Prepared For
STERLING SAVINGS BANK
9755 SW BARNES ROAD, SUITE 480
PORTLAND, OR 97225
PHASE I ENVIRONMENTAL
SITE ASSESSMENT REPORT
6701-17 SE Milwaukie Property
6701-6717 SE Milwaukie Avenue
Portland, OR 97202
Date Issued: November 6, 2007
Alpha Project Number 07-1000
Prepared By
9525-A SW BEAVERTON HILLSDALE HWY.
BEAVERTON, OREGON 97005
TEL (503) 627-0131 FAX (503) 627-0942
November 6, 2007
Shawn Marvin
Sterling Savings Bank
9755 SW Barnes Road; STE 480
Portland, OR 97225
RE:
PROJECT NO. 07-1000
PHASE I ENVIRONMENTAL SITE ASSESSMENT REPORT
6701-17 SE MILWAUKIE PROPERTY
6701-6717 SE MILWAUKIE AVENUE
PORTLAND, OR 97202
Dear Shawn:
Alpha Environmental Services, Inc. (Alpha) is pleased to provide the results of our Phase I Environmental
Site Assessment of the 6701-6717 SE Milwaukie Avenue property located in Portland, OR 97202. This
assessment was authorized on October 19, 2007, and performed in general accordance with Sterling
Savings Bank scope of work for Phase I Environmental Site Assessments.
This assessment included a site reconnaissance as well as research and interviews with representatives of
the public, property management, and regulatory agencies. An assessment was made, conclusions stated,
and recommendations outlined.
We appreciate the opportunity to provide environmental services to you. If you have any questions
concerning this report, or if we can assist you in any other matter, please contact us at (503) 627-0131.
Very truly yours,
ALPHA ENVIRONMENTAL SERVICES, INC.
Phillip R. Brewer
Principal
Katie Lethe
Environmental Consultant
TABLE OF CONTENTS
EXECUTIVE SUMMARY ...........................................................................................................................................1
1.0
INTRODUCTION...........................................................................................................................................5
1.1
1.2
1.3
1.4
1.5
1.6
1.7
2.0
SITE DESCRIPTION .....................................................................................................................................8
2.1
2.2
2.3
2.4
2.5
2.6
3.0
User Provided Information ...............................................................................................................8
Location and Legal Description........................................................................................................8
Site and Vicinity General Characteristics .........................................................................................8
Current Use of the Property ..............................................................................................................9
Description of Site Utilities.............................................................................................................10
Current Use of Adjoining Properties ..............................................................................................10
User provided information ............................................................................................................................11
3.1
3.2
3.3
3.4
3.5
3.6
3.7
3.8
4.0
Purpose..............................................................................................................................................5
Scope of Services..............................................................................................................................5
Assumptions......................................................................................................................................5
Limitations and Exceptions...............................................................................................................6
1.4.1
Data Failure ........................................................................................................................6
1.4.2
Data Gaps ...........................................................................................................................6
User Responsibilities ........................................................................................................................6
Special Terms and Conditions ..........................................................................................................6
Use Reliance .....................................................................................................................................7
Title Records...................................................................................................................................11
Environmental Liens or Activity and Use Limitations (AULs) ......................................................11
Specialized Knowledge...................................................................................................................11
Commonly Known or Reasonably Ascertainable Information .......................................................11
Valuation Reduction for Environmental Issues ..............................................................................11
Owner, Property Manager, and Occupant Information...................................................................11
Reason for Performing Phase I.......................................................................................................11
Other ...............................................................................................................................................12
RECORDS REVIEW....................................................................................................................................13
4.1
5.0
Standard Environmental Record Sources .......................................................................................13
4.1.1
State and Federal Regulatory Review...............................................................................13
4.1.2
Local Regulatory Review .................................................................................................18
4.2
Physical Setting Sources .................................................................................................................19
4.2.1
Topography.......................................................................................................................19
4.2.2
Soils/Geology ...................................................................................................................19
4.2.3
Hydrology.........................................................................................................................20
4.2.4
Flood Zone Information....................................................................................................20
4.2.5
Oil and Gas Exploration ...................................................................................................20
4.3
Historical Use Information..............................................................................................................20
4.3.1
Aerial Photographs ...........................................................................................................21
4.3.2
Fire Insurance Maps .........................................................................................................23
4.3.3
City Directories.................................................................................................................24
4.3.4
Additional Environmental Record Sources ......................................................................27
4.3.5
Historical Use Information on Adjoining Properties........................................................27
SITE RECONNAISSANCE .........................................................................................................................29
5.1
Methodology and Limiting Conditions...........................................................................................29
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5.2
6.0
General Site Characteristics ............................................................................................................29
5.2.1
Exterior Observations .......................................................................................................29
5.2.2
Interior Observations ........................................................................................................29
5.2.3
Solid Waste Disposal........................................................................................................29
5.2.4
Surface Water Drainage....................................................................................................30
5.2.5
Wells and Cisterns ............................................................................................................30
5.2.6
Wastewater .......................................................................................................................30
5.2.7
Additional Site Observations............................................................................................30
5.3
Potential Environmental Conditions ...............................................................................................30
5.3.1
Hazardous Materials and Petroleum Products Used or Stored at the Site ........................30
5.3.2
Evidence of Releases ........................................................................................................31
5.3.3
Polychlorinated Biphenyls (PCBs) ...................................................................................31
5.3.4
Landfills............................................................................................................................31
5.3.5
Pits, Ponds, Lagoons, Sumps, and Catch Basins ..............................................................31
5.3.6
On-Site ASTs and USTs...................................................................................................31
5.3.7
Radiological Hazards........................................................................................................31
5.3.8
Drinking Water .................................................................................................................32
5.3.9
Additional Hazard Observations.......................................................................................32
5.3.10 Asbestos-Containing Materials (ACM) ............................................................................32
5.3.11 Radon................................................................................................................................33
5.3.12 Lead-Based Paint..............................................................................................................33
INTERVIEWS ..............................................................................................................................................34
6.1
6.2
6.3
6.4
6.5
7.0
FINDINGS AND CONCLUSIONS..............................................................................................................35
7.1
7.2
7.3
7.4
7.5
8.0
Findings ..........................................................................................................................................35
7.1.1
On-Site Environmental Conditions...................................................................................35
7.1.2
Off-Site Environmental Conditions ..................................................................................35
7.1.3
Previously Resolved Environmental Conditions ..............................................................35
7.1.4
De Minimis Environmental Conditions ............................................................................35
Opinion ...........................................................................................................................................36
Conclusions.....................................................................................................................................36
Recommendations...........................................................................................................................37
Deviations .......................................................................................................................................37
REFERENCES..............................................................................................................................................38
8.1
8.2
9.0
Interview with Owner .....................................................................................................................34
Interview with Site Manager...........................................................................................................34
Interview with Occupants ...............................................................................................................34
Interview with Local Government Officials ...................................................................................34
Interviews with Others....................................................................................................................34
Reports, Plans, and Other Documents Reviewed: ..........................................................................38
Agencies Contacted: .......................................................................................................................38
signatures of environmental professionals ....................................................................................................39
9.1
9.2
Qualification of Environmental Professionals ................................................................................39
All Appropriate Inquiries Conformance .........................................................................................39
FIGURES
Figure 1
Figure 2
Figure 3
Site Vicinity Map
Site Plan
Topographic Map
ENVIRONMENTAL SITE ASSESSMENT
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APPENDIX
Appendix A
Appendix B
Appendix C
Appendix D
Appendix E
Appendix F
Appendix G
Appendix H
Site Photographs
Historical Research Documentation
Exhibit B-1
Aerial Photographs
Exhibit B-2
Fire Insurance Maps
Exhibit B-3
City Directories
Exhibit B-4
Title Search Records
Regulatory Records Documentation
Exhibit C-1
Mapped Database Report
Exhibit C-2
General Public Records
Interview Records
Client-Provided Documentation
Laboratory Reports
Other Supporting Documentation
Qualifications Of Envionmental Professionals
ENVIRONMENTAL SITE ASSESSMENT
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STERLING SAVINGS BANK
EXECUTIVE SUMMARY
Alpha Environmental Services, Inc. (Alpha) has performed a Phase I Environmental Site Assessment
(ESA) in accordance with the scope of work and limitations set forth by Sterling Savings Bank for the
6701-17 SE Milwaukie Property located at 6701-6717 SE Milwaukie Avenue, Portland, OR 97202 (the
“Property”).
The Phase I Environmental Site Assessment is designed to provide Sterling Savings Bank with an
assessment concerning environmental conditions (limited to those issues identified in the report) as they
exist at the property. This assessment was conducted utilizing generally accepted ESA industry standards
in accordance with the All Appropriate Inquiry (AAI) standard ASTM E 1527-05, Standard Practice for
Environmental Site Assessments: Phase I Environmental Site Assessment Process and Sterling Savings
Bank scope of work.
The Property is comprised of two tax lots (15100 and 15200) which are 0.16 and 0.18 acres in size,
respectively. The structure on the northern parcel was built in 1942, and the one on the southern site was
built in 1929. The northwestern portion of the Property is occupied by an asphalt surfaced parking lot.
The Property is used for commercial purposes.
The Property was developed with residential structures sometime prior to 1909. By 1929, the dwelling
was removed from the southeastern portion of the Property and a commercial structure was built. By
1936, the dwelling on the northeastern portion of the Property was removed and replaced by a
commercial structure. The western half of the Property remained undeveloped until the early 1940s when
it was paved and used as a parking lot. By approximately 1950, the structure at 6717 SE Milwaukie
almost doubled in size as it expanded onto the southwestern portion of the Property with a warehouse
area. The Property has been used for retail and restaurant purposes since these structures were built.
A dry cleaner has occupied the northern structure (6701 SE Milwaukie) since approximately 1954. The
current occupant has reportedly been onsite for three years. For the first two years of operation, the
clothing was sent to a different store for cleaning. In the last year clothing has been cleaned onsite, the
equipment operated on site is closed-loop 4th generation dry cleaning all-in-one machines; the used
solvents are collected in a closed bucket behind the machine and are removed from the Property by
Safety-Kleen when the bucket is full. Safety-Kleen has collected the solvents twice in the last year. The
facilities were found in general good conditions and best management practices in place; however, dry
cleaning practices prior to the current occupant are unknown. Based on the fact that the equipment
operated on site is closed-loop 4th generation dry cleaning all-in-one machines, the waste generated is
removed from the Property and that best management practices are in place, the current dry cleaning
operation represents a low risk to environmentally impact the Property.
