vertex - deq.state.or.us vertex project no. 18683 . vertex. prepared by: vertex environmental...

Phase I Environmental Site Assessment 7th Street Station 1100 Southwest 7th Street Corvallis, Oregon 97333 VERTEX Project No. 18683

VERTEX

Prepared By:

VERTEX Environmental Services, Inc. 400 Libbey Parkway

Weymouth, MA 02189

May 18, 2011

Prepared For:

Fountain Residential Partners 8117 Preston Road, Suite 300

Dallas, TX 75225

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May 18, 2011 Mr. Jonathan Clayton Fountain Residential Partners Dallas, TX 75225 RE: Phase I Environmental Site Assessment

7th Street Station 1100 Southwest 7th Street Corvallis, Oregon 97333 VERTEX Project No. 18683

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 E1527-05 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, 2005. 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.

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Sincerely, Vertex Environmental Services, Inc.

Nicholas Sturdivant Jessica Fox, PE Project Manager Division Manager

Jaron Frieden, CEA Vice President

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TABLE OF CONTENTS

1.0 INTRODUCTION ........................................................................................................................................... 1

2.0 PROJECT SUMMARY ................................................................................................................................... 4

3.0 PROPERTY DESCRIPTION ......................................................................................................................... 9

3.1 SITE RECONNAISSANCE ................................................................................................................................ 9 3.2 GENERAL SITE CONDITIONS ........................................................................................................................ 9 3.3 SITE IMPROVEMENTS .................................................................................................................................. 10

3.3.1 Exterior Improvements ........................................................................................................................ 10 3.3.2 Building Description ............................................................................................................................. 10 3.3.3 Utilities ................................................................................................................................................. 11

3.4 ENVIRONMENTAL SETTING ........................................................................................................................ 11 3.4.1 Topography .......................................................................................................................................... 11 3.4.2 Surface Water and Wetlands ................................................................................................................. 11 3.4.3 Subsurface Geologic Conditions ........................................................................................................... 11 3.4.4 Groundwater ........................................................................................................................................ 12

4.0 INTERVIEWS AND USER-PROVIDED INFORMATION ..................................................................... 13

4.1 HISTORICAL OWNERSHIP INFORMATION .................................................................................................. 13 4.2 ENVIRONMENTAL LIENS AND ACTIVITIES USE LIMITATIONS (AULS) ..................................................... 13 4.3 SPECIALIZED KNOWLEDGE ........................................................................................................................ 13 4.4 REASON FOR PERFORMING PHASE I .......................................................................................................... 13 4.5 OWNERSHIP, MANAGEMENT, AND TENANT INFORMATION ...................................................................... 14 4.6 INTERVIEWS ................................................................................................................................................ 14

5.0 HISTORICAL RECORDS REVIEW .......................................................................................................... 15

5.1 PRIOR OWNERSHIP AND USAGE ................................................................................................................. 15 5.2 AERIAL PHOTOGRAPHY .............................................................................................................................. 16 5.3 TOPOGRAPHIC MAPS .................................................................................................................................. 17 5.4 CITY DIRECTORIES ..................................................................................................................................... 18 5.5 SANBORN FIRE INSURANCE MAPS .............................................................................................................. 19 5.6 PREVIOUS ENVIRONMENTAL INVESTIGATIONS AND SITE RELEASES ....................................................... 20

6.0 REGULATORY AGENCY RECORDS SEARCH .................................................................................... 23

6.1 FEDERAL REGULATORY RECORDS ............................................................................................................ 24 6.1.1 On-Site Listings .................................................................................................................................... 24 6.1.2 Off-Site Listings ................................................................................................................................... 24

6.2 STATE REGULATORY RECORDS ................................................................................................................. 25 6.2.1 On-Site Listings ................................................................................................................................... 25 6.2.2 Off-Site Listings ................................................................................................................................... 25

6.3 LOCAL RECORDS ........................................................................................................................................ 26

7.0 ON-SITE ENVIRONMENTAL ASSESSMENT ........................................................................................ 27

7.1 STORAGE TANKS ......................................................................................................................................... 27 7.1.1 Underground Storage Tanks (USTs) ..................................................................................................... 27 7.1.2 Aboveground Storage Tanks (ASTs) ...................................................................................................... 27

7.2 ASBESTOS-CONTAINING MATERIALS (ACMS) .......................................................................................... 27 7.3 LEAD BASED PAINT (LBP).......................................................................................................................... 27 7.4 HAZARDOUS MATERIAL USAGE ................................................................................................................. 28 7.5 SOLID WASTE MANAGEMENT .................................................................................................................... 28 7.6 HAZARDOUS WASTE MANAGEMENT .......................................................................................................... 28

