrounding Facilities - - VERTEX also conducted a review of municipal and regulatory records at various local agencies (referenced in Appendix B). Interviews were conducted with officials from these agencies to obtain specific information about areas located on or near the site with reported environmental concerns. Included in the EDR database report is also an orphan summary. This summary identifies facilities that are contained on one of the above referenced databases or lists, but that did not contain complete or accurate geographic data. Consequently, EDR was unable to map the facilities in relation to the site. VERTEX reviewed the orphan summary prior to inspecting the site and surrounding properties. Orphan properties located within ASTM search distances of the site (if any) were incorporated into VERTEX s review. 6.1 Federal Regulatory Records On-Site Listings The site was not identified on any of the federal regulatory databases reviewed, Off-Site Listings A review of the federal regulatory databases identified one CORRACTS facility and one RCRA- CESQG facility within the ASTM specified search radii of the site. The CORRACTS facility is located more than 2,800 feet hydraulically downgradient of the site. Based on the separation distance and non-tributary hydraulic relationship relative to the site, this facility is not considered a concern to this investigation. The RCRA CESQG facility is located approximately 700 feet east of the site. According to this listing, no violations regarding hazardous waste management 24

30 have been reported at this facility. This facility is not listed on any other databases reviewed. As such, this facility is not considered a concern to this investigation. 6.2 State Regulatory Records On-Site Listings The site was not identified on any of the state regulatory records reviewed Off-Site Listings A review of state and local regulatory databases identified twelve (12) SHWS, three (3) UST sites, and twenty-seven (27) LUST sites within the ASTM specified search radii of the site. Facilities over 1,000 feet away are not considered a concern to the site. Facilities located within 1,000 feet of the site are summarized below. Facility and address Luken s Estate 560 SW B Street Stover Trust II 717 SW 4 th Street Nathan Potter 1022 SW 11 th Street Steve Adamson 902 SW 11 th Street Corvallis Moving & Storage 535 SW 7 th Street TABLE 6-2 STATE REGULATORY LISTINGS Distance/Direction Hydrogeologic Relation 344 feet NE/crossgradient 733 feet E/downgradient 788 feet WSW/crossgradient 821 feet W/crossgradient 920 feet N/crossgradient Summary LUST/UST: Release of fuel oil from a residence reported on October 21, Cleanup complete and closure received on October 31, Three USTs removed. LUST: Release of fuel oil from a residence reported on January 8, Cleanup complete and closure received on January 31, LUST: Release of fuel oil from a residence reported on November 10, Cleanup complete and closure received on February 20, LUST: Release of fuel oil from a residence reported on May 19, Cleanup complete and closure received on January 31, UST: One UST removed. No active USTs Concerns None None None None None 25

31 Considering the regulatory status, distance from the site, and/or assumed groundwater flow direction, these facilities are not considered a concern to this investigation. 6.3 Local Records On May 10, 2011 VERTEX visited the City of Corvallis Municipal offices to review records of the local agencies. VERTEX visited the City of Corvallis Community Development Department in order to obtain any current or historic development information that may be available. VERTEX visited the City of Corvallis Fire Department to obtain a copy of any permits on file for the site building as well as obtain any information on historic permits that may have existed. VERTEX reviewed available deeds at the Benton County Records and Licenses Office and obtained assessors records from the Benton County Tax Assessor. A summary of the offices visited and the information obtained is included below. TABLE 6-3 LOCAL RESEARCH SUMMARY Office Information Obtained Comments Corvallis Community Development Department Information regarding rezoning of the site. VERTEX reviewed department files. Corvallis Fire Department No pertinent information available. - Benton County Tax Assessor Tax map and records - Benton County Records and Licenses Office Deed and Title Information - 26

32 7.0 ON-SITE ENVIRONMENTAL ASSESSMENT 7.1 Storage Tanks Underground Storage Tanks (USTs) Visual evidence (i.e., vent/fill pipes, dispensers, etc.) indicating current or historic USTs was not observed at the site during this investigation. Additionally, a magnetometer survey conducted at the site in October 2000 did not identify any anomalies indicative of USTs. However, the presence of a fuel oil structure was identified on historic maps of the site. See Section 5.5 for more information on the historic oil tank Aboveground Storage Tanks (ASTs) Visual evidence indicating current or historic ASTs was not observed at the site during this investigation. 7.2 Asbestos-Containing Materials (ACMs) Based on the date of construction of the current site building (1950s or 1960s), it is possible that ACMs were utilized during construction. Potential ACMs observed within the site building consisted of sheetrock. All suspect ACMs appeared to be in fair condition. Prior to any renovation or demolition activities, suspect ACMs should sampled and analyzed for asbestos content. Confirmed ACMs should be managed in accordance with all applicable local, state, and federal regulations. 7.3 Lead Based Paint (LBP) Based on the date of construction of the current site building (1950s or 1960s), it is possible that LBPs were utilized during construction. Painted surfaces appeared to be in good condition. Prior to any renovation or demolition activities, suspect LBPs should sampled and analyzed for lead 27