During the site reconnaissance, a fill cap and vent pipe were noted next to the exterior stairs in the parking lot
on the Property. There is a high potential that they are connected to an underground storage tank onsite.
Also, in the sidewalk on the north side of the parking lot, a metal ring filled with concrete was observed. This
is potentially a fill cap. In addition, a fill cap labeled “oil” was observed in the sidewalk to the east of the
Property, along SE Milwaukie Avenue. However, based on the location of this cap, it is most likely
associated with the site adjacent to the south of the Property (6805 SE Milwaukie). No evidence was found
that these potential tanks have been decommissioned or the underlying sampled.
Based on the age of the structures, there is a potential that Asbestos Containing Materials (ACM) and/or LeadBased Paint (LBP) may be present onsite.
ENVIRONMENTAL SITE ASSESSMENT
PROJECT NO. 07-1000
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The site is situated within an urban area in downtown Portland, Oregon. The commercial structures are
bound to the north by SE Glenwood Avenue, beyond which is a parking lot; to the east by SE Milwaukie
Avenue, beyond which are commercial structures including the Moreland Theatre, restaurants, and retail
businesses; to the south are retail businesses and offices; and to the west is a coffee roaster and a law
office.
The site adjacent to the north of the Property, beyond SE Glenwood Avenue, was a gas station from
approximately 1950 until 1965. No records of sampling or clean-up activities were found with the DEQ
for this site.
A dry cleaning business was located adjacent to the south of the Property from the 1930s until approximately
2007. Based on the Department of Environmental Quality’s (DEQ) Leaking Underground Storage Tank
(LUST) department letter of No Further Action (NFA) for the site, on October 17, 2001 K&S Environmental
collected soil samples beneath two 250 gallon Underground Storage Tanks (USTs) used for storing dry
cleaning solvents. The sampling detected mineral spirits (Stoddards solvent) at concentrations up to 8550
ppm in soil directly beneath the tanks. The tanks were cleaned of sludge and solvent residue and
decommissioned in place. Further sampling revealed a pocket of petroleum contamination 80 cubic yards in
volume located between 8 and 14.5 feet below ground surface (bgs) beneath the tanks, and radiating out 6 to
10 feet from the tanks. The maximum concentration of total petroleum hydrocarbons (TPH) detected in the
pocket of contamination was 8550 ppm. A risk-based assessment was performed on the site, and it was
determined that no contaminant of concern was found at a concentration exceeding its human health riskbased screening level and groundwater is believed to first occur at a depth of 30 feet or greater. Therefore, the
pocket of soil contamination was left onsite. The DEQ granted a letter of No Further Action (NFA) on January
7, 2002.
Alpha obtained and reviewed a database report from TRACK Info Services, LLC for the Property and the
surrounding area. Based on the database report, no other sites were identified as having more than a low
potential to impact the Property.
Conclusions
Alpha has performed a Phase I Environmental Site Assessment in conformance with the scope and
limitations of ASTM Practice E 1527-05 of 6701-6717 SE Milwaukie Avenue, Portland, OR 97202, the
Property. Any exceptions to or deletions from this practice are described in Section 1.4 of this report.
This assessment has revealed no evidence of recognized environmental conditions in connection with the
Property, except for the following:
•
A dry cleaning business has been present on the Property (6701 SE Milwaukie) since approximately
1954. The current occupant has reportedly been on site for the past three years and has best
management practices in place; however, the prior dry cleaning practices are unknown.
•
A dry cleaning business was located on the site adjacent to the south of the Property from the 1930s
until approximately 2007. An NFA letter from the DEQ has been issued for the risk-based
assessment of two 250-gallon leaking underground storage tanks (LUSTs) on the Property. However,
a pocket of contamination was left onsite as it was determined that it did not threaten human health or
the environment.
•
A gas station was located on the site adjacent to the north of the Property, beyond SE Glenwood,
from approximately 1950 until 1965. No records of sampling or clean-up activities were found with
the DEQ for this site.
ENVIRONMENTAL SITE ASSESSMENT
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•
During the site reconnaissance, a fill cap and vent pipe were noted next to the exterior stairs in the parking
lot on the Property. There is a high potential that they are connected to an underground storage tank
(UST) onsite. Two other objects that may potentially be associated with underground storage tanks on the
Property were noted in the sidewalks on the north and east side of the Property.
•
Based on the age of the structure, there is a potential that Asbestos Containing Materials (ACM) and/or
Lead-Based Paint (LBP) may be present onsite.
This assessment has revealed no other evidence of recognized environmental conditions or associated
issues in connection with the Property.
Recommendations
Based on the findings of this ESA, Alpha recommends the following:
•
To address the potential of contamination on the Property from activities associated with the dry
cleaning business present on the Property, the dry cleaning business present adjacent to the south, and
the gas station adjacent to the north, soil and groundwater samples should be collected onsite.
•
The potential USTs should be investigated further. If they are determined to be USTs, soil samples
should be collected and unused tanks decommissioned in accordance with DEQ standards.
•
Before any demolition or remodeling occurs in the future, an ACM and LBP survey should be performed
onsite.
The following table summarizes the findings of the significant elements of this investigation.
Recognized Environmental Condition:
Issues
Identified
in
Environmental Record Sources
Present Onsite:
Standard
Present Offsite Adjacent:
no
YES
unknown
n/a
no
no
Historic use of concern (drycleaners,
lumber mill, auto repair facility, etc.)
YES
YES
Hazardous Materials and/or Petroleum
Products
YES
n/a
Unlabeled containers and/or drums
no
n/a
Evidence of Release (staining, etc.)
no
no
Polychlorinated Biphenyls
no
n/a
Landfills
no
no
Fire Department UST permits
Oil or gas wells
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Pits, ponds, lagoons, sumps, catch basins
no
no
YES
n/a
no
no
Asbestos Containing Materials (ACM)
Unknown
n/a
Radon
Unknown
n/a
Lead Based Paint
Unknown
n/a
no
no
ASTs and USTs
Radiological Hazards
Other
ENVIRONMENTAL SITE ASSESSMENT
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1.0
INTRODUCTION
Alpha Environmental Services, Inc. (Alpha) was retained by Sterling Savings Bank to conduct a Phase I
Environmental Site Assessment (ESA) of the 6701-17 SE Milwaukie Property located at 6701-6717 SE
Milwaukie Avenue, Portland, OR 97202 (the Property). The protocol used for this assessment is in
conformance with ASTM E 1527-05, Standard Practice for Environmental Site Assessments: Phase I
Environmental Site Assessment Process and Sterling Savings Bank scope of work.
On October 29, 2007, Katie Lethe, a representative of Alpha, conducted a site reconnaissance to assess
the possible presence of petroleum products and hazardous materials at the Property. Alpha’s
investigation included review of aerial photos, reconnaissance of adjacent properties, background
research, and review of available local, state, and federal regulatory records regarding the presence of
petroleum products and/or hazardous materials at the Property.
Alpha contracted TRACK Info Services, LLC of Los Angeles, California, to perform a computer database
search for local, state, and Federal regulatory records pertaining to environmental concerns for the
Property and properties in the vicinity of the Property (see Section 3.0).
1.1
Purpose
The purpose of this Phase I Environmental Site Assessment (ESA) was to identify existing or
potential Environmental Conditions (as defined by ASTM Standard E-1527-05) in connection with
the Property. Alpha understands that the findings of this study will be used by Sterling Savings Bank
to evaluate a pending financial transaction in connection with the Property.
1.2
Scope of Services
The scope of work for this ESA is in accordance with Sterling Savings Bank Phase I
Environmental Site Assessment protocol and is in general accordance with the requirements of
ASTM Standard E 1527-05. Alpha warrants that the findings and conclusions contained herein
were accomplished in accordance with the methodologies set forth in the Scope of Work. These
methodologies are described as representing good commercial and customary practice for
conducting an Environmental Site Assessment of a property for the purpose of identifying
recognized environmental conditions.
No other warranties are implied or expressed.
1.3
Assumptions
There is a possibility that even with the proper application of these methodologies there may exist
on the Property conditions that could not be identified within the scope of the assessment or
which were not reasonably identifiable from the available information. Alpha believes that the
information obtained from the record review and the interviews concerning the site is reliable.
However, Alpha cannot and does not warrant or guarantee that the information provided by these
other sources is accurate or complete. The methodologies of this assessment are not intended to
produce all inclusive or comprehensive results, but rather to provide Sterling Savings Bank with
information relating to the Property.
ENVIRONMENTAL SITE ASSESSMENT
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1.4
Limitations and Exceptions
The findings and conclusions contain all of the limitations inherent in these methodologies that
are referred to in ASTM E 1527-05. Specific limitations and exceptions to this ESA are more
specifically set forth below:
1.4.1
Data Failure
A data failure is defined in ASTM E 1527-05 as “A failure to achieve the historical
research objectives . . . even after reviewing the standard historical sources . . . that are
reasonably ascertainable and likely to be useful. Data failure is one type of data gap.”
No significant data failure was encountered during this Phase I Environmental Site
Assessment.
1.4.2
Data Gaps
A data gap is defined in ASTM E 1527-05 as “a lack of or inability to obtain information
required by this practice despite good faith efforts by the environmental professional to
gather such information.”
At the time of the site reconnaissance, the site occupants stated that there was no
basement. However, the Multnomah County Assessor and City of Portland records later
indicated that the structure located at 6717 SE Milwaukie has a basement. The basement
was therefore not viewed during the site reconnaissance.
1.5
User Responsibilities
As outlined in ASTM E 1527-05, it is the responsibility of the User of this Phase I Environmental
Site Assessment to provide the following pieces of information:
1.6
ƒ
Environmental clean-up liens and Activity and Use Limitations (AULs): The User must
search for environmental clean-up liens and AULs. AULs include institutional controls
(ICs) and engineering control s(ECs).
ƒ
Specialized knowledge:
Property.
ƒ
Relationship of purchase price to fair market value of Property, if not contaminated: The
User must consider the relationship of the purchase price of the Property to the fair
market value of the Property if it was not contaminated.