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7.7 POLYCHLORINATED BIPHENYL (PCB) CONTAINING EQUIPMENT ........................................................... 28 7.8 WATER, WASTEWATER AND STORM WATER ............................................................................................ 29

7.8.1 Water Supply ........................................................................................................................................ 29 7.8.2 Wastewater ........................................................................................................................................... 29 7.8.3 Storm Water .......................................................................................................................................... 29

7.9 SURFACE WATER AND WETLANDS ............................................................................................................. 29 7.10 RADON ......................................................................................................................................................... 30 7.11 AIR EMISSIONS ............................................................................................................................................ 30 7.12 DRY CLEANING OPERATIONS ..................................................................................................................... 30 7.13 SITE SPECIFIC ENVIRONMENTAL ISSUES ................................................................................................... 30

8.0 REVIEW OF NEARBY/ADJACENT PROPERTIES ............................................................................... 31

9.0 ASTM/AAI CONCLUSIONS AND RECOMMENDATIONS .................................................................. 32

10.0 QUALIFICATIONS ...................................................................................................................................... 34

FIGURES

Figure 1: Site Locus Figure 2: 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

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PHASE I ENVIRONMENTAL SITE ASSESSMENT

7th Street Station 1100 Southwest 7th Street Corvallis, Oregon 97333

VERTEX Project No. 18683

1.0 INTRODUCTION

Vertex Environmental Services, Inc. (VERTEX) conducted a Phase I Environmental Site

Assessment of the property referenced as 7th Street Station, located at 1100 Southwest 7th 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 7th Street Station, LLC.

In conducting this assessment, VERTEX followed the E1527-05 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, 2005. 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).

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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 312.10. 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 off-site sources of oil or hazardous material contamination. Federal records reviewed include, but are not limited to, the following:

- National Priorities List (NPL)

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- 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.

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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, 2011. 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 7th 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 2000. This site building has been utilized as warehouse space by Lucidyne, a lumber

grading scanner company, since at least 2006.

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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 6th 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 7th 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,

2000. 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 non-

detect 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

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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 1527-05 of 7th Street Station, located at 1100

Southwest 7th 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.

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• 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 1967. 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

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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.

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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, 2011. 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 7th 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.

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The site is depicted on the Corvallis, Oregon USGS Topographic Quadrangle, dated 1986.

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 6th 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 7th 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

3.3.1 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.

3.3.2 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.

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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

3.4.1 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 east-

southeast, towards the Willamette River and Mary’s River.

3.4.2 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.

3.4.3 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.”

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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.

3.4.4 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.

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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 M398556-06).

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.

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4.5 Ownership, Management, and Tenant Information

The site is currently owned by 7th 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 7th Street Station LLC. Mr. May

stated that the site has been owned by 7th Street Station since approximately 2006. 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.

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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 7th 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 #

Date

Lot 1702 Western Boulevard 7th Street Station LLC M398556-06 December 1,

2005

Lot 16001 Union Pacific Western Boulevard 292464 December 14, 2000

SW 7th & SW Western

Pro Construct, Inc. Robert Cavell 396491 December 1,

2005 SW 7th & SW

Western Robert Cavell 7th Street Station LLC 396492

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.

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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 man-made 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.

1967

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.

1976

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.

1982



Same as above.

1989



Same as above.

1994

The site appears developed with the current building. The remaining portions of the site appear as vacant cleared land.


Same as above.

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TABLE 5-2 – AERIAL PHOTOGRAPHY REVIEW


2001

The site appears similar to conditions depicted in the 1994 photograph.


Same as above.

2005

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 1954. The site was then developed with the current site building between

1954 and 1967. 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.

_____________________________________________________________________________________

18

TABLE 5-3 – TOPOGRAPHIC MAP REVIEW


1942

The site appears as vacant land.

The surrounding areas appear

developed with street. No nearby structures are depicted.

None.

1956

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.

1969

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.

1975

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.

1986

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 1969. 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 7th Street, Corvallis, Oregon. The following is a table

representing VERTEX’s findings.

_____________________________________________________________________________________

19

TABLE 5-8 - CITY DIRECTORIES

Date Address Occupant

1953 711 SW 7th Street Vacant 1958 711 SW 7th Street Thompson’s 7th Street Mill 1963 No listing No listing 1968 709 SW 7th Street Chemco Inc. Fertilizer 1973-2008

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


1888

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 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.

Subsurface impacts from the adjacent freight

depot.

1890 The site appears similar to conditions observed on the 1888 Sanborn map.

Surrounding properties appear similar to conditions observed on the 1888 Sanborn

map.

Subsurface impacts from the adjacent freight

depot.

1912 The southeastern portion of the site appears developed with several

The surrounding areas appear as residences, undeveloped land, and railroad

Subsurface impacts from the

_____________________________________________________________________________________

20

TABLE 5-5 – SANBORN FIRE INSURANCE MAP REVIEW


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.

tracks. adjacent railyard. On site presence of

a railroad spur.

1927

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 “turn-

table.”


tracks.

Potential existence of a former on-site fuel oil tank. On site presence of a railroad spur and railroad turntable.

1949

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.

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 switch-

yard 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.

_____________________________________________________________________________________

21

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 2000. 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 2000. 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, 2000. 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

_____________________________________________________________________________________

22

applicable regulatory standards. Based on the results of this investigation, EIS determined that no

additional investigation was warranted.

_____________________________________________________________________________________

23

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

Property Surrounding

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 - -

_____________________________________________________________________________________

24

TABLE 6-1 – REGULATORY DATABASE SUMMARY

Database Radius Target

Property Surrounding

Facilities

FINDS Target

Property - -

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

6.1.1 On-Site Listings

The site was not identified on any of the federal regulatory databases reviewed,

6.1.2 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

_____________________________________________________________________________________

25

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

6.2.1 On-Site Listings

The site was not identified on any of the state regulatory records reviewed.

6.2.2 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.

TABLE 6-2 – STATE REGULATORY LISTINGS

Facility and address Distance/Direction

Hydrogeologic Relation

Summary Concerns

Luken’s Estate 560 SW B Street

344 feet NE/crossgradient

LUST/UST: Release of fuel oil from a residence reported on October 21, 1993. Cleanup complete and closure received on October 31, 2003. Three

USTs removed.

None

Stover Trust II 717 SW 4th Street

733 feet E/downgradient

LUST: Release of fuel oil from a residence reported on January 8, 2001. Cleanup complete

and closure received on January 31, 2001. None

Nathan Potter 1022 SW 11th Street

788 feet WSW/crossgradient

LUST: Release of fuel oil from a residence reported on November 10, 2001. Cleanup

complete and closure received on February 20, 2002.

None

Steve Adamson 902 SW 11th Street

821 feet W/crossgradient

LUST: Release of fuel oil from a residence reported on May 19, 2000. Cleanup complete and

closure received on January 31, 2001. None

Corvallis Moving & Storage

535 SW 7th Street

920 feet N/crossgradient

UST: One UST removed. No active USTs None

_____________________________________________________________________________________

26

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 -

_____________________________________________________________________________________

27

7.0 ON-SITE ENVIRONMENTAL ASSESSMENT

7.1 Storage Tanks

7.1.1 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.

7.1.2 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

_____________________________________________________________________________________

28

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.

_____________________________________________________________________________________

29

7.8 Water, Wastewater and Storm Water

7.8.1 Water Supply

The site is currently connected the City of Corvallis municipal water supply. Water supply is not

considered a concern to this investigation.

7.8.2 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.

7.8.3 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.

_____________________________________________________________________________________

30

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.

7.11 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.

7.12 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.

7.13 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.

_____________________________________________________________________________________

31

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 6th Street, beyond which are residences and vacant land. None

Northwest Southwest 7th 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.

_____________________________________________________________________________________

32

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 1527-05 of the 7th Street Station property, located at

1100 Southwest 7th 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 1967. 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

_____________________________________________________________________________________

33

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.

_____________________________________________________________________________________

34

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.

_____________________________________________________________________________________

35

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.

_____________________________________________________________________________________

FIGURES

Figure 1: Site Locus Figure 2: Site Schematic

VERTEXSCALE: AS SHOWN

Environmental Services, Inc.FIGURE NO. 1

SITE LOCUS MAP

VERTEX Proj. No. 18683

USGS Topographic Map, 1986Corvallis, OR Quadrangle

May 2011

Contour Interval: As Shown

7th Street Station1100 Southwest 7th Street

Corvallis, Oregon

SITE

VERTEXSCALE: NOT TO SCALE

Environmental Services, Inc.FIGURE NO. 2

SITE SCHEMATIC

VERTEX Proj. No. 18683

May 20117th Street Station1100 Southwest 7th Street

Corvallis, Oregon

Railroad Spur

Site

B

uild

ing

Vault

Gra

vel

Dri

ve

Gravel Paved

Parking Area

Res

iden

tial

Res

iden

tial

Residential

Res

iden

tial

Vac

ant L

ots

Residential

ResidentialRes

iden

tial

Res

iden

tial

Res

iden

tial

Office and Retail SpaceVacant Building Residential

Gravel Drive

Rai

lroa

d Sw

itchi

ng Y

ard

Western BlvdSW 7

th S

tree

t

SW 5

th S

tree

t

Bashful Bobs Windows

Denson Feed & Seed

Debris Piles

Debris Pile

Gravel Turnaround

Potential Former Fuel Oil Tank Location

_____________________________________________________________________________________

Appendix A: Photographic Documentation

VERTEXSM

Photographic Documentation 7th Street Station

1100 Southwest 7th Street Corvallis, Oregon 97333

Project No. 18683

VERTEX Environmental Services, Inc.

Taken by Nicholas Sturdivant on May 10, 2011

1

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.

VERTEXSM



Project No. 18683



2

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.

VERTEXSM



Project No. 18683



3

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.

VERTEXSM



Project No. 18683



4

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.

VERTEXSM



Project No. 18683



5

Photo: 9 Description: Photo depicts view of site from the north.

Photo: 10 Description: Photo depicts view of site from the southwest.

VERTEXSM



Project No. 18683



6

Photo: 11 Description: Photo depicts view gravel-paved turnaround on southwest side of site.

Photo: 12 Description: Photo depicts view of “non-PCB” labeled transformer along northwestern property boundary.

VERTEXSM



Project No. 18683



7

Photo: 13 Description: Photo depicts view of non-labeled pole-mounted transformers along northwestern property boundary.

Photo: 14 Description: Photo depicts view of interior of site building.

VERTEXSM



Project No. 18683



8

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.

VERTEXSM



Project No. 18683



9

Photo: 17 Description: Photo depicts southeastern adjacent properties.

Photo: 18 Description: Photo depicts southwestern adjacent property.

VERTEXSM



Project No. 18683



10

Photo: 19 Description: Photo depicts northwestern adjacent properties.

Photo: 20 Description: Photo depicts southeastern adjacent properties.

_____________________________________________________________________________________

Appendix B: Relevant Documentation

_____________________________________________________________________________________

Appendix C: Aerial Photographs

The EDR Aerial Photo Decade Package

7th Street Station

SW 7th Street/SW Western Blvd

Corvallis, OR 97333

Inquiry Number: 3060631.5

May 09, 2011

EDR Aerial Photo Decade Package

Environmental Data Resources, Inc. (EDR) Aerial Photo Decade Package is a screening tool designed to assistenvironmental professionals in evaluating potential liability on a target property resulting from past activities. EDR’sprofessional researchers provide digitally reproduced historical aerial photographs, and when available, provide one photoper decade.

When delivered electronically by EDR, the aerial photo images included with this report are for ONE TIME USEONLY. Further reproduction of these aerial photo images is prohibited without permission from EDR. For moreinformation contact your EDR Account Executive.

Thank you for your business.Please contact EDR at 1-800-352-0050

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. NOWARRANTY EXPRESSED OR IMPLIED, IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT. ENVIRONMENTAL DATARESOURCES, 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 SHALLENVIRONMENTAL 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 STRICTLYLIMITED 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 theybe interpreted as providing any facts regarding, or prediction or forecast of, any environmental risk for any property. Only a Phase I Environmental SiteAssessment performed by an environmental professional can provide information regarding the environmental risk for any property. Additionally, theinformation 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 mapof 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 trademarksused herein are the property of their respective owners.

Date EDR Searched Historical Sources:Aerial PhotographyMay 09, 2011

Target Property:SW 7th Street/SW Western Blvd

Corvallis, OR 97333

Year Scale Details Source

1954 Aerial Photograph. Scale: 1"=500' Panel #: 44123-E3, Corvallis, OR;/Flight Date: September 01, 1954 EDR

1967 Aerial Photograph. Scale: 1"=500' Panel #: 44123-E3, Corvallis, OR;/Flight Date: November 19, 1967 EDR

1976 Aerial Photograph. Scale: 1"=1000' Panel #: 44123-E3, Corvallis, OR;/Flight Date: July 14, 1976 EDR


1989 Aerial Photograph. Scale: 1"=1000' Panel #: 44123-E3, Corvallis, OR;/Flight Date: June 01, 1989 EDR

1994 Aerial Photograph. Scale: 1"=750' Panel #: 44123-E3, Corvallis, OR;/Flight Date: May 07, 1994 EDR


2005 Aerial Photograph. Scale: 1"=604' Panel #: 44123-E3, Corvallis, OR;/Flight Date: January 01, 2005 EDR

3060631.52

INQUIRY #:

YEAR:

3060631.5

1954

= 500'

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INQUIRY #:

YEAR:

3060631.5

1967

= 500'

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INQUIRY #:

YEAR:

3060631.5

1976

= 1000'

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INQUIRY #:

YEAR:

3060631.5

1982

= 1000'

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INQUIRY #:

YEAR:

3060631.5

1989

= 1000'

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INQUIRY #:

YEAR:

3060631.5

1994

= 750'

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INQUIRY #:

YEAR:

3060631.5

2001

= 750'

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INQUIRY #:

YEAR:

3060631.5

2005

= 604'

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_____________________________________________________________________________________

Appendix D: Topographic Maps

EDR Historical Topographic Map Report

7th Street Station


Corvallis, OR 97333


May 05, 2011

EDR Historical Topographic Map Report

Environmental Data Resources, Inc.s (EDR) Historical Topographic Map Report is designed to assist professionals inevaluating potential liability on a target property resulting from past activities. EDRs Historical Topographic Map Reportincludes 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 1-800-352-0050

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. NOWARRANTY EXPRESSED OR IMPLIED, IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT. ENVIRONMENTAL DATARESOURCES, 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 SHALLENVIRONMENTAL 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 STRICTLYLIMITED 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 theybe interpreted as providing any facts regarding, or prediction or forecast of, any environmental risk for any property. Only a Phase I Environmental SiteAssessment performed by an environmental professional can provide information regarding the environmental risk for any property. Additionally, theinformation 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 mapof 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 trademarksused herein are the property of their respective owners.

Historical Topographic Map

→

NTARGET QUADTARGET QUADNAME: CORVALLISMAP YEAR: 1942

SERIES: 15SCALE: 1:50000

SITE NAME: 7th Street Station ADDRESS: SW 7th Street/SW Western Blvd

Corvallis, OR 97333LAT/LONG: 44.5585 / -123.2678

CLIENT: Vertex Engineering ServicesCONTACT: Jessica FoxINQUIRY#: 3060631.4RESEARCH DATE: 05/05/2011

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SERIES: 15SCALE: 1:62500




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SERIES: 7.5SCALE: 1:24000




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NTARGET QUADTARGET QUADNAME: CORVALLISMAP YEAR: 1975PHOTOREVISED:1969SERIES: 7.5SCALE: 1:24000




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NTARGET QUADTARGET QUADNAME: CORVALLISMAP YEAR: 1986PHOTOREVISED:1969SERIES: 7.5SCALE: 1:24000




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_____________________________________________________________________________________

Appendix E: Sanborn Fire Insurance Maps

Certified Sanborn® Map Report

7th Street Station


Corvallis, OR 97333


May 17, 2011

Certified Sanborn® Map Report 5/17/11

Site Name:7th Street StationSW 7th Street/SW WesternCorvallis, OR 97333

Client Name:Vertex Engineering Services400 Libbey ParkwayWeymouth, MA 02189

EDR Inquiry # 3060631.3 Contact: Jessica Fox

The complete Sanborn Library collection has been searched by EDR, and fire insurance maps covering the targetproperty location provided by Vertex Engineering Services were identified for the years listed below. The certifiedSanborn Library search results in this report can be authenticated by visiting www.edrnet.com/sanborn and entering thecertification number. Only Environmental Data Resources Inc. (EDR) is authorized to grant rights for commercialreproduction of maps by Sanborn Library LLC, the copyright holder for the collection.

Certified Sanborn Results:

Site Name: 7th Street StationAddress: SW 7th Street/SW Western BlvdCity, State, Zip: Corvallis, OR 97333Cross Street:P.O. # 18683Project: 18683Certification # 6339-41B7-9975

Library of Congress

University Publications of America

EDR Private Collection

The Sanborn Library LLC Since 1866™

The Sanborn Library includes more than 1.2 millionSanborn fire insurance maps, which track historicalproperty usage in approximately 12,000 Americancities and towns. Collections searched:

Sanborn® Library search resultsCertification # 6339-41B7-9975

Maps Provided:

1949

1927

1912

1890

1888

Limited Permission To Make CopiesVertex Engineering Services (the client) is permitted to make up to THREE photocopies of this Sanborn Map transmittal and each fire insurancemap accompanying this report solely for the limited use of its customer. No one other than the client is authorized to make copies. Upon requestmade directly to an EDR Account Executive, the client may be permitted to make a limited number of additional photocopies. This permission isconditioned 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 noticeThis Report contains certain information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, Inc. It cannot beconcluded from this Report that coverage information for the target and surrounding properties does not exist from other sources. NO WARRANTY EXPRESSED ORIMPLIED, IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT. ENVIRONMENTAL DATA RESOURCES, INC. SPECIFICALLY DISCLAIMS THEMAKING OF ANY SUCH WARRANTIES, INCLUDING WITHOUT LIMITATION, MERCHANTABILITY OR FITNESS FOR A PARTICULAR USE OR PURPOSE. ALLRISK IS ASSUMED BY THE USER. IN NO EVENT SHALL ENVIRONMENTAL DATA RESOURCES, INC. BE LIABLE TO ANYONE, WHETHER ARISING OUT OFERRORS 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 STRICTLYLIMITED TO A REFUND OF THE AMOUNT PAID FOR THIS REPORT. Purchaser accepts this Report "AS IS". Any analyses, estimates, ratings, environmental risklevels 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 providingany facts regarding, or prediction or forecast of, any environmental risk for any property. Only a Phase I Environmental Site Assessment performed by anenvironmental professional can provide information regarding the environmental risk for any property. Additionally, the information provided in this Report is not to beconstrued 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 ofEnvironmental 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 arethe property of their respective owners.

3060631 - 3 page 2

Sanborn Sheet Thumbnails

This Certified Sanborn Map Report is based upon the following SanbornFire Insurance map sheets.

1949 Source Sheets

Volume 1, Sheet 27 Volume 1, Sheet 28 Volume 1, Sheet 29

1927 Source Sheets

Volume 1, Sheet 27 Volume 1, Sheet 28 Volume 1, Sheet 29

1912 Source Sheets

Volume 1, Sheet 20 Volume 1, Sheet 21

1890 Source Sheets

Volume 1, Sheet Keymap/Sheet1

3060631 - 3 page 3

1888 Source Sheets


3060631 - 3 page 4

1949 Certified Sanborn Map

6339

-41B

7-99

75

Order Date:EDR Inquiry:

Client:

Site Name:

Address:

City, ST, ZIP:

Certification #

Copyright: 1949

5/17/2011 11:38:54 AM3060631.3

Vertex Engineering Services

7th Street Station


Corvallis OR 97333

6339-41B7-9975

This Certified Sanborn Map combines the following sheets.Outlined areas indicate map sheets within the collection.

Volume 1, Sheet 27

Volume 1, Sheet 28

Volume 1, Sheet 29

0 Feet 150 300 600

3060631 - 3 page 5

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6339

-41B

7-99

75


Client:

Site Name:

Address:

City, ST, ZIP:

Certification #

Copyright: 1927

5/17/2011 11:38:54 AM3060631.3


7th Street Station


Corvallis OR 97333

6339-41B7-9975


Volume 1, Sheet 27

Volume 1, Sheet 28

Volume 1, Sheet 29

0 Feet 150 300 600

3060631 - 3 page 6

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6339

-41B

7-99

75


Client:

Site Name:

Address:

City, ST, ZIP:

Certification #

Copyright: 1912

5/17/2011 11:38:54 AM3060631.3


7th Street Station


Corvallis OR 97333

6339-41B7-9975


Volume 1, Sheet 20

Volume 1, Sheet 21

0 Feet 150 300 600

3060631 - 3 page 7

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6339

-41B

7-99

75


Client:

Site Name:

Address:

City, ST, ZIP:

Certification #

Copyright: 1890

5/17/2011 11:38:54 AM3060631.3


7th Street Station


Corvallis OR 97333

6339-41B7-9975



0 Feet 150 300 600

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6339

-41B

7-99

75


Client:

Site Name:

Address:

City, ST, ZIP:

Certification #

Copyright: 1888

5/17/2011 11:38:54 AM3060631.3


7th Street Station


Corvallis OR 97333

6339-41B7-9975



0 Feet 150 300 600

3060631 - 3 page 9

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vertex - deq.state.or.us vertex project no. 18683 . vertex. prepared by: vertex environmental...

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