Affordable Housing Development

Page 1 of 8 Request for Proposal Seaside, Oregon Affordable Housing Development Closing Date and Time: 5 pm April 13, 2024 RFP Posted: March 14, 2024 Clarification Inquires: April 1, 2024 Proposals Due: April 13, 2024 City of Seaside 989 Broadway Seaside, OR 97138 Page 2 of 8 City of Seaside, Oregon Notice and Request for Proposals for: Affordable Housing Development Proposals are due at 5:00 pm PST on April 13, 2024 The City of Seaside is soliciting proposals from qualified developers to build an Affordable Housing complex at the city-owned North-North Forty property (Tax lots 61015BA06100 & 61015BA06500). RFP submissions must be submitted digitally and received by Jeff Flory, Community Development Director, at 989 Broadway Seaside, OR 97138 on or before 5:00 pm PST on April 13, 2024. Envelopes containing digital media (USB Flash Drive) should be clearly marked “Affordable Housing: North – North 40.” Coordinate e-mailed submissions to

href="mailto:jflory@cityofsesaside.us">jflory@cityofsesaside.us. Late submissions will not be accepted. The City of Seaside reserves the right to reject proposals not in compliance with the prescribed procedures and requirements set forth in the RFP and may reject for good cause any or all responses upon a finding of the City that it is in the public interest to do so. All requests for clarification must be submitted in writing no later than April 1, 2024, to Jeff Flory, Community Development Director at jflory@cityofseaside.us or by mail to: Community Development 989 Broadway Seaside, OR 97138. mailto:jflory@cityofsesaside.us mailto:jflory@cityofseaside.us Page 3 of 8 City Information: The City of Seaside, Oregon is home to approximately 7,234 residents and has experienced moderate growth since the year 2000. At an average annual growth rate of approximately .96% per year for the past 20 years, Seaside is projected to continue to steadily grow for the foreseeable future. Seaside has a Council/Manager form of government and employs a City Manager to oversee the daily operations and individual city departments. There are unique challenges facing the city and its growth and popularity, including the following: • The City of Seaside is located right on the Oregon coast and within a one- and-a-half-hour drive of Oregon’s largest metropolitan area, Seaside is one of the most visited towns in Oregon with an estimated 1.3 million annual visitors. Estimates suggest 41% of these visitors arrive between July 1 and September 30 making our summer months the busiest time of year. While our permanent resident population is approximately 7,234 residents, our average daily population is estimated at around 20,732. • Seaside’s tourist-driven economy has created a significant need for workforce and affordable housing. Seaside is constantly seeking a balance between full- time residential housing units and units designed for transient occupancy (hotels, motels, vacation rentals, etc.). A significant portion of Seaside’s housing stock is second homes and not full-time residences, making the number of available housing units for local residents scarce. • Seaside’s proximity to the beach and the division of the town by the Necanicum River puts Seaside in a unique and vulnerable situation in the event of a natural disaster, specifically a Cascadia Subduction Zone earthquake and potential subsequent tsunami. • The Pacific Ocean, wetlands, coastal rivers and streams, geotechnical hazard areas, and estuarine resources make Seaside’s buildable lands limited. The limitation on buildable areas creates a challenge in accommodating growth in both the transient and local populations. Introduction and Objectives: The City of Seaside, situated approximately 16 miles south of Astoria, is confronted with significant challenges regarding housing affordability, a prevailing issue impacting the entire region. Escalating rental and ownership costs have outpaced the financial capabilities of residents, particularly those at or below the median income threshold. In response to this widespread concern and in collaboration with local jurisdictions, Clatsop County has identified surplus properties for potential development aimed at creating affordable housing solutions. Page 4 of 8 One such property, located on the north end of Seaside adjacent to Highway 101 and in close proximity to the former Seaside High School, has been acquired by the City for this purpose. The City now seeks a professional developer or firm to optimize the utilization of this approximately 1.85-acre site for the construction of affordable housing units. Aligned with the objectives outlined in the City Council's Strategic Blueprint for 2023, which prioritizes the development of workforce housing and efforts to alleviate homelessness, this project endeavors to contribute to the expansion of the rental inventory with affordable units while providing stable housing for families facing housing instability. The primary aim of the City is to facilitate the development of housing units tailored for rental to households earning less than 80% of the Area Median Income (AMI) for Clatsop County. Proposals should adhere to existing code requirements, integrate seamlessly with the surrounding environment, and employ aesthetically pleasing designs utilizing construction best practices suitable for coastal conditions. Furthermore, proposals should include a comprehensive landscape plan to ensure the final development is visually appealing and serves as a model for future endeavors. Interested individuals or