33 content. Confirmed LBPs should be managed in accordance with all applicable local, state, and federal regulations. 7.4 Hazardous Material Usage Hazardous materials were not observed during the site reconnaissance. 7.5 Solid Waste Management Several large debris piles consisting of railroad ties, rubber mats, concrete, and asphalt were observed along the southeastern side of the site. VERTEX was unable to inspect the areas below the stored railroad ties. No staining or stressed vegetation was observed in the vicinity of these debris piles. No information regarding the origination of these materials was available. The existence of these debris piles is considered a concern to this investigation. 7.6 Hazardous Waste Management Hazardous waste is not currently generated on site. 7.7 Polychlorinated Biphenyl (PCB) Containing Equipment Four pole-mounted transformers were observed along the northwest property boundary. One of these transformers was labeled as non-pcb containing. No labeling indicating the PCB content of the remaining transformers was visible. These transformers appeared to be older and weathered; however, no staining indicative of a release was observed in the vicinity of these transformers. Additionally, these transformers are owned and operated by Pacific Power, who would ultimately be responsible in the event of a release. As such, these transformers are not considered a concern to this investigation. 28

34 7.8 Water, Wastewater and Storm Water Water Supply The site is currently connected the City of Corvallis municipal water supply. Water supply is not considered a concern to this investigation Wastewater The site is connected the City of Corvallis sanitary sewer. VERTEX did not observe evidence of historic septic systems or leachfields at the site. Wastewater is not considered a concern to this investigation Storm Water Storm sewer service is provided to the site by the City of Corvallis. Storm water is directed to swales and appears to flow to on-site storm drains or infiltrate directly across the site. According to the Federal Emergency Management Agency Flood Map for Corvallis, Oregon, the site is not located within the 100-year or the 500- year flood zones. Storm water is not considered a concern to this investigation. 7.9 Surface Water and Wetlands No bodies of water are located on the site. Mary s River is located approximately 750 feet southeast of the site. According to the United States Fish and Wildlife Service, National Wetlands Inventory Map, wetlands are not located on the site. 29

35 7.10 Radon The site is located within a Zone 3 radon area, meaning that the predicted average indoor radon level is less than 2 picocuries per liter (pci/l). The EPA action level for radon is 4 pci/l. Therefore, the site is located in an area with a low radon potential. Currently, there are no below grade structures at the site; therefore, radon is not considered a concern to this investigation Air Emissions There were no observed emissions from operations on-site that required permitting, emission controls, or abatement activities. No additional controls were identified as being required during this assessment Dry Cleaning Operations Site reconnaissance, as well as review of available regulatory records, did not reveal the presence of current or historic on-site dry cleaning operations Site Specific Environmental Issues VERTEX observed a concrete vault filled with gravel located immediately west of the site building. This vault appears to have been constructed during development of the current site building. Although no information regarding the historic use of this vault is available, the potential exists that this vault may have been utilized by the former on-site fertilizer company for storage or mixing of fertilizer. As such, the existence of this vault is considered a concern to this investigation. No other site-specific environmental concerns were identified during the assessment other than those discussed above and within previous sections of this report. 30

36 8.0 REVIEW OF NEARBY/ADJACENT PROPERTIES The site is located in a mixed residential and commercial area of Corvallis, Oregon. Adjoining properties were observed (from the site or from public access areas) for signs of RECs and their potential to pose an environmental concern to the site. The uses and features of adjoining properties are described below. The locations of these properties relative to the site are also depicted on Figure 2. TABLE 8-1 NEARBY/ADJACENT PROPERTY SUMMARY Direction Property Use Concerns Northeast Southwest Western Boulevard, beyond which are commercial properties. None Southwest U.S. Highway 20 overpass, beyond which is a city park. None Southeast Southwest 6 th Street, beyond which are residences and vacant land. None Northwest Southwest 7 th Street and residences, beyond which are residences. None No releases of oil or hazardous materials have been reported for nearby/adjacent properties in the area of the site. 31

37 9.0 ASTM/AAI CONCLUSIONS and RECOMMENDATIONS VERTEX has performed a Phase I Environmental Site Assessment in conformance with the scope and limitations of ASTM Practice E of the 7 th Street Station property, located at 1100 Southwest 7 th Street, Corvallis, Oregon. Any exceptions to, or deletions from, this practices are described in Section 10.0 of this report. This assessment has revealed evidence of the following Recognized Environmental Conditions (RECs) in connection with the site: Environmental concerns generally associated with lumber mills include the use and storage of petroleum products, various lubricant and solvents, and wood treatment/preservative chemicals. As such, the historic use of the site as a lumber mill is considered a REC. Environmental concerns typically associated with railroads and railroad maintenance consist of petroleum, metals, PCB, solvents, and PAH impacts. As such, the existence of an on-site railroad spur and historic railroad round house is considered a REC. Environmental concerns typically associated with fertilizer storage and usage at the site consist of potential pesticide/herbicide and metals impacts. As such, the historic use of the site as a fertilizer company is considered a REC. Historical research indicates that a fuel oil tank was located on the southeastern portion of the site from at least the late 1920s through the late 1940s. No removal documentation has been identified. The existence of this tank and potential associated impacts is considered a REC. Environmental concerns typically associated with railroad switch-yards include the storage and use of petroleum products and lubricants, metals, PCBs, as well as creosote impacts from railroad ties. As such, the historic use of the eastern adjacent property as a railroad switch-yard is considered a concern to this investigation. Two former mill ponds on the western portion of the property were filled between 1954 and The nature of the soil fill materials is not known, but may include coal, coal ash, wood, wood ash, slag and other materials containing elevated concentrations of 32

38 petroleum, PAHs, and metals. As such, the potential use of urban fill materials in the pond area is considered a concern to this investigation. Although a subsurface investigation was conducted at the site in October 2000, groundwater below the site was not sampled and soil samples were not analyzed for all contaminants of concern. Therefore, VERTEX recommends that a limited subsurface investigation be conducted at the site to determine if the historic use of the site as a lumber mill and fertilizer company has impacted the subsurface of the site. VERTEX also recommends that the limited subsurface investigation address areas not included or properly investigated in the October 2000 subsurface investigation, including: the potential former fuel oil tank location on the southeastern portion of the site, the on-site railroad spur and roundhouse, the debris piles, and the on-site concrete vault. In addition, VERTEX identified the following non-astm concerns related to the site: Based on the date of construction of the current site building (1950s or 1960s), it is possible that asbestos containing materials (ACMs) and lead-based paints (LBPs) were utilized during construction. All suspect ACMs and painted surfaces appeared to be in fair condition. Prior to any renovation or demolition activities, suspect ACMs and LBPs should sampled and analyzed for asbestos content. Confirmed ACMs and LBPs should be managed in accordance with all applicable local, state, and federal regulations. Debris piles containing regulated materials (railroad ties, concrete, asphalt, etc.) were observed at the site. These stockpiles will require proper management and off-site disposal. 33

39 10.0 QUALIFICATIONS Our professional services have been performed, our findings obtained, and our recommendations prepared in accordance with customary principles and practices in the fields of environmental science and engineering. This warranty is in lieu of all other warranties either expressed or implied. VERTEX is not responsible for the independent conclusions, opinions or recommendations made by others based on the records review, site inspection, field exploration, and laboratory test data presented in this report. It should be noted that all surficial environmental assessments are inherently limited in the sense that conclusions are drawn and recommendations developed from information obtained from limited research and site evaluation. Subsurface conditions were not field investigated as part of this study and may differ from the conditions implied by the surficial observations. Additionally, the passage of time may result in a change in the environmental characteristics at this site and surrounding properties. This report does not warrant against future operations or conditions, nor does this warrant operations or conditions present of a type or at a location not investigated. This report is not a regulatory compliance audit. It must be noted that no investigation can absolutely rule out the existence of any hazardous materials at a given site. This assessment has been based upon prior site history and observable conditions. Existing hazardous materials and contaminants can escape detection using these methods. Our conclusions regarding the potential environmental impact of nearby, off-site facilities on the subject site are based on readily available information from the environmental databases and the assumed groundwater flow direction. A detailed file review of each facility was beyond the scope of work. Actual subsurface groundwater conditions can only be determined through the installation of monitoring wells. 34

40 VERTEX reviewed past ownership of the project site in an attempt to determine past site usage. VERTEX is not a professional title insurance firm and makes no guarantee, explicit or implied, that the listing which was reviewed represented a comprehensive delineation of past site ownership or tenancy for legal purposes. Significant data gaps which would affect VERTEX s ability to identify recognized environmental conditions at the site were not identified during this investigation. During this investigation, VERTEX was provided access to all areas of the site. This report is for the exclusive use and reliance of Fountain Residential Partners and its Subsidiaries and Affiliates, and their respective lenders, investors, affiliates, successors and assigns. Except as set forth in this paragraph, no other party shall have any right to rely on any service provided by VERTEX without prior written consent. 35

41 FIGURES Figure 1: Figure 2: Site Locus Site Schematic

42 SITE SITE LOCUS MAP 7th Street Station 1100 Southwest 7th Street Corvallis, Oregon USGS Topographic Map, 1986 Corvallis, OR Quadrangle Contour Interval: As Shown SCALE: AS SHOWN May 2011 VERTEX Proj. No VERTEX Environmental Services, Inc. FIGURE NO. 1

43 Bashful Bobs Windows Denson Feed & Seed Office and Retail Space SW 7th Street Gravel Drive Gravel Paved Parking Area Vacant Building Residential Western Blvd Gravel Turnaround Debris Piles ResidentialResidential Potential Former Fuel Oil Tank Location Debris Pile Gravel Drive Site Building Vacant Lots Railroad Spur Vault Residential Railroad Switching Yard Residential SW 5th Street Residential Residential Residential Residential Residential SITE SCHEMATIC 7th Street Station 1100 Southwest 7th Street Corvallis, Oregon SCALE: NOT TO SCALE May 2011 VERTEX Proj. No VERTEX Environmental Services, Inc. FIGURE NO. 2

44 Appendix A: Photographic Documentation

45 Photographic Documentation 7 th Street Station 1100 Southwest 7 th Street Corvallis, Oregon Project No VERTEX SM Photo: 1 Description: Photo depicts view of the site building from the northwest. Photo: 2 Description: Photo depicts view of the site building from the southwest. VERTEX Environmental Services, Inc. 1 Taken by Nicholas Sturdivant on May 10, 2011

46 Photographic Documentation 7 th Street Station 1100 Southwest 7 th Street Corvallis, Oregon Project No VERTEX SM Photo: 3 Description: Photo depicts view of existing on-site railroad spur. Photo: 4 Description: Photo depicts view of a debris pile on southeastern side of site. VERTEX Environmental Services, Inc. 2 Taken by Nicholas Sturdivant on May 10, 2011

47 Photographic Documentation 7 th Street Station 1100 Southwest 7 th Street Corvallis, Oregon Project No VERTEX SM Photo: 5 Description: Photo depicts view of debris pile near southeastern corner of the site. Photo: 6 Description: Photo depicts view of railroad ties on northeast portion of site. VERTEX Environmental Services, Inc. 3 Taken by Nicholas Sturdivant on May 10, 2011

48 Photographic Documentation 7 th Street Station 1100 Southwest 7 th Street Corvallis, Oregon Project No VERTEX SM Photo: 7 Description: Photo depicts view of billboard on northeastern portion of site. Photo: 8 Description: Photo depicts view of typical on-site storm drain. VERTEX Environmental Services, Inc. 4 Taken by Nicholas Sturdivant on May 10, 2011

49 Photographic Documentation 7 th Street Station 1100 Southwest 7 th Street Corvallis, Oregon Project No VERTEX SM Photo: 9 Description: Photo depicts view of site from the north. Photo: 10 Description: Photo depicts view of site from the southwest. VERTEX Environmental Services, Inc. 5 Taken by Nicholas Sturdivant on May 10, 2011

50 Photographic Documentation 7 th Street Station 1100 Southwest 7 th Street Corvallis, Oregon Project No VERTEX SM Photo: 11 Description: Photo depicts view gravelpaved turnaround on southwest side of site. Photo: 12 Description: Photo depicts view of non-pcb labeled transformer along northwestern property boundary. VERTEX Environmental Services, Inc. 6 Taken by Nicholas Sturdivant on May 10, 2011

51 Photographic Documentation 7 th Street Station 1100 Southwest 7 th Street Corvallis, Oregon Project No VERTEX SM Photo: 13 Description: Photo depicts view of nonlabeled pole-mounted transformers along northwestern property boundary. Photo: 14 Description: Photo depicts view of interior of site building. VERTEX Environmental Services, Inc. 7 Taken by Nicholas Sturdivant on May 10, 2011

52 Photographic Documentation 7 th Street Station 1100 Southwest 7 th Street Corvallis, Oregon Project No VERTEX SM Photo: 15 Description: Photo depicts view of finished area within site building. Photo: 16 Description: Photo depicts view of a portion of the concrete vault located immediately west of the site building. VERTEX Environmental Services, Inc. 8 Taken by Nicholas Sturdivant on May 10, 2011

53 Photographic Documentation 7 th Street Station 1100 Southwest 7 th Street Corvallis, Oregon Project No VERTEX SM Photo: 17 Description: Photo depicts southeastern adjacent properties. Photo: 18 Description: Photo depicts southwestern adjacent property. VERTEX Environmental Services, Inc. 9 Taken by Nicholas Sturdivant on May 10, 2011

54 Photographic Documentation 7 th Street Station 1100 Southwest 7 th Street Corvallis, Oregon Project No VERTEX SM Photo: 19 Description: Photo depicts northwestern adjacent properties. Photo: 20 Description: Photo depicts southeastern adjacent properties. VERTEX Environmental Services, Inc. 10 Taken by Nicholas Sturdivant on May 10, 2011

55 Appendix B: Relevant Documentation

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143 Appendix C: Aerial Photographs

144 7th Street Station SW 7th Street/SW Western Blvd Corvallis, OR Inquiry Number: May 09, 2011 The EDR Aerial Photo Decade Package

145 EDR Aerial Photo Decade Package Environmental Data Resources, Inc. (EDR) Aerial Photo Decade Package is a screening tool designed to assist environmental professionals in evaluating potential liability on a target property resulting from past activities. EDR s professional researchers provide digitally reproduced historical aerial photographs, and when available, provide one photo per decade. When delivered electronically by EDR, the aerial photo images included with this report are for ONE TIME USE ONLY. Further reproduction of these aerial photo images is prohibited without permission from EDR. For more information contact your EDR Account Executive. Thank you for your business. Please contact EDR at with any questions or comments. Disclaimer - Copyright and Trademark Notice This Report contains certain information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, Inc. It cannot be concluded from this Report that coverage information for the target and surrounding properties does not exist from other sources. NO WARRANTY EXPRESSED OR IMPLIED, IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT. ENVIRONMENTAL DATA RESOURCES, INC. SPECIFICALLY DISCLAIMS THE MAKING OF ANY SUCH WARRANTIES, INCLUDING WITHOUT LIMITATION, MERCHANTABILITY OR FITNESS FOR A PARTICULAR USE OR PURPOSE. ALL RISK IS ASSUMED BY THE USER. IN NO EVENT SHALL ENVIRONMENTAL DATA RESOURCES, INC. BE LIABLE TO ANYONE, WHETHER ARISING OUT OF ERRORS OR OMISSIONS, NEGLIGENCE, ACCIDENT OR ANY OTHER CAUSE, FOR ANY LOSS OF DAMAGE, INCLUDING, WITHOUT LIMITATION, SPECIAL, INCIDENTAL, CONSEQUENTIAL, OR EXEMPLARY DAMAGES. ANY LIABILITY ON THE PART OF ENVIRONMENTAL DATA RESOURCES, INC. IS STRICTLY LIMITED TO A REFUND OF THE AMOUNT PAID FOR THIS REPORT. Purchaser accepts this Report AS IS. Any analyses, estimates, ratings, environmental risk levels or risk codes provided in this Report are provided for illustrative purposes only, and are not intended to provide, nor should they be interpreted as providing any facts regarding, or prediction or forecast of, any environmental risk for any property. Only a Phase I Environmental Site Assessment performed by an environmental professional can provide information regarding the environmental risk for any property. Additionally, the information provided in this Report is not to be construed as legal advice. Copyright 2011 by Environmental Data Resources, Inc. All rights reserved. Reproduction in any media or format, in whole or in part, of any report or map of Environmental Data Resources, Inc., or its affiliates, is prohibited without prior written permission. EDR and its logos (including Sanborn and Sanborn Map) are trademarks of Environmental Data Resources, Inc. or its affiliates. All other trademarks used herein are the property of their respective owners.

146 Date EDR Searched Historical Sources: Aerial Photography May 09, 2011 Target Property: SW 7th Street/SW Western Blvd Corvallis, OR Year Scale Details Source 1954 Aerial Photograph. Scale: 1"=500' Panel #: E3, Corvallis, OR;/Flight Date: September 01, 1954 EDR 1967 Aerial Photograph. Scale: 1"=500' Panel #: E3, Corvallis, OR;/Flight Date: November 19, 1967 EDR 1976 Aerial Photograph. Scale: 1"=1000' Panel #: E3, Corvallis, OR;/Flight Date: July 14, 1976 EDR 1982 Aerial Photograph. Scale: 1"=1000' Panel #: E3, Corvallis, OR;/Flight Date: July 12, 1982 EDR 1989 Aerial Photograph. Scale: 1"=1000' Panel #: E3, Corvallis, OR;/Flight Date: June 01, 1989 EDR 1994 Aerial Photograph. Scale: 1"=750' Panel #: E3, Corvallis, OR;/Flight Date: May 07, 1994 EDR 2001 Aerial Photograph. Scale: 1"=750' Panel #: E3, Corvallis, OR;/Flight Date: July 13, 2001 EDR 2005 Aerial Photograph. Scale: 1"=604' Panel #: E3, Corvallis, OR;/Flight Date: January 01, 2005 EDR

147 INQUIRY #: YEAR: 1954 = 500'

148 INQUIRY #: YEAR: 1967 = 500'

149 INQUIRY #: YEAR: 1976 = 1000'

150 INQUIRY #: YEAR: 1982 = 1000'

151 INQUIRY #: YEAR: 1989 = 1000'

152 INQUIRY #: YEAR: 1994 = 750'

153 INQUIRY #: YEAR: 2001 = 750'

154 INQUIRY #: YEAR: 2005 = 604'

155 Appendix D: Topographic Maps

156 7th Street Station SW 7th Street/SW Western Blvd Corvallis, OR Inquiry Number: May 05, 2011 EDR Historical Topographic Map Report

157 EDR Historical Topographic Map Report Environmental Data Resources, Inc.s (EDR) Historical Topographic Map Report is designed to assist professionals in evaluating potential liability on a target property resulting from past activities. EDRs Historical Topographic Map Report includes a search of a collection of public and private color historical topographic maps, dating back to the early 1900s. Thank you for your business. Please contact EDR at with any questions or comments. Disclaimer - Copyright and Trademark Notice This Report contains certain information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, Inc. It cannot be concluded from this Report that coverage information for the target and surrounding properties does not exist from other sources. NO WARRANTY EXPRESSED OR IMPLIED, IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT. ENVIRONMENTAL DATA RESOURCES, INC. SPECIFICALLY DISCLAIMS THE MAKING OF ANY SUCH WARRANTIES, INCLUDING WITHOUT LIMITATION, MERCHANTABILITY OR FITNESS FOR A PARTICULAR USE OR PURPOSE. ALL RISK IS ASSUMED BY THE USER. IN NO EVENT SHALL ENVIRONMENTAL DATA RESOURCES, INC. BE LIABLE TO ANYONE, WHETHER ARISING OUT OF ERRORS OR OMISSIONS, NEGLIGENCE, ACCIDENT OR ANY OTHER CAUSE, FOR ANY LOSS OF DAMAGE, INCLUDING, WITHOUT LIMITATION, SPECIAL, INCIDENTAL, CONSEQUENTIAL, OR EXEMPLARY DAMAGES. ANY LIABILITY ON THE PART OF ENVIRONMENTAL DATA RESOURCES, INC. IS STRICTLY LIMITED TO A REFUND OF THE AMOUNT PAID FOR THIS REPORT. Purchaser accepts this Report AS IS. Any analyses, estimates, ratings, environmental risk levels or risk codes provided in this Report are provided for illustrative purposes only, and are not intended to provide, nor should they be interpreted as providing any facts regarding, or prediction or forecast of, any environmental risk for any property. Only a Phase I Environmental Site Assessment performed by an environmental professional can provide information regarding the environmental risk for any property. Additionally, the information provided in this Report is not to be construed as legal advice. Copyright 2011 by Environmental Data Resources, Inc. All rights reserved. Reproduction in any media or format, in whole or in part, of any report or map of Environmental Data Resources, Inc., or its affiliates, is prohibited without prior written permission. EDR and its logos (including Sanborn and Sanborn Map) are trademarks of Environmental Data Resources, Inc. or its affiliates. All other trademarks used herein are the property of their respective owners.

158 Historical Topographic Map N TARGET QUAD NAME: CORVALLIS MAP YEAR: 1942 SERIES: 15 SCALE: 1:50000 SITE NAME: 7th Street Station ADDRESS: SW 7th Street/SW Western Blvd Corvallis, OR LAT/LONG: / CLIENT: Vertex Engineering Services CONTACT: Jessica Fox INQUIRY#: RESEARCH DATE: 05/05/2011

159 Historical Topographic Map N TARGET QUAD NAME: CORVALLIS MAP YEAR: 1956 SERIES: 15 SCALE: 1:62500 SITE NAME: 7th Street Station ADDRESS: SW 7th Street/SW Western Blvd Corvallis, OR LAT/LONG: / CLIENT: Vertex Engineering Services CONTACT: Jessica Fox INQUIRY#: RESEARCH DATE: 05/05/2011

160 Historical Topographic Map N TARGET QUAD NAME: CORVALLIS MAP YEAR: 1969 SERIES: 7.5 SCALE: 1:24000 SITE NAME: 7th Street Station ADDRESS: SW 7th Street/SW Western Blvd Corvallis, OR LAT/LONG: / CLIENT: Vertex Engineering Services CONTACT: Jessica Fox INQUIRY#: RESEARCH DATE: 05/05/2011

161 Historical Topographic Map N TARGET QUAD NAME: CORVALLIS MAP YEAR: 1975 PHOTOREVISED:1969 SERIES: 7.5 SCALE: 1:24000 SITE NAME: 7th Street Station ADDRESS: SW 7th Street/SW Western Blvd Corvallis, OR LAT/LONG: / CLIENT: Vertex Engineering Services CONTACT: Jessica Fox INQUIRY#: RESEARCH DATE: 05/05/2011

162 Historical Topographic Map N TARGET QUAD NAME: CORVALLIS MAP YEAR: 1986 PHOTOREVISED:1969 SERIES: 7.5 SCALE: 1:24000 SITE NAME: 7th Street Station ADDRESS: SW 7th Street/SW Western Blvd Corvallis, OR LAT/LONG: / CLIENT: Vertex Engineering Services CONTACT: Jessica Fox INQUIRY#: RESEARCH DATE: 05/05/2011

163 Appendix E: Sanborn Fire Insurance Maps

164 7th Street Station SW 7th Street/SW Western Blvd Corvallis, OR Inquiry Number: May 17, 2011 Certified Sanborn Map Report

165 Certified Sanborn Map Report 5/17/11 Site Name: 7th Street Station SW 7th Street/SW Western Corvallis, OR Client Name: Vertex Engineering Services 400 Libbey Parkway Weymouth, MA EDR Inquiry # Contact: Jessica Fox The complete Sanborn Library collection has been searched by EDR, and fire insurance maps covering the target property location provided by Vertex Engineering Services were identified for the years listed below. The certified Sanborn Library search results in this report can be authenticated by visiting and entering the certification number. Only Environmental Data Resources Inc. (EDR) is authorized to grant rights for commercial reproduction of maps by Sanborn Library LLC, the copyright holder for the collection. Certified Sanborn Results: Site Name: Address: City, State, Zip: Corvallis, OR Cross Street: P.O. # th Street Station SW 7th Street/SW Western Blvd Project: Certification # B Maps Provided: Sanborn Library search results Certification # B The Sanborn Library includes more than 1.2 million Sanborn fire insurance maps, which track historical property usage in approximately 12,000 American cities and towns. Collections searched: Library of Congress University Publications of America EDR Private Collection The Sanborn Library LLC Since 1866 Limited Permission To Make Copies Vertex Engineering Services (the client) is permitted to make up to THREE photocopies of this Sanborn Map transmittal and each fire insurance map accompanying this report solely for the limited use of its customer. No one other than the client is authorized to make copies. Upon request made directly to an EDR Account Executive, the client may be permitted to make a limited number of additional photocopies. This permission is conditioned upon compliance by the client, its customer and their agents with EDR's copyright policy; a copy of which is available upon request. Disclaimer - Copyright and Trademark notice This Report contains certain information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, Inc. It cannot be concluded from this Report that coverage information for the target and surrounding properties does not exist from other sources. NO WARRANTY EXPRESSED OR IMPLIED, IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT. ENVIRONMENTAL DATA RESOURCES, INC. SPECIFICALLY DISCLAIMS THE MAKING OF ANY SUCH WARRANTIES, INCLUDING WITHOUT LIMITATION, MERCHANTABILITY OR FITNESS FOR A PARTICULAR USE OR PURPOSE. ALL RISK IS ASSUMED BY THE USER. IN NO EVENT SHALL ENVIRONMENTAL DATA RESOURCES, INC. BE LIABLE TO ANYONE, WHETHER ARISING OUT OF ERRORS OR OMISSIONS, NEGLIGENCE, ACCIDENT OR ANY OTHER CAUSE, FOR ANY LOSS OF DAMAGE, INCLUDING, WITHOUT LIMITATION, SPECIAL, INCIDENTAL CONSEQUENTIAL, OR EXEMPLARY DAMAGES. ANY LIABILITY ON THE PART OF ENVIRONMENTAL DATA RESOURCES, INC. IS STRICTLY LIMITED TO A REFUND OF THE AMOUNT PAID FOR THIS REPORT. Purchaser accepts this Report "AS IS". Any analyses, estimates, ratings, environmental risk levels or risk codes provided in this Report are provided for illustrative purposes only, and are not intended to provide, nor should they be interpreted as providing any facts regarding, or prediction or forecast of, any environmental risk for any property. Only a Phase I Environmental Site Assessment performed by an environmental professional can provide information regarding the environmental risk for any property. Additionally, the information provided in this Report is not to be construed as legal advice. Copyright 2011 by Environmental Data Resources, Inc. All rights reserved. Reproduction in any media or format, in whole or in part, of any report or map of Environmental Data Resources, Inc., or its affiliates, is prohibited without prior written permission. EDR and its logos (including Sanborn and Sanborn Map) are trademarks of Environmental Data Resources, Inc. or its affiliates. All other trademarks used herein are the property of their respective owners page 2

166 Sanborn Sheet Thumbnails This Certified Sanborn Map Report is based upon the following Sanborn Fire Insurance map sheets Source Sheets Volume 1, Sheet 27 Volume 1, Sheet 28 Volume 1, Sheet Source Sheets Volume 1, Sheet 27 Volume 1, Sheet 28 Volume 1, Sheet Source Sheets Volume 1, Sheet 20 Volume 1, Sheet Source Sheets Volume 1, Sheet Keymap/Sheet page 3

167 1888 Source Sheets Volume 1, Sheet Keymap/Sheet page 4

168 1949 Certified Sanborn Map B Site Name: Address: City, ST, ZIP: Client: EDR Inquiry: Order Date: Certification # 7th Street Station SW 7th Street/SW Western Blvd Corvallis OR Vertex Engineering Services /17/ :38:54 AM B Copyright: 1949 This Certified Sanborn Map combines the following sheets. Outlined areas indicate map sheets within the collection. 0 Feet Volume 1, Sheet 27 Volume 1, Sheet 28 Volume 1, Sheet page 5

169 1927 Certified Sanborn Map B Site Name: Address: City, ST, ZIP: Client: EDR Inquiry: Order Date: Certification # 7th Street Station SW 7th Street/SW Western Blvd Corvallis OR Vertex Engineering Services /17/ :38:54 AM B Copyright: 1927 This Certified Sanborn Map combines the following sheets. Outlined areas indicate map sheets within the collection. 0 Feet Volume 1, Sheet 27 Volume 1, Sheet 28 Volume 1, Sheet page 6

170 1912 Certified Sanborn Map B Site Name: Address: City, ST, ZIP: Client: EDR Inquiry: Order Date: Certification # 7th Street Station SW 7th Street/SW Western Blvd Corvallis OR Vertex Engineering Services /17/ :38:54 AM B Copyright: 1912 This Certified Sanborn Map combines the following sheets. Outlined areas indicate map sheets within the collection. 0 Feet Volume 1, Sheet 20 Volume 1, Sheet page 7

171 1890 Certified Sanborn Map B Site Name: Address: City, ST, ZIP: Client: EDR Inquiry: Order Date: Certification # 7th Street Station SW 7th Street/SW Western Blvd Corvallis OR Vertex Engineering Services /17/ :38:54 AM B Copyright: 1890 This Certified Sanborn Map combines the following sheets. Outlined areas indicate map sheets within the collection. 0 Feet Volume 1, Sheet Keymap/Sheet page 8

172 1888 Certified Sanborn Map B Site Name: Address: City, ST, ZIP: Client: EDR Inquiry: Order Date: Certification # 7th Street Station SW 7th Street/SW Western Blvd Corvallis OR Vertex Engineering Services /17/ :38:54 AM B Copyright: 1888 This Certified Sanborn Map combines the following sheets. Outlined areas indicate map sheets within the collection. 0 Feet Volume 1, Sheet Keymap/Sheet page 9