The User must consider specialized knowledge about the
Special Terms and Conditions
The work performed is governed by our verbal agreement with Shawn Marvin of Sterling
Savings Bank agreed upon on October 19, 2007.
The conclusions and findings set forth in this report are strictly limited in time and scope to the
date of the evaluations. The conclusions presented in the report are based solely on the services
described therein, and not on scientific tasks or procedures beyond the scope of agreed-upon
services or the time and budgeting restraints imposed by the client. No subsurface exploratory
ENVIRONMENTAL SITE ASSESSMENT
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STERLING SAVINGS BANK
drilling or sampling was done under the scope of this work. Unless specifically stated otherwise
in the report, no chemical analyses have been performed during the course of this ESA.
Some of the information provided in this report is based upon personal interviews, and research
of available documents, records, and maps held by the appropriate government and private
agencies. This is subject to the limitations of historical documentation, availability, and accuracy
of pertinent records, and the personal recollections of those persons contacted.
1.7
Use Reliance
“Client”, in evaluating a request for an extension of credit (the “Loan”) to be secured by the
property may rely upon this report. This information also may be used by any actual or
prospective purchaser, transferee, assignee, or servicer of the Loan, any actual or prospective
investor (including agent or advisor) in any securities evidencing a beneficial interest in or
backed by the Loan, any rating agency actually or prospectively rating any such securities, any
indenture trustee, and any institutional provider(s) from time to time of any liquidity facility or
credit support for such financing. In addition, this report or a reference to this report may be
included or quoted in any offering circular, registration statement, or prospectus in connection
with a securitization or transaction involving the Loan and/or such securities. This report has no
other purpose and should not be relied upon by any other person or entity.
ENVIRONMENTAL SITE ASSESSMENT
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2.0
SITE DESCRIPTION
2.1
User Provided Information
Pursuant to ASTM E 1527-05, Alpha requested the following site information from Sterling
Savings Bank (User of this report) and from the site contact.
ITEM
PROVIDED
BY USER
2.1.1 Environmental Pre-survey
Questionnaire
NOT
PROVIDED
BY USER
X
2.1.3 Environmental Liens or Activity
and Use Limitation
X
2.1.4 Specialized Knowledge
X
2.1.5 Valuation Reduction for
Environmental Issues
X
2.1.6 Identification of Key Site
Manager
X
YES, SEE
SECTION 1.1
2.1.8 Prior Environmental Reports
2.2
DOES
NOT
APPLY
X
2.1.2 Title Records
2.1.7 Reason for Performing Phase 1
ESA
DISCUSSED
BELOW
X
Location and Legal Description
The address of the Property is 6701-6717 SE Milwaukie Avenue, Portland, OR 97202. The
Property is located in a commercial area of Multnomah County. According to the Multnomah
County Assessor’s Office, the Property consists of two parcels and the assessor’s parcel numbers
of the Property are R134053 and R134502. The legal description is attached in Appendix G.
According to the Multnomah County Tax Assessor’s office, the Property is currently owned by
Scope Business Co. Inc. who has owned the Property since 1987.
2.3
Site and Vicinity General Characteristics
The Property is located in a commercial area that is characterized by numerous retail businesses
and restaurants. There is also residential development in the vicinity. The Property is zoned CS
– Storefront Commercial by the City of Portland.
The Property consists of two rectangular-shaped parcels approximately 0.16 and 0.18 acres in size—
totaling 0.34 acres in size. The Property is designed and used for commercial purposes. Currently,
the Property is developed with two structures. The one on the northern parcel was constructed in
1942 and the one on the southern parcel was constructed in 1929. The site offers a total of three
tenant spaces, for commercial use.
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Access to the asphalt-surfaced Property parking lot on the northwestern portion of the Property is
provided from Glenwood Avenue. The surface lot accommodates approximately six to eight
vehicles. No other structures or significant surface features were noted on the Property at the time of
the reconnaissance.
Exterior
The building on the northern parcel is of concrete slab-on-grade with brick construction and has an
interior square footage of 3,500. The building on the southern parcel is of concrete slab-on-grade
with concrete tilt-up construction and has an interior square footage of 7,400 on the main level and
1,000 in an unfinished basement. The structures have built-up roofs.
Interior
The interior of the building on the northern parcel consists of painted concrete walls and decorative
mud finish on the ceilings. The front entryway floor is covered with carpet, the hallway is covered
with vinyl floor tiles, and the back is exposed concrete.
The interior of the building on the southern parcel consists of two businesses: an antique store and a
bar. The antique store’s interior is of painted gypsum wallboard walls and ceiling. The bar’s interior
is of painted gypsum wallboard and has acoustical ceiling tiles. The floors of both have vinyl floor
tiles. The antique store has a top level that has wood flooring.
2.4
Current Use of the Property
At the present time, the Property is developed with two structures that are currently used for
commercial purposes.
According to the City of Portland, the Property is zoned CS—Storefront Commercial. The
occupancy at the time of the site reconnaissance was reported to be 100% percent. Based on the
information reviewed during the preparation of this report and the observations made during the
reconnaissance of the Property, the tenant spaces are currently occupied by the tenants and
activities identified in the table below:
SITE OCCUPANTS
UNIT
TENANT
OPERATION
6701 SE
Milwaukie
Avenue
Westmoreland
Cleaners
Westmoreland Cleaners is a dry cleaning business that utilizes the
building to perform dry cleaning functions. As part of the process,
small amounts of hazardous waste in the form of dry cleaning solvents
are generated. It is stored in a plastic container that was properly
labeled and grounded. According to the owner, he has operated his
business on the Property for approximately 3 years. During the first two
years, the clothes were sent to a different location for cleaning. In the
last year they have been cleaned onsite, and the waste generated has
been collected by Safety-Kleen twice in the last year. The facilities were
found in general good condition and best management practices in
place.
6707
SE
Milwaukie
Pogo’s Tavern
Pogo’s is a tavern that serves food and alcoholic beverages. According
to the patrons in the facility at the time of the site reconnaissance, it has
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SITE OCCUPANTS
UNIT
Avenue
TENANT
6717
SE
Milwaukie
Avenue
2.5
Star’s Antiques
OPERATION
been operating for approximately 30 to 40 years.
More Stars is an antique store. According to the store manager, it has
been on the Property for approximately 8 to 9 years.
Description of Site Utilities
Stormwater runs over land to the municipal storm drains in the street. The City of Portland supplies
drinking water to the property from the municipal distribution system. Sanitary discharges on the
Property are discharged into the municipal sanitary sewer system. No septic systems or drywells
were discovered onsite during this investigation.
The heating system onsite is powered by natural gas. Electricity is provided to the Property by
Portland General Electric (PGE). Natural gas is provided by Northwest Natural Gas.
2.6
Current Use of Adjoining Properties
During the vicinity reconnaissance, Alpha observed the following land use on properties in the
immediate vicinity of the Property.
North:
Adjacent to the north of the Property, beyond Glenwood Avenue, is a customer
parking lot.
South:
Adjacent to the south of the Property is Digital Vision (6805A SE Milwaukie) and
Clogs N More (6805 SE Milwaukie) shoe store.
East:
Adjacent to the east of the Property is SE Milwaukie Avenue, with Limelight (6708
SE Milwaukie), Moreland Theatre (6712 SE Milwaukie), and Haggis McBaggis
Restaurant (6716 SE Milwaukie) beyond.
West:
Adjacent to the west of the Property is an office building housing a Sports Medicine
business.
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3.0
USER PROVIDED INFORMATION
3.1
Title Records
A 50-year chain-of-title was not requested for this study. Historical use of the Property was
researched using other standard historical sources.
3.2
Environmental Liens or Activity and Use Limitations (AULs)
According to the User of this report, no environmentally-related liens Activity and Use Limitations
(AULs) have been recorded against the Property.
3.3
Specialized Knowledge
The Mr. Pham, the owner of Westmoreland Cleaners, the dry cleaner on the Property, stated that
he has occupied the site for approximately three years. The first two years he performed no dry
cleaning operations onsite. All clothes were sent to his other store to be cleaned, and then
returned to the Property to be picked-up. In the past year, dry cleaning equipment began to be
used onsite. The equipment operated on site is closed-loop 4th generation dry cleaning all-in-one
machines; the used solvents are collected in a closed bucket behind the machine and are removed
from the Property by Safety-Kleen when the bucket is full. Safety-Kleen has collected the
solvents twice in the last year. The facilities were found in general good conditions and best
management practices in place.
The managers of both More Stars and Pogo’s stated that no hazardous materials were used or
stored onsite.
3.4
Commonly Known or Reasonably Ascertainable Information
Based on the commonly known activities of a dry cleaner, there is a potential that hazardous
materials have been used and stored onsite 6701 SE Milwaukie.
Based on the commonly known activities of an antique store and of a tavern, there is a low
potential for hazardous materials to be used onsite 6707-17 SE Milwaukie.
3.5
Valuation Reduction for Environmental Issues
No valuation reduction was reported by the User.
3.6
Owner, Property Manager, and Occupant Information
The Property Contact, Mr. Don Hanna Jr., was interviewed for this review. He said he was not
aware of any environmental issues on the Property.
3.7
Reason for Performing Phase I
Alpha understands that the findings of this study will be used by Sterling Savings Bank to evaluate a
pending financial transaction in connection with the Property.
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3.8
Other
No other relevant User provided information was used for this review.
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4.0
RECORDS REVIEW
4.1
Standard Environmental Record Sources
4.1.1
State and Federal Regulatory Review
Information from standard Federal and state environmental record sources was provided
through TRACK Info Services, LLC. Data from governmental agency lists are updated
and integrated into one database, which is updated as these data are released. This
integrated database also contains postal service data in order to enhance address
matching. Records from one government source are compared to records from another to
clarify any address ambiguities. The demographic and geographic information available
provides assistance in identifying and managing risk. The accuracy of the geocoded
locations is approximately +/-300 feet.
In some cases, location information supplied by the regulatory agencies is insufficient to
allow the database companies to geocoded facility locations. These facilities are listed
under the unmappables section within the TRACK Info Services, LLC report. A review
of the unmappable facilities indicated that one of these facilities are within the ASTM
minimum search distance from the Property. This facility is discussed under the
appropriate database heading below.
Regulatory information from the following database sources regarding possible
recognized environmental conditions, within the ASTM minimum search distance from
the Property, was reviewed. Specific facilities are discussed below if determined likely
that a potential recognized environmental condition has resulted at the Property from the
listed facilities. Please refer to Appendix C-1 for a complete listing.
AMSD*
On
Property
Adjacent
Properties
<1/8 mile
1/8 to 1/4
mile
1/4 to 1/2
mile
> 1/2 mile
Federal
National
Priority List
(NPL)
1.0
0
0
0
0
0
0
Federal
Delisted NPL
List
0.5
0
0
0
0
0
Federal
CERCLIS list
1.0
0
0
0
0
0
Federal
CERCLIS
NFRAP list
0.5
0
0
0
0
0
Federal Lists
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Federal RCRA
CORRACTS
TSD Facilities
List
1.0
0
0
0
0
0
Federal RCRA
NonCORRACTS
TSD Facilities
List
0.5
0
0
0
0
0
0
Federal
Institutional
Control (IC)
and
Engineering
Control (EC)
Registries
Property
0
Federal RCRA
Generators
Site and
adjoining
0
0
Federal RCRA
No Longer
Regulated
(NLR)
Generators
Site and
adjoining
0
0
Federal ERNS
Sites
Site and
adjoining
0
0
State Lists
AMSD*
On
Property
Adjacent
Properties
<1/8 mile
1/8 to 1/4
mile
1/4 to ½
mile
> 1/2 mile
State
Equivalent
CERCLIS list
0.5
0
0
0
0
0
State and
Tribal Landfill
and/or Solid
Waste
Disposal
(SWD) Sites
List
0.5
0
0
0
0
0
State and
0.5
0
1
18
67
163
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Tribal Leaking
Underground
Storage Tank
(LUST) List
State and
Tribal
Registered
Underground
Storage Tank
(UST) List
Site and
adjoining
0
State and
Tribal
Institutional
Control (IC)
and
Engineering
Control (EC)
Registries
Property
0
State Spills
List
Vicinity
0
0
1
0
0
Brownfields
0.5
0
0
0
0
0
0
0
*AMSD: Approximate Minimum Search Distance, in miles, pursuant to ASTM E 1527-05
Federal NPL
The National Priorities List (NPL) is the Environmental Protection Agency (EPA) database
of uncontrolled or abandoned hazardous waste sites identified for priority remedial actions
under the Superfund Program.
The Property is not listed as a NPL facility. No NPL sites are located within one mile of the
Property.
Federal CERCLIS List
The Comprehensive Environmental Response, Compensation and Liability Information
System (CERCLIS) list is a compilation of sites that the EPA has investigated or is currently
investigating for a release or threatened release of hazardous substances.
The Property is not listed as a CERCLIS facility. No CERCLIS sites are listed within onehalf mile of the Property.
Federal CERCLIS NFRAP Sites List
The CERCLIS No Further Remedial Action Planned (NFRAP) List is a compilation of sites
that the EPA has investigated, and has determined that the facility does not pose a threat to
human health or the environment, under the CERCLA framework. .
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The Property is not listed as a CERCLIS-NFRAP facility. No CERCLIS-NFRAP sites are
listed within one half mile of the Property.
Federal Resource Conservation and Recovery Act (RCRA) CORRACTS TSD Facilities
List
The EPA Resource Conservation and Recovery Act (RCRA) Program identifies and
tracks hazardous waste from the point of generation to the point of disposal. The RCRA
Treatment, Storage and Disposal (TSD) database is a compilation by the EPA of
reporting facilities that treat, store or dispose of hazardous waste. The CORRACTS
database is the EPA’s list of treatment storage or disposal facilities subject to corrective
action under RCRA.
The Property is not listed as a RCRA CORRACTS TSD facility. No RCRA CORRACTS
TSD facilities are listed within one mile of the Property.
Federal Resource Conservation and Recovery Act (RCRA) Non-CORRACTS TSD
Facilities List
The RCRA TSD database is a compilation by the EPA of reporting facilities that treat,
store or dispose of hazardous waste.
The Property is not listed as a RCRA-TSD facility. No RCRA TSD sites are listed within
one-half mile of the Property.
Federal Institutional Control/Engineering Control (IC/EC) Registries
Any Federal institutional controls and/or engineering controls imposed on the Property
would have been listed in one of the above-referenced registries.
Since the Property is not listed on any of the above-referenced registries, there is a low
potential for federal institutional controls and/or engineering controls to have been imposed
on the Property.
Federal RCRA Generator List
The RCRA program identifies and tracks hazardous waste from the point of generation to the
point of disposal. The RCRA Generators database is a compilation by the EPA of reporting
facilities that generate hazardous waste.
The Property is not listed as a RCRA facility. No RCRA Generator facilities are listed on the
Property or on the adjacent properties.
Federal Emergency Response Notification System (ERNS)
The Emergency Response Notification System (ERNS) is a national database used to collect
information or reported release of oil or hazardous substances.
No ERNS sites were listed on the Property or on the adjacent properties.
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State Priority List
The state of Oregon does not maintain a State Priority List (SPL) of sites considered to be
actually or potentially contaminated and presenting a possible threat to human health and
the environment.
State and Tribal CERCLIS-Equivalent List
The Oregon Department of Environmental Quality (DEQ) maintains a State and Tribal
CERCLIS-equivalent list (SCL) of sites under investigation that could be actually or
potentially contaminated and presenting a possible threat to human health and the
environment.
The Property is not listed as a State or Tribal CERCLIS facility. No SCL sites are listed
within one-half mile of the Property.
Solid Waste/Landfill Facilities (SWLF)
A database of SWLF is prepared by Oregon Department of Environmental Quality
(DEQ).
The Property is not listed as a SWLF facility. No SWLF facilities are listed within one-half
mile of the Property.
State and Tribal Leaking Underground Storage Tank List (LUST)
The Oregon Department of Environmental Quality (DEQ) compiles lists of all leaks of
hazardous substances from underground storage tanks. The US EPA Region 10
maintains an inventory of Indian Land leaking underground storage tanks currently under
federal administration.
The Property is not listed as a LUST facility. 248 LUST sites are listed within one-half
mile of the Property. Of these, 163 are located at a distance of greater than one-quarter mile
from the Property. Of the remaining eighty-five sites, sixty-eight have been remediated
according to DEQ standards and the files have been closed. The remaining seventeen open
sites have contamination that is limited to surface soils. Since groundwater has not been
impacted, there is a low potential for contamination from these sites to migrate to the Subject
Property. One of these closed sites is located adjacent to the south of the Property and is
discussed below:
• Dral Cleaners is located at 1623 Bybee Blvd., Portland, OR 97202. On October 17,
2001 K&S Environmental collected soil samples beneath two 250 gallon
Underground Storage Tanks (USTs) used for storing dry cleaning solvents. The
sampling detected mineral spirits (Stoddards solvent) at concentrations up to 8550
ppm in soil directly beneath the tanks. The tanks were cleaned of sludge and
solvent residue and decommissioned in place. Further sampling revealed a pocket
of petroleum contamination 80 cubic yards in volume located between 8 and 14.5
feet below ground surface (bgs) beneath the tanks, and radiating out 6 to 10 feet
from the tanks. The maximum concentration of total petroleum hydrocarbons
(TPH) detected in the pocket of contamination was 8550 ppm. A risk-based
assessment was performed on the site, and it was determined that no contaminant of
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concern was found at a concentration exceeding its human health risk-based
screening level and groundwater is believed to first occur at a depth of 30 feet or
greater. Therefore, the pocket of soil contamination was left onsite. The DEQ
granted a letter of No Further Action required (NFA) on January 7, 2002.
State and Tribal Underground Storage Tank List (UST)
The Oregon Department of Environmental Quality (DEQ) compiles a list of UST
locations. The US EPA Region 10 maintains an inventory of Indian Land underground
storage tanks currently under federal administration.
The Property is not listed as an UST facility. No registered UST facilities are listed
adjacent to the Property.
State and Tribal Institutional Controls/Engineering Controls (IC/EC) Registries
Any State or Tribal institutional controls and/or engineering controls imposed on the
Property would have been listed in one of the above-referenced registries.
Since the Property is not listed on any of the above-referenced registries, there is a low
potential for state or tribal institutional controls and/or engineering controls to have been
imposed on the Property.
State Spill Sites
The Oregon Fire Marshal compiles a list of spills that have occurred in the state of
Oregon. One spill site is located in the vicinity of the Property. This site is a drug lab
located at 7025 SE 17th Avenue, Portland, OR 97202. It was discovered and remediated
in 1999. Drug labs generally consist of surface contamination that is removed when the
site is remediated. Since this site was remediated approximately eight years ago, there is
a low potential for this spill site to impact the Property.
Brownfields
The Oregon Department of Environmental Quality (DEQ) maintains a list of Brownfields
sites as part of its Environmental Cleanup Site Information System (ECSI).
No State or Tribal Brownfields sites were listed within one-half mile of the Property.
4.1.2
Local Regulatory Review
4.1.2.1
Fire Officials
Records from Portland Fire Department were reviewed for evidence indicating
the presence of underground storage tanks and for the use of hazardous materials.
Historical permits are currently being scanned by the department so that they can
be accessed online in the future. Therefore, they are not available to view and a
record request must be submitted. Alpha submitted a record request on October
29, 2007. On November 2, 2007 the department was contacted to check on the
status of the request and a voice message was recorded. By November 5, 2007,
still no information had been received and so the department was contacted a
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STERLING SAVINGS BANK
second time. The contact, Susan, stated that the request had not yet been sent to
the appropriate office and would be sent on that day. By the date of publication
of this report, no information had been received from the Portland Fire
Department.
4.1.2.2
Building Department
Records from Portland Building Department were reviewed for evidence
indicating the developmental history of the subject Site, and for the presence of
documentation relative to underground storage tanks. The records indicate the
current site structures were constructed in 1929 (6717 SE Milwaukie) and 1942
(6701 SE Milwaukie).
A building plan on file for 6717 SE Milwaukie shows an area on the first floor
that is labeled, “Remove fl. Furnace and cap plumbing, patch floor with MGR
conc. over building paper & laminated wood deck. Cut off pipes & plug. Plug
floor holes.” (See Appendix G). Based on the age of this structure, there is a
potential that this may have been the location of an oil furnace.
Prior land use was not indicated.
4.1.2.3
Other Agencies
A letter of No Further Action for the site adjacent to the south of the Property,
Dral Cleaners, was requested from the DEQ. The contents of the letter are
discussed in section 4.1.1.
4.2
Physical Setting Sources
4.2.1
Topography
The United States Geological Survey (USGS), Lake Oswego, OR Quadrangle 7.5 minute
series topographic map was reviewed for this ESA. This map was published by the USGS
in 1981. According to the contour lines on the topographic map, the Property is located at
approximately 100 feet above mean sea level (MSL). The contour lines in the area of the
Property indicate the area is sloping gently to the east. The Willamette River is located
approximately 0.47 miles to the west of the Property and Crystal Springs Lake is located
approximately 0.35 miles to the east of the Property.
4.2.2
Soils/Geology
The Property is located in the Cascade Range Province. The bedrock is classified as the
Qs rock unit, which consists of lacustrine and fluvial sedimentary rocks dating from the
Pleistocene. The description is as follows; “Unconsolidated to semiconsolidated
lacustrine clay, silt, sand, and gravel; in places includes mudflow and fluvial deposits and
discontinuous layers of peat. Includes older alluvium and related deposits of Piper
(1942), Willamette Silt (Allison, 1953; Wells and Peck, 1961), alluvial silt, sand, and
gravel that form terrace deposits of Wells and others (1983), and Gresham and Estacada
Formations of Trimble (1963).”
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Based on the soil survey maps published by the USDA Soil Conservation Service (1983),
the Property is mapped as Urban Land Latourell Complex, 0 to 3 percent slopes. This
complex consists of Urban land and well drained Latourell soils. In most areas of this
comples, the soils have been graded, cut, filled, or otherwise disturbed. This complex is
on broad terraces that have long, convex slopes. Areas are generally irregular in shape
and 20 to 100 acres in size. The Urban land and Latourell soils are in such an intricate
pattern or so small in area that to separate them in mapping was not practical. Eleveation
is 50 to 400 feet. The average annual precipitation is 40 to 60 inches, the average annual
air tempterature is 52 to 54 degrees F, and the frost-free period is 165 to 210 days. In
areas where soils are relatively undisturbed, permeability is moderate and available water
capacity it 8 to 12 inches. In areas dominated by cuts, fills, and Urban land, permeability
and available water capacity are variable. Runoff is slow, and the hazard of erosion is
slight.
4.2.3
Hydrology
According to Geological Survey Water-Supply Paper 1793 “Ground Water in the East
Portland Area, Oregon” the Property is located within part of a broad downwrap of prePliocene rocks between the Cascade Mountains and the Coast Range. The principal
water-bearing rock units in the area are the Troutdale Formation of early Pliocene age,
fluviolacustrine deposits of late Pleistocene age, and alluvium of recent age. Each of
these water-bearing units is tapped in places by wells that yield moderate to large
amounts of water of good chemical quality. The groundwater bodies are chiefly
recharged by infiltration of precipitation.
According to this Water Resources Department (WRD) online database, first
groundwater is located approximately 11-30 feet below grade. However, based on a
DEQ letter of No Further Action (NFA) for the site adjacent to the south of the Property,
first groundwater is located at a depth of greater than 30 feet below surface grade. Based
on the topography of the Property and vicinity, and the Property's proximity to the
Willamette River (0.47 miles to the west of the Property) and Crystal Springs Lake (0.35
to the east of the Property), groundwater is anticipated to flow to the east. No on-site
water wells or springs were observed during the Property reconnaissance. No settling
ponds, lagoons, surface impoundments, wetlands or natural catchbasins were observed at
the Property during this investigation.
4.2.4
Flood Zone Information
According to the map image produced at ESRI/Federal Emergency Management Agency
(FEMA) Project Impact Hazard Site, the Property is not located in a flood zone The map
was derived from the effective Flood Insurance Rate Map (FIRM) but the base
cartographic map information such as roads, rivers, and political boundaries were not.
Therefore, information derived from this map image should be considered an advisory
tool for general hazard awareness.
4.2.5
Oil and Gas Exploration
According to the Oregon Department of Geology and Mineral Industries, no oil or gas
wells are located on the Property.
4.3
Historical Use Information
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By 1909, the Property was developed with two dwelling and a small shed. By 1928, a third
dwelling was added to the Property. By 1929, the dwellings were removed and a commercial
structure was built on the southeastern portion of the Property. By 1936, an additional
commercial structure was built on the northeastern portion of the Property. The western half of
the Property remained undeveloped until the early 1940s when it was paved and used as a parking
lot. In the 1940s, the northern commercial structure (6701-11 SE Milwaukie) was occupied by a
coffee shop, a dry goods store, a café, and the Oregon Liquor Control Commission. The southern
commercial structure (6717 SE Milwaukie) was occupied by a grocery store. By approximately
1950, the structure at 6717 SE Milwaukie almost doubled in size as it expanded onto the
southwestern portion of the Property with a warehouse area for Flatt’s furniture store which
replaced the grocery store that was previously occupying the site. In approximately 1954, DeMir
Cleaners & Dyers replaced Oregon Liquor Control Commission in the 6701 SE Milwaukie
structure. That structure has continued to be occupied by a dry cleaner since that time up to the
present. In the late 1960s, the restaurant at 6707 SE Milwaukie was replaced by Pogo’s Tavern
and has remained unchanged up to the present time. In approximately 1970, Flatt’s Furniture
Dealers in 6717 SE Milwaukie was replaced by Graham’s Five, Ten & Twenty-Five Cent Store.
In the 1980s, this was changed to Rodger’s Stores, and in approximately 1999 it was changed to
Star’s Antique Mall. It has remained unchanged up to the present time.
4.3.1
Aerial Photographs
Available aerial photographs dated 1936, 1944, 1956, 1964, 1973, 1980, 1990, 1998, and
2006, from the University of Oregon and GoogleEarth.com were reviewed for this ESA.
Copies of selected photographs are included in Appendix B-1 of this report. The photographs
are discussed below:
Date:
Scale:
Photo I.D. No.:
Description:
1936
n/a
1936-20WVP-2041C
In the 1936 photo, the eastern half of the Property is developed with
two commercial structures. The western half is undeveloped.
Adjacent to the north of the Property is a road with residential
structures beyond; to the east is a road with commercial structures
beyond; to the south is a commercial structure; and to the west is a
residential structure and a vacant lot.
No recognized environmental conditions are evident in this photo.
Date:
Scale:
Photo ID:
Description:
1944
n/a
1944-20ORS4M-20103V-135
In the 1944 photo, the western half of the Property has been paved. The
Property is otherwise unchanged since the 1936 photo.
All adjacent sites appear unchanged since the 1936 photo.
No recognized environmental conditions are evident in this photo.
Date:
Scale:
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1956
n/a
21
STERLING SAVINGS BANK
Photo ID:
Description:
1956-20OHP-2021-26
In the 1956 photo, the southern structure on the Property has been
expanded to occupy the entire southern half of the site. The Property is
otherwise unchanged since the 1944 photo.
Adjacent to the north of the Property, beyond the road, the two
dwellings have been removed and replaced by a gas station. All
other adjacent sites appear unchanged since the 1944 photo.
Date:
Scale:
Photo ID:
Description:
1964
n/a
1964-20MET-2013-45
In the 1964 photo, the Property appears unchanged since the 1956
photo.
Adjacent to the north of the Property, beyond the road, the gas
station has been removed and replaced by a parking lot. All other
adjacent sites appear unchanged since the 1956 photo.
No recognized environmental conditions are evident in this photo.
Date:
Scale:
Photo ID:
Description:
1973
n/a
1973-20PO73-209-20
In the 1973 photo, the Property appears unchanged since the 1964
photo.
All adjacent sites appear unchanged since the 1964 photo.
No recognized environmental conditions are evident in this photo.
Date:
Scale:
Photo ID:
Description:
1980
n/a
1980-20PO80-209-27
In the 1980 photo, the Property appears unchanged since the 1973
photo.
All adjacent sites appear unchanged since the 1973 photo.
No recognized environmental conditions are evident in this photo.
Date:
Scale:
Photo ID:
Description:
1990
n/a
1990-20PO90-2011-15
In the 1990 photo, the Property appears unchanged since the 1980
photo.
All adjacent sites appear unchanged since the 1980 photo.
No recognized environmental conditions are evident in this photo.
Date:
Scale:
Photo ID:
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1998
n/a
1998-20PO98-2011-14
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Description:
In the 1998 photo, the Property appears unchanged since the 1990
photo.
All adjacent sites appear unchanged since the 1990 photo.
No recognized environmental conditions are evident in this photo.
Date:
Scale:
Photo ID:
Description:
2006
n/a
n/a
In the 2006 photo, the Property appears unchanged since the 1998
photo.
All adjacent sites appear unchanged since the 1998 photo.
No recognized environmental conditions are evident in this photo.
4.3.2
Fire Insurance Maps
Sanborn Fire Insurance maps dated 1909, 1928, and 1950 were available for review, and
were provided by EDR/Sanborn at the Multnomah County Library. Copies of the maps
are included in Appendix B-2.
Date:
Description:
1909
In the 1909 map, the Property is developed with two dwellings and a small
shed.
Adjacent to the north of the Property is Glenwood Avenue; beyond
which are two dwellings. Adjacent to the west is a vacant lot, with E 16th
Street beyond; to the south is a dwelling with a hot house attached; and
to the east is Milwaukie Avenue. The area beyond Milwaukie Avenue is
not mapped this year.
Date:
Description:
1928
In the 1928 map, an additional dwelling has been constructed on the
Property. It is otherwise unchanged since the 1909 map.
Adjacent to the south of the Property, the previous dwelling has been
removed and replaced by a different dwelling and two stores. A
dwelling has also been constructed on the previously vacant lot adjacent
to the west of the property. Adjacent to the east of the Property, beyond
Milwaukie Avenue, are vacant lots. To the southeast of the Property,
beyond Milwaukie Avenue, is a gas station. The site adjacent to then
north of the Property, beyond Glenwood Avenue, is unchanged since the
1909 map.
Date:
Description:
1950
In the 1950 map, the dwellings have been removed and replaced by a
Liquor Store, a Restaurant, and a Furniture Warehouse and Store.
Adjacent to the south of the Property, the dwellings have been replaced
by a Store and a Drycleaner. An additional dwelling has been
constructed on the other previously vacant lot adjacent to the west of the
Property. Adjacent to the east of the Property, beyond Milwaukie
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Avenue, the vacant lots have been developed with approximately ten
stores and a movie theatre. The gas station previously located to the
southeast of the Property has been replaced by a drug store. Adjacent to
the north of the Property, beyond Glenwood Avenue, the dwellings have
been removed and replaced by a gas station.
4.3.3
City Directories
Historical City directories published by Polk and Cole were reviewed at the Multnomah
County Library for past names and business that were listed for the Property and adjoining
properties. The listings were reviewed at five year intervals from the present year back to
1939. Occupancies of interest on the Property and adjacent sites are listed below:
Property:
Year
1939-1943
6701 SE Milwaukie:
6711 SE Milwaukie:
6717 SE Milwaukie:
6701 SE Milwaukie:
6707 SE Milwaukie:
6711 SE Milwaukie:
6717 SE Milwaukie:
6701 SE Milwaukie:
6707 SE Milwaukie:
6717 SE Milwaukie:
6701 SE Milwaukie:
6707 SE Milwaukie:
6717 SE Milwaukie:
6701 SE Milwaukie:
6707 SE Milwaukie:
6717 SE Milwaukie:
6701 SE Milwaukie:
6707 SE Milwaukie:
6717 SE Milwaukie:
Store
6701 SE Milwaukie:
6707 SE Milwaukie:
6717 SE Milwaukie:
6701 SE Milwaukie:
6707 SE Milwaukie:
6717 SE Milwaukie:
6701 SE Milwaukie:
6707 SE Milwaukie:
6717 SE Milwaukie:
1943-1950
1950-1953
1954-1965
1965-1970
1970-1975
1975-1985
1985-1999
1999-2007
Listing of Interest
Siberian Cream & Coffee Shop Restaurant
Teeny David G. Dry Goods
Teeny’s Grocery; Poe Luther S. Meats
Oregon Liquor Control Commission
Kinney’s Café
Bybee Florist
Vacant
Oregon Liquor Control Commission
Hosang’s Restaurant
Flatt’s Furniture Dealers
DeMir Cleaners & Dyers
Moreland Restaurant
Flatt’s Furniture Dealers
Demir Cleaners & Dyers
Moreland Floor and Drinks Restaurant
Graham’s Fire, Ten & Twenty-Five Cent Store
Peter’s Economy Cleaners &Laundry
Pogo’s Tavern
Graham’s Five, Ten & Twenty-Five Cent
Erv’s Cleaners & Laundry
Pogo’s Tavern
Rodger’s Westmoreland Store
Westmoreland Cleaners
Pogo’s Tavern
Rodger’s Stores
Westmoreland Cleaners
Pogo’s Tavern
More Stars Antique Mall
North:
Year
1939-1943
1943-1950
1950-1959
ENVIRONMENTAL SITE ASSESSMENT
PROJECT NO. 07-1000
Listing of Interest
6661 SE Milwaukie: Vacant
6661 SE Milwaukie: Residential
6661 SE Milwaukie: Foster’s Union Service Station
24
STERLING SAVINGS BANK
Year
Listing of Interest
6661 Se Milwaukie: Union Oil Station
6661 SE Milwaukie: No Listing
6661 SE Milwaukie: Tea Rific Bento
6661 SE Milwaukie: No listing
Year
Listing of Interest
6803 SE Milwaukie: Sellwood-Moreland Electric Co.
6805 SE Milwaukie: Besson Hale & Besson Pys.
6809 SE Milwaukie: Tom Thumb Five & Ten Notions
6903 SE Milwaukie: Sirianni Tony Beer Parlorr
6909 SE Milwaukie: Newman Tarbell Co. Real Estate
1623 SE Bybee: Dral Dry Cleaners
1625 SE Byee: Nelson Henry A. Shoe Repairs
1627 SE Bybee: Moreland Barber & Beauty Shop
1631 SE Bybee: Bubble’s Flower Shop
6803-9 SE Milwaukie: Koehler’s Dept. Store
6805 SE Milwaukie: Pebley Gordon V. Chiro & Dentist
6903 SE Milwaukie: Foxcafe
6909 SE Milwaukie: Vacant
1623 SE Bybee: Dral Dry Cleaners
1625 SE Byee: Moreland Shade Shop
1627 SE Bybee: Moreland Barber & Beauty Shop
1631 SE Bybee: Bubble’s Flower Shop
6803 SE Milwaukie: Boldman’s Bootery Shoes
6805 SE Milwaukie: Fillmore Lumber Sales
6809 SE Milwaukie: Koehler’s Clothes
6903 SE Milwaukie: Kay’s Bar & Grill
1623 SE Bybee: Dral Dry Cleaners
1625 SE Byee: Moreland Shade Shop
1627 SE Bybee: Moreland Barber & Beauty Shop
1631 SE Bybee: Flower Shop
6803 SE Milwaukie: M. Caldwell & Olson
6805 SE Milwaukie: Digital Image Inc.
6809 SE Milwaukie: April Showers Wedding Boutique
6903 SE Milwaukie: Kay’s Bar & Grill
1623 SE Bybee: Dral Dry Cleaners
1625 SE Byee: Moreland Shade Shop
1627 SE Bybee: Moreland Barber & Beauty Shop
1631 SE Bybee: Crantford’s Flower Shop
6805 SE Milwaukie: Digital Image Inc.
6809 SE Milwaukie: April Showers Wedding Boutique
6903 SE Milwaukie: Kay’s Bar & Grill
1621 SE Bybee: Oaks Bottom Public House
1623 SE Bybee: Dral Dry Cleaners
1625 SE Byee: Moreland Shade Shop
1627 SE Bybee: Moreland Barber & Beauty Shop
1631 SE Bybee: Crantford’s Flower Shop
1959-1965
1965-1999
1999-2003
2003-2007
South:
1939-1954
1954-1970
1970-1975
1975-1994
1994-2007
ENVIRONMENTAL SITE ASSESSMENT
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STERLING SAVINGS BANK
East:
Year
1939-1950
6712 SE Milwaukie:
6716 SE Milwaukie:
6802 SE Milwaukie:
6808 SE Milwaukie:
6812 SE Milwaukie:
6910 SE Milwaukie:
Station #43
6712 SE Milwaukie:
6716 SE Milwaukie:
6802 SE Milwaukie:
6808 SE Milwaukie:
6812 SE Milwaukie:
6910 SE Milwaukie:
Station #43
6708 SE Milwaukie:
6712 SE Milwaukie:
6716 SE Milwaukie:
6802 SE Milwaukie:
6808 SE Milwaukie:
6910 SE Milwaukie:
6708 SE Milwaukie:
6712 SE Milwaukie:
6716 SE Milwaukie:
6802 SE Milwaukie:
6808 SE Milwaukie:
6910 SE Milwaukie:
6708 SE Milwaukie:
6712 SE Milwaukie:
6716 SE Milwaukie:
6802 SE Milwaukie:
6808 SE Milwaukie:
6910 SE Milwaukie:
1950-1965
1965-1980
1980-1994
1994-2007
Listing of Interest
Moreland Theatre
Allnuth Selby Meats, Wizer Jas J. Grocery
Wall Frank h. Hardware
Moreland Bakery
Fashionette Dress Shop
Monarch Pharmacy; U.S. Post Office Sub
Moreland Theatre
Checkaich’s Fine Foods
Bybee Hardware
Moreland Bakery
Jacqueline Shops Women’s Clothes
Monarch Pharmacy; U.S. Post Office Sub
Pepper Mill Restaurant & Lounge
Moreland Theatre
Eighty-Eight Cents Discount Mart
Wiley Stan Inc.—Realtors
Oldtyme Baking Establishment
Monarch Pharmacy
The Intermezzo
Moreland Theatre
Hong Chow Restaurant
Western Title Co.
Coffee Concerto
Monarch Pharmacy
Limelight Restaurant & Lounge
Moreland Theatre
Springwater Grill
Haggis McBaggis
Stickers Asian Cafe
Westmoreland Monarch Pharmacy
West:
Year
1939-1959
1959-1980
1980-1999
1999-2007
ENVIRONMENTAL SITE ASSESSMENT
PROJECT NO. 07-1000
Listing of Interest
6716 SE 16th Avenue: Residential
1606-1610 SE Glenwood: Residential
6716 SE 16th Avenue: Residential
1606 SE Glenwood: The Monogram Shop
1610 SE Glenwood: Lawyers
6716 SE 16th Avenue: Residential
6720 SE 16th Avenue: Coffee Roasters
1606 SE Glenwood: Law Offices
1610 SE Glenwood: Oregon Championship; Lawyers
6720 SE 16th Avenue: Coffee Roasters
1606 SE Glenwood: Law Offices
1610 SE Glenwood: Portland Sports Medicine; Lawyers
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STERLING SAVINGS BANK
4.3.4
Additional Environmental Record Sources
No additional environmental record sources were accessed for this report.
4.3.5
Historical Use Information on Adjoining Properties
By review of the standard historical sources referenced above, the historical uses of the
adjoining properties are summarized below:
North:
The site adjacent to the north of the Property was developed with
two small dwellings sometime prior to 1909. The site remained
unchanged until approximately 1950 when the dwellings were
removed and replaced by a gas station called Foster’s Union Service
Station. The name was later changed to Union Oil Station. In
approximately 1964 the gas station was removed and replaced by a
parking lot. It has remained unchanged up to the present time.
South:
By 1909, the site adjacent to the south of the Property was
developed with a residential structure with a hot house attached. By
1928, that dwelling was removed and replaced by a different
dwelling and two stores. By 1939 these structures were occupied by
Dral Dry Cleaners (1623 SE Bybee), Sellwood-Moreland Electric
Co. (6803 SE Milwaukie), Besson Hale & Besson Pys (6805 SE
Milwaukie), and Tom Thumb Five & Ten Notions (6809 SE
Milwaukie).
The dry cleaner remained unchanged until
approximately 2007. By approximately 1954, the Electric Co. was
replaced by Koehler’s Dept. Store, the Physicial was replaced by a
Chiropractor and Dentist, and Tom Thumb was replaced by Foxcafe.
By approximately 1970, Koehler’s was replaced by Boldman’s
Bootery Shoes, the Chiropractor and Dentist was replaced by
Fillmore Lumber Sales, and Foxcafe was replaced by Koehler’s
Clothes. By approximately 1975, the shoe store was replaced by M.
Caldwell & Olson, the lumber store was replaced by Digital Image
Inc., and Koehler’s Clothes was replaced by April Showers Wedding
Boutique. It has remained unchanged up to the present time.
East:
The site adjacent to the east, beyond SE Milwaukie Avenue, was
vacant until approximately 1935. At that time it was developed with
commercial structures. By 1939 the structures were occupied by
Moreland Theatre (6712 SE Milwaukie), Allnuth Selby Meats and
Grocery (6716 SE Milwaukie), Frank H. Wall Hardware (6802 SE
Milwaukie), and Moreland Bakery (6808 SE Milwaukie). By
approximately 1965, the grocery store was replaced by Eighty-Eight
Cents Discount Mart, and the hardware store was replaced by a
Realtor’s office. By approximately 1980, the discount mart was
replaced by Hong Chow Restaurant. By approximately 1994, the
Realtor office was replaced by Haggis McBaggis, a restaurant. The
usages have remained unchanged up to the present time.
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West:
ENVIRONMENTAL SITE ASSESSMENT
PROJECT NO. 07-1000
Sometime between 1909 and 1928 the site adjacent to the west of the
Property was developed with a dwelling. By approximately 1950, a
second dwelling was developed on the site. By approximately 1959,
one dwelling was occupied by The Monogram Shop and a Law
office (1606 to 1610 SE Glenwood). By approximately 1980, a
coffee roaster business was started in the other dwelling (6720 SE
16th Avenue). By 1999, a sports medicine business was added to the
structure occupied by law offices. The usages of these structures has
remained unchanged up to the present time.
28
STERLING SAVINGS BANK
5.0
SITE RECONNAISSANCE
The Property was inspected by Katie Lethe on October 29, 2007.
5.1
Methodology and Limiting Conditions
The weather at the time of the site visit was overcast and of moderate temperatures.
5.2
General Site Characteristics
The Property is located in a commercial area that is characterized by numerous retail businesses
and restaurants. There is also residential development in the vicinity. The Property is zoned CS
– Storefront Commercial by the City of Portland.
The Property consists of two rectangular-shaped parcels approximately 0.16 and 0.18 acres in size—
totaling 0.34 acres in size. The Property is designed and used for commercial purposes. Currently,
the Property is developed with two structures. The one on the northern parcel was constructed in
1942 and the one on the southern parcel was constructed in 1929. The site offers a total of three
tenant spaces, for commercial use.
Access to the asphalt-surfaced Property parking lot on the northwestern portion of the Property is
provided from Glenwood Avenue. The surface lot accommodates approximately six to eight
vehicles. No other structures or significant surface features were noted on the Property at the time of
the reconnaissance.
5.2.1
Exterior Observations
The building on the northern parcel is of concrete slab-on-grade with brick construction and
has an interior square footage of 3,500. The building on the southern parcel is of concrete
slab-on-grade with concrete tilt-up construction and has an interior square footage of 7,400
on the main level and 1,000 in an unfinished basement. The structures have built-up roofs.
5.2.2
Interior Observations
The interior of the building on the northern parcel consists of painted concrete walls and
decorative mud finish on the ceilings. The front entryway floor is covered with carpet, the
hallway is covered with vinyl floor tiles, and the back is exposed concrete.
The interior of the building on the southern parcel consists of two businesses: an antique
store and a bar. The antique store’s interior is of painted gypsum wallboard walls and
ceiling. The bar’s interior is of painted gypsum wallboard and has acoustical ceiling tiles.
The floors of both have vinyl floor tiles. The Store has a top level that has wood flooring.
5.2.3
Solid Waste Disposal
Solid waste on the Property is collected in dumpsters situated in the parking lot on the
northwest corner of the Property. The solid waste is collected once a week by Heiberg,
and is deposited in the local landfill. No indication of potentially hazardous material
disposal was noted during Alpha’s reconnaissance.
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5.2.4
Surface Water Drainage
Surface water drainage is achieved at the Property via gutters channeling water from the
Property building to the municipal storm drain system located along SE Milwaukie Avenue.
5.2.5
Wells and Cisterns
No aboveground evidence of wells or cisterns was observed during the site
reconnaissance.
5.2.6
Wastewater
No indications of industrial wastewater disposal or treatment facilities were observed
during the onsite reconnaissance.
5.2.7
Additional Site Observations
No additional relevant general Site characteristics were observed.
5.3
Potential Environmental Conditions
5.3.1
Hazardous Materials and Petroleum Products Used or Stored at the Site
The following table identifies the hazardous materials and hazardous wastes found to be
used, stored or generated on the Property.
HAZARDOUS SUBSTANCES/WASTES NOTED ONSITE
SUBSTANCE
Dry cleaning
solvents
5.3.1.1
CONTAINER SIZE/
TOTAL AMOUNT
LOCATION
10-gallon bucket
Behind dry
cleaning
machine
SUBSTANCE USE
Dry cleaning
DISPOSAL
METHOD (IF
APPLICABLE)
Safety-Kleen
disposes of it
Unlabeled Containers and Drums
No Unlabeled containers or drums were observed during the Site reconnaissance.
5.3.1.2
Disposal Locations of Regulated/ Hazardous Waste
According to the Property contact, Mr. Pham, dry cleaning solvents are used at
Westmoreland Cleaners. He stated that he has operated his business at that
location for approximately the last three years. The first two years, all clothing
was sent off-site to Mr. Pham’s other store location to be cleaned. No actual dry
cleaning operations were performed on the Property during that time. In the past
year, Mr. Pham has been dry cleaning onsite. He stated that the spent solvents
are drained from the machine into a 10-gallon bucket. When the bucket is full,
Safety-Kleen is called to removed the contents. This has occurred two times in
ENVIRONMENTAL SITE ASSESSMENT
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STERLING SAVINGS BANK
the past year. Mr. Pham was not aware of the practices of the dry cleaning
businesses that operated at the site prior to him.
5.3.2
Evidence of Releases
No obvious indications of hazardous material or petroleum product releases, such as
stained or corroded areas or stressed vegetation, were observed during the site
reconnaissance or reported during interviews. Asphalt-paved parking areas exhibited
normal surface staining due to use.
5.3.3
Polychlorinated Biphenyls (PCBs)
Older transformers and other electrical equipment could contain polychlorinated
biphenyls (PCBs) at a level that subjects them to regulation by the U.S. EPA. PCBs in
electrical equipment are controlled by United States Environmental Protection Agency
regulations 40 CFR, Part 761. Under the regulations, there are three categories into which
electrical equipment can be classified:
•
Less than 50 parts per million (PPM) of PCBs – “Non-PCB” transformer
•
50 ppm-500 ppm – “PCB-Contaminated” electrical equipment
•
Greater than 500 ppm – “PCB” transformer
No transformers or other equipment likely to contain PCBs was noted on the Property
during the site reconnaissance.
5.3.4
Landfills
No evidence of on-site landfilling was observed or reported during the site
reconnaissance.
5.3.5
Pits, Ponds, Lagoons, Sumps, and Catch Basins
No evidence of on-site pits, ponds, lagoons was observed or reported during the site
reconnaissance. No evidence of sumps or catch basins, other than used for stormwater
removal, was observed or reported during the site reconnaissance.
5.3.6
On-Site ASTs and USTs
During the site reconnaissance, a fill-cap and vent pipe were noted next to the exterior stairs
in the parking lot on the Property. There is a high potential that they are connected to an
underground storage tank onsite. Also, in the sidewalk on the north side of the parking lot, a
metal ring filled with concrete was observed. This is potentially a fill-cap. In addition, a fill
cap labeled “oil” was observed in the sidewalk to the east of the Property, along SE
Milwaukie Avenue. However, based on the location of this cap, it is most likely associated
with the site adjacent to the south of the Property.
5.3.7
Radiological Hazards
No radiological substances or equipment was observed or reported stored on the subject site.
ENVIRONMENTAL SITE ASSESSMENT
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5.3.8
Drinking Water
The Property is connected to the city water supply provided by the Portland Water Bureau.
According to the EPA website (http://www.epa.gov/safewater/dwinfo.htm), the drinking
water supplied to the site is within state and federal standards, including lead and copper
5.3.9
Additional Hazard Observations
No additional hazards were observed on the Site.
5.3.10 Asbestos-Containing Materials (ACM)
In accordance with the Scope of Services, Alpha has conducted a limited, visual
evaluation of interior, accessible areas for the presence of suspect asbestos containing
materials (ACM) at the Property. The objective of this visual survey was to note the
presence and condition of suspect ACM observed. Based on the date of construction
(1929 and 1942) there is a potential that ACM was used in construction materials. In
addition, the Occupational Safety and Health Administration (OSHA) regulation 29 CFR
1926.1101, requires certain construction materials to be presumed to contain asbestos, for
purposes of this regulation. All thermal system insulation (TSI), surfacing material, and
asphalt/vinyl flooring that are present in a building constructed prior to 1981 and have
not been appropriately tested are presumed asbestos containing material (PACM).
The survey consisted of noting observable materials (materials which were readily
accessible and visible during the course of the site reconnaissance) that are commonly
known to potentially contain asbestos. This activity was not designed to discover all
sources of suspect ACM, PACM, or asbestos at the site; or to comply with any regulations
and/or laws relative to planned disturbance of building materials such as renovation or
demolition, or any other regulatory purpose. Rather, it is intended to give the lender an
indication if significant (significant due to quantity, accessibility, or condition) potential
sources of ACM or PACM are present at the Site. Additional sampling, inspection, and
evaluation will be warranted for any other use.
No building plans or specifications, which may be useful in determining areas likely to have
used ACM, were made available for review.
The following table represents a summary suspect ACM observed in this facility.
SUSPECT ACM
Suspect ACM
Vinyl floor tiles
Acoustical Ceiling tiles in Pogo’s
Estimated
Quantity of ACM
(SF/LF)
n/a
n/a
Friable
Yes/No
no
yes
PACM?
yes
no
Physical
Condition
Good
Good
According to the EPA, ACM and PACM that is intact and in good condition can, in
general, be managed safely in-place under an Operations and Maintenance (O&M)
program until removal is dictated by renovation, demolition, or deteriorating material
condition. Prior to any disturbance of the construction materials within this facility, a
comprehensive ACM survey is recommended.
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5.3.11 Radon
The US EPA has prepared a map to assist National, State, and local organizations to
target their resources and to implement radon-resistant building codes. The map divides
the country into three Radon Zones, Zone 1 being those areas with the average predicted
indoor radon concentration in residential dwellings exceeding the EPA Action limit of
4.0 picoCuries per Liter (pCi/L). It is important to note that the EPA has found homes
with elevated levels of radon in all three zones, and the EPA recommends site specific
testing in order to determine radon levels at a specific location. However, the map does
give a valuable indication of the propensity of radon gas accumulation in structures.
Review of the EPA Map of Radon Zones places the Property in Zone 2, where average
predicted radon levels are between 2.0 and 4.0 pCi/L.
5.3.12 Lead-Based Paint
A lead-based paint survey was not included in the scope of work for this assessment.
ENVIRONMENTAL SITE ASSESSMENT
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6.0
INTERVIEWS
Interviews were conducted with the following individuals. Findings from these interviews are discussed in the
appropriate sections in this report.
6.1
Interview with Owner
ƒ
6.2
Mr. Don Hanna Jr., Site Contact, 503-774-8893
Interview with Site Manager
ƒ
6.3
n/a
Interview with Occupants
ƒ
Manager (name withheld), More More Stars, 503-235-9142
ƒ
Bar tender (name withheld), Pogo’s, 503-233-4220
ƒ
Mr. Thanh H. Pham, Westmoreland Cleaners, 503-236-6386
6.4
Interview with Local Government Officials
ƒ
Representative (name withheld), City of Portland Records Department, 503-823-7660
ƒ
Representative (name withheld), Multnomah County Assessor’s Office, 503-988-3356
ƒ
Representative (name withheld), Portland Fire & Rescue Records, 503-823-3712
6.5
Interviews with Others
ƒ
n/a
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7.0
FINDINGS AND CONCLUSIONS
7.1
Findings
7.1.1
On-Site Environmental Conditions
Dry cleaning businesses have been located on the Property at 6701 SE Milwaukie Avenue
since approximately 1954. The current business has only been on the site for approximately
3 years. Previous practices are therefore unknown.
During the site reconnaissance, a fill cap and vent pipe were noted next to the exterior stairs
in the parking lot on the Property. There is a high potential that they are connected to an
underground storage tank onsite. Also, in the sidewalk on the north side of the parking lot, a
metal ring filled with concrete was observed. This is potentially a fill cap. In addition, a fill
cap labeled “oil” was observed in the sidewalk to the east of the Property, along SE
Milwaukie Avenue. However, based on the location of this cap, it is most likely associated
with the site adjacent to the south of the Property.
Based on the age of the structures, there is a potential that Asbestos Containing Materials
(ACM) and/or Lead-Based Paint (LBP) may be present onsite.
7.1.2
Off-Site Environmental Conditions
The site adjacent to the north of the Property, beyond SE Glenwood Avenue, was a gas
station from approximately 1950 until 1965. No record of a site investigation or clean-up
was encountered during this review.
7.1.3
Previously Resolved Environmental Conditions
A dry cleaning business was located adjacent to the south of the Property from the 1930s
until approximately 2007. Based on the Department of Environmental Quality’s (DEQ)
Leaking Underground Storage Tank (LUST) department letter of No Further Action (NFA)
for the site, on October 17, 2001 K&S Environmental collected soil samples beneath two 250
gallon Underground Storage Tanks (USTs) used for storing dry cleaning solvents. The
sampling detected mineral spirits (Stoddards solvent) at concentrations up to 8550 ppm in
soil directly beneath the tanks. The tanks were cleaned of sludge and solvent residue and
decommissioned in place. Further sampling revealed a pocket of petroleum contamination
80 cubic yards in volume located between 8 and 14.5 feet below ground surface (bgs)
beneath the tanks, and radiating out 6 to 10 feet from the tanks. The maximum concentration
of total petroleum hydrocarbons (TPH) detected in the pocket of contamination was 8550
ppm. A risk-based assessment was performed on the site, and it was determined that no
contaminant of concern was found at a concentration exceeding its human health risk-based
screening level and groundwater is believed to first occur at a depth of 30 feet or greater.
Therefore, the pocket of soil contamination was left onsite. The DEQ granted a letter of No
Further Action required (NFA) on January 7, 2002.
7.1.4
De Minimis Environmental Conditions
No de minimis environmental conditions were identified in connection with the Property
during the course of this assessment.
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7.2
Opinion
The following are Alpha’s opinons regarding the Environmental Conditions detailed in the
preceding Findings Section pursuant to the ASTM E 1527-05 Standard:
7.3
•
A dry cleaning business was located on the Property for approximately fifty years,
and another dry cleaning business was located adjacent to the south of the Property
for approximately seventy years. In addition, a gas station was located adjacent to
the north of the Property, beyond SE Glenwood Avenue, for approximately fifteen
years. Based on the information reviewed for this report, insufficient data exists to
determine if the Property has been affected by these operations. Therefore, soil and
groundwater samples should be collected onsite to determine if contamination is
present on the Property.
•
During the site reconnaissance, a fill cap and vent pipe were noted next to the exterior
stairs in the parking lot on the Property. There is a high potential that they are connected
to an underground storage tank (UST) onsite. Two other objects that may potentially be
associated with underground storage tanks on the Property were noted in the sidewalks
on the north and east side of the Property. Therefore, these potential USTs should be
investigated further. If they are determined to be USTs, soil samples should be collected
in accordance with DEQ standards and all unused tanks should be decommissioned in
accordance with DEQ standards.
•
Based on the age of the structure, there is a potential that Asbestos Containing Materials
(ACM) and/or Lead-Based Paint (LBP) may be present onsite. Before any demolition or
remodeling occurs in the future, an ACM and LBP survey should be performed onsite.
Conclusions
Alpha has performed a Phase I Environmental Site Assessment in conformance with the scope
and limitations of ASTM Practice E 1527-05 of 6701-6717 SE Milwaukie Avenue, Portland, OR
97202, the Property. Any exceptions to or deletions from this practice are described in Section
1.4 of this report. This assessment has revealed no evidence of recognized environmental
conditions in connection with the Property, except for the following:
•
A dry cleaning business has been present on the Property (6701 SE Milwaukie) since
approximately 1954.
•
A dry cleaning business was located on the site adjacent to the south of the Property
from the 1930s until approximately 2007. An NFA letter from the DEQ has been
issued for the risk-based assessment of two 250-gallon leaking underground storage
tanks (LUSTs) on the Property. However, a pocket of contamination was left onsite
as it was determined that it did not threaten human health or the environment.
•
A gas station was located on the site adjacent to the north of the Property, beyond SE
Glenwood, from approximately 1950 until 1965. No records of sampling or clean-up
activities were found with the DEQ for this site.
•
During the site reconnaissance, a fill cap and vent pipe were noted next to the exterior
stairs in the parking lot on the Property. There is a high potential that they are connected
to an underground storage tank (UST) onsite. Two other objects that may potentially be
ENVIRONMENTAL SITE ASSESSMENT
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STERLING SAVINGS BANK
associated with underground storage tanks on the Property were noted in the sidewalks
on the north and east side of the Property.
•
7.4
Based on the age of the structure, there is a potential that Asbestos Containing Materials
(ACM) and/or Lead-Based Paint (LBP) may be present onsite.
Recommendations
Based on the findings of this ESA, Alpha recommends the following:
7.5
•
To address the potential of contamination on the Property from activities associated
with the dry cleaning business present on the Property, the dry cleaning business
present adjacent to the south, and the gas station adjacent to the north, soil and
groundwater samples should be collected onsite.
•
The potential USTs should be investigated further. If they are determined to be USTs,
soil samples should be collected and unused tanks decommissioned in accordance with
DEQ standards.
•
Before any demolition or remodeling occurs in the future, an ACM and LBP survey
should be performed onsite.
Deviations
This Phase I ESA substantially complies with the scope of services and ASTM E 1527-05, as
amended, except for exceptions and/or limiting conditions as discussed in Section 1.4.
ENVIRONMENTAL SITE ASSESSMENT
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8.0
REFERENCES
8.1
Reports, Plans, and Other Documents Reviewed:
American Society for Testing and Materials, Standard Practice for Environmental Site
Assessments: Phase I Environmental Site Assessment Process, ASTM Designation: E 15272005.
ESRI/Federal Emergency Management Agency web site.
TRACK Info Services, LLC, Environmental FirstSearch Report™, 6701-17 SE Milwaukie
Avenue, Portland, OR 97202. October 23, 2007.
United States Department of Agriculture, Natural Resources Conservation Service, Soil Survey of
Multnomah County, Oregon, 1983.
United States Environmental Protection Agency, EPA Map of Radon Zones (Document EPA-402R-93-071), http://www.epa.gov/radon/zonemap/oregon.htm, accessed via the Internet,
November 2007.
United States Geological Survey, Geological Map of Oregon, 1991.
United States Geological Survey, 7.5 Minute Topographic Quadrangle of Lake Oswego, OR,
1989.
U.S. Geological Survey, Water-Supply Paper 1793 “Ground Water in the East Portland Area,
Oregon”
State of Oregon Water Resources Department website.
8.2
Agencies Contacted:
City of “Portland”
Records
Fire Department
County of “Multnomah”
Assessment and Taxation
State of “Oregon”
Department of Environmental Quality
ENVIRONMENTAL SITE ASSESSMENT
PROJECT NO. 07-1000
38
STERLING SAVINGS BANK
9.0
SIGNATURES OF ENVIRONMENTAL PROFESSIONALS
9.1
Qualification of Environmental Professionals
I declare that, to the best my professional knowledge and belief, I meet the definition of
environmental professional as defined in 3.12.10 of 40 CFR 312 and I have the specific
qualifications based on education, training, and experience to assess a property of the nature,
history, and setting of the subject property.
9.2
All Appropriate Inquiries Conformance
I have developed and performed the all appropriate inquiries in conformance with the standards
and practices set forth in 40 CFR Part 312.
Phillip R. Brewer
Principal
ENVIRONMENTAL SITE ASSESSMENT
PROJECT NO. 07-1000
39
STERLING SAVINGS BANK