organizations are required to submit a written statement of interest demonstrating financial capacity, relevant experience, and the ability to meet specific development objectives, including past success in similar public/private participation projects. Proposals must address all criteria outlined in the "Proposal Contents" section concisely and comprehensively. Evaluation of proposals will consider completeness, adherence to submission requirements, and the feasibility of proposed plans. The City reserves the right to request additional information following the initial review process. A feasibility study was completed and is attached to this RFP with three concepts for different, multifamily, housing types that could be developed on this property. (See attached.) Page 5 of 8 Site Information: The site is adjacent to Highway 101 on the north end of Seaside. The north boundary of the site borders a gas station and light industrial businesses while the southern boundary is shared with a separate city-owned parcel that will be developed into a new public park. The property has a narrow access to N Holladay Dr. to the west and access to Hwy 101 to the east. Page 6 of 8 Existing Conditions: The approximate 1.85 site is currently vacant land with no existing structures. The property is located outside of the FEMA floodplain and is not located in any geologic hazard areas. The property does not have any mapped wetlands. The location has access from Highway 101, however, a Traffic Impact Analysis may be required due to the increased number of trips of the proposed development. The existing ODOT access was obtained by a neighboring property for secondary access to the rear of their property. A change of use from ODOT may be required. The property is zoned Industrial (M-1) and affordable housing developments are allowed within the zone pursuant to the provisions of the 2021 Senate Bill 8. The zoning does not have density standards as required in residential zones. The site would need to meet parking requirements (Seaside Zoning Ordinance Section 4.100) for the number of proposed dwelling units and be compatible with surrounding properties and uses. A Phase 1 environmental study has been completed. Work is currently being done to complete a Phase 2 study with the final report expected in the near future. (See attached Phase 1 and the preliminary Phase 2 reports). Utilities serve the site from N. Holladay Dr. Utilities will need to be brought from Holladay into the developable area. A sewer pump station may be necessary to connect the development to the existing sewer main. Parking Requirements: Section 4.100 of the Seaside Zoning Ordinance lists parking standards for apartment buildings. 1. More than two (2) bedrooms – 2 parking spaces per dwelling unit. 2. Two (2) bedrooms – 1.5 parking spaces per dwelling unit. 3. One (1) bedroom – 1.25 spaces per dwelling unit. 4. Studio without a bedroom – 1 space per dwelling unit. The Oregon legislature recently passed Senate Bill 1537 which will require the city to grant adjustments to local land use requirements. Applicants should take this state law into consideration in order to maximize the use and number of units available on this site. Page 7 of 8 Key Parameters: Key parameters that must be considered in developing proposals include, but are not limited to, the following: 1. The proposer shall build affordable housing to be made available to rent but may choose the design, layout, number of buildings, and number of units. 2. Completed designs should include finished landscaping, fencing, and/or other features that provide an attractive façade for neighboring properties and the public rights of way. 3. Housing proposed should be compatible in value, design, and amenities with the surrounding neighborhood. 4. Open space within the development is not of significant concern as the neighboring property to the south is being designed as a new public park. 5. Proposals must comply with all applicable, federal, state, and local development regulations, codes, and ordinances. Proposed Timeline: The developer will propose a timeline that is agreeable to the City. The agreed-upon schedule may be modified by the party’s mutual written agreement. Proposal Content: Please furnish a clear and succinct written response to each of the following inquiries: 1. Detail the sponsoring organization or company for the project, specifying the type of organization, contact persons, phone numbers, email addresses, and qualifications of key personnel. 2. Outline the project, its objectives, and how it addresses the City's affordable housing requirements. This should encompass fundamental housing design elements and amenity offerings. 3. Clarify the funding sources for the project. Are these funds secured? If so, provide documentation demonstrating their commitment. Demonstrate the financial capability to execute the project by submitting a proposed financial plan, delineating projected funding sources, including the developer's capital investment in the project. Page 8 of 8 4. Specify the number and type of units slated for construction, as well as the unit mix (number of bedrooms in each unit). 5. Present a proposed development schedule, encompassing the time required for design, commencement, and completion of construction, along with any applicable project phasing. 6. Furnish a schedule of estimated costs for the project, encompassing building site work, architectural fees, post-construction building site cleanup (including excavation material removal), landscaping, and all other project- related expenses. 7. Elaborate on how adverse impacts on existing neighborhood residents, such as noise, dust, and construction traffic, will be minimized. 8. Detail the process by which the developer will transfer the property to a property management company or organization for on-site property management activities. 9. Enumerate any specific terms and/or special conditions the proposer may stipulate for the City or city staff. Evaluation Criteria: Applications will be judged on a pre-determined set of criteria according to a points system. Once all applications have been scored, they will be ranked. Up to three applicants may be contacted for interviews. The evaluation criteria are as follows: Points: Qualifications of the project manager and project team, and proven ability to successfully complete projects of similar scope. 30 pts. Design proposal, capacity, and compatibility with surrounding properties and uses. 20 pts. Financial structure, funding sources, and grant experience. 15 pts. References from past and present clients with projects of similar scope. 15 pts. Experience in planning, design, and housing development. 10 pts. Project understanding, approach, and process for accomplishing the City’s objectives. 10 pts. N. North Forty Property, Seaside, Oregon, Phase I Environmental Site Assessment August 8, 2023 Prepared for: Clatsop County 800 Exchange Street, Suite 410 Astoria, OR 97103 msteele@clatsopcounty.gov Prepared by: Stantec Consulting Services Inc. 601 SW 2nd Avenue, Suite 1400 Portland, Oregon 97204 Project No.: 185706185 Sign-off Sheet and Signatures of Environmental Professionals Project No.: 185706185 This document entitled N. North Forty Property, Seaside, Oregon, Phase I Environmental Site Assessment (Report) was prepared by Stantec Consulting Services Inc. (Stantec) for the account of Clatsop County, Oregon (Client). The conclusions in the Report are Stantec’s professional opinion, as of the time of the Report, and concerning the scope described in the Report. The opinions in the document are based on conditions and information existing at the time the scope of work was conducted and do not take into account any subsequent changes. The Report relates solely to the specific project for which Stantec was retained and the stated purpose for which the Report was prepared. The Report is not to be used or relied on for any variation or extension of the project, or for any other project or purpose, and any unauthorized use or reliance is at the recipient’s own risk. Stantec has assumed all information received from the Client and third parties in the preparation of the Report to be correct. While Stantec has exercised a customary level of judgment or due diligence in the use of such information, Stantec assumes no responsibility for the consequences of any error or omission contained therein. This Report is intended solely for use by the Client in accordance with Stantec’s contract with the Client. While the Report may be provided to applicable authorities having jurisdiction and others for whom the Client is responsible, Stantec does not warrant the services to any third party. The report may not be relied upon by any other party without the express written consent of Stantec, which may be withheld at Stantec’s discretion. I declare that, to the best of my professional knowledge and belief, I meet the definition of Environmental Professional as defined in § 312.10 of Title 40 of the Code of Federal Regulations, Part 312, (40 CFR 312). I have the specific qualifications based on education, training, and experience to assess a property of the nature, history, and setting of the property. I have developed and performed all the appropriate inquiries in conformance with the standards and practices set forth in 40 CFR Part 312. Author: Carrie Rackey Principal Quality Reviewer: Jamie Hoffman, RG Senior Environmental Specialist Independent Reviewer: Leonard Farr Jr., RG Principal N. NORTH FORTY PROPERTY, SEASIDE, OREGON, PHASE I ENVIRONMENTAL SITE ASSESSMENT Project No.: 185706185 i Table of Contents ABBREVIATIONS .....................................................................................................................III 1.0 EXECUTIVE SUMMARY .............................................................................................. 1.1 2.0 INTRODUCTION .......................................................................................................... 2.1 2.1 SUBJECT PROPERTY DESCRIPTION ....................................................................... 2.2 2.2 SPECIAL TERMS, CONDITIONS, AND ADDITIONAL ASSUMPTIONS ...................... 2.3 2.3 EXCEPTIONS AND LIMITING CONDITIONS .............................................................. 2.3 2.4 PERSONNEL QUALIFICATIONS ................................................................................. 2.4 3.0 USER-PROVIDED INFORMATION .............................................................................. 3.1 4.0 RECORDS REVIEW .................................................................................................... 4.1 4.1 PHYSICAL SETTING ................................................................................................... 4.1 4.1.1 Subject Property Topography and Surface Water Flow ............................... 4.1 4.1.2 Regional and Subject Property Geology ...................................................... 4.2 4.1.3 Regional and Subject Property Hydrogeology ............................................. 4.2 4.2 FEDERAL, STATE AND TRIBAL ENVIRONMENTAL RECORDS ................................ 4.2 4.2.1 Listings for Subject Property ....................................................................... 4.2 4.2.2 Listings for Adjoining and Nearby Sites with Potential to Impact Subject Property.......................................................................................... 4.2 4.3 LOCAL/REGIONAL ENVIRONMENTAL RECORDS .................................................... 4.4 4.3.1 Fire Department .......................................................................................... 4.5 4.3.2 Clatsop County Records ............................................................................. 4.5 4.3.3 Seaside Building Department Records ........................................................ 4.5 4.4 HISTORICAL RECORDS REVIEW .............................................................................. 4.5 4.4.1 Land Title Records/Deeds ........................................................................... 4.5 4.4.2 Aerial Photographs ...................................................................................... 4.6 4.4.3 City Directories ............................................................................................ 4.7 4.4.4 Historical Fire Insurance Maps .................................................................... 4.9 4.4.5 Historical Topographic Maps ....................................................................... 4.9 4.4.6 Other Historical Sources ........................................................................... 4.10 5.0 SITE RECONNAISSANCE ........................................................................................... 5.1 5.1 SITE RECONNAISSANCE METHODOLOGY .............................................................. 5.1 5.2 GENERAL DESCRIPTION ........................................................................................... 5.1 5.3 HAZARDOUS SUBSTANCES AND PETROLEUM PRODUCTS .................................. 5.2 5.4 INTERIOR OBSERVATIONS ....................................................................................... 5.2 5.5 EXTERIOR OBSERVATIONS ...................................................................................... 5.2 5.6 UNDERGROUND STORAGE TANKS/STRUCTURES ................................................. 5.3 5.7 ABOVEGROUND STORAGE TANKS .......................................................................... 5.3 5.8 ADJOINING PROPERTIES .......................................................................................... 5.4 5.8.1 Current Uses of Adjoining Properties .......................................................... 5.4 5.8.2 Observed Evidence of Past Uses of Adjoining Properties ........................... 5.4 5.8.3 Pits, Ponds, or Lagoons on Adjoining Properties ......................................... 5.4 5.9 OBSERVED PHYSICAL SETTING ............................................................................... 5.4 N. NORTH FORTY PROPERTY, SEASIDE, OREGON, PHASE I ENVIRONMENTAL SITE ASSESSMENT Project No.: 185706185 ii 6.0 INTERVIEWS ............................................................................................................... 6.1 7.0 EVALUATION .............................................................................................................. 7.1 7.1 FINDINGS AND OPINIONS ......................................................................................... 7.1 7.2 DATA GAPS ................................................................................................................. 7.1 7.3 CONCLUSIONS ........................................................................................................... 7.2 LIST OF FIGURES FIGURE 1 Subject Property Location FIGURE 2 Subject Property Vicinity LIST OF APPENDICES APPENDIX A PHOTOGRAPHS OF THE SUBJECT PROPERTY AND VICINITY ........... A.1 APPENDIX B STANTEC RESUMES................................................................................ B.1 APPENDIX C USER PROVIDED RECORDS ................................................................... C.1 APPENDIX D ENVIRONMENTAL AGENCY DATABASE SEARCH REPORT ................ D.1 APPENDIX E HISTORICAL RECORDS .......................................................................... E.1 N. NORTH FORTY PROPERTY, SEASIDE, OREGON, PHASE I ENVIRONMENTAL SITE ASSESSMENT Project No.: 185706185 iii Abbreviations AAI All Appropriate Inquiries AST Aboveground Storage Tank ASTM ASTM International AUL Activity Use Limitation BER Business Environmental Risk CERCLA Comprehensive Environmental Response, Compensation, and Liability Act CFR Code of Federal Regulation CREC Controlled Recognized Environmental Conditions EP Environmental Professional EPA Environmental Protection Agency ESA Environmental Site Assessment ft msl Feet above mean sea level HREC Historical Recognized Environmental Conditions LUST Leaking Underground Storage Tank PAHs Polynuclear Aromatic Hydrocarbons PCBs Polychlorinated Biphenyls RCRA Resource Conservation and Recovery Act REC Recognized Environmental Conditions USDA United States Department of Agriculture USGS United States Geological Survey UST Underground Storage Tank VEC Vapor Encroachment Condition VOCs Volatile Organic Compounds N. NORTH FORTY PROPERTY, SEASIDE, OREGON, PHASE I ENVIRONMENTAL SITE ASSESSMENT ExecutIve Summary August 8, 2023 Project No.: 185706185 1.1 1.0 EXECUTIVE SUMMARY Stantec Consulting Services Inc. (Stantec) has completed a Phase I Environmental Site Assessment (ESA) of the property identified by the Clatsop County Tax Assessor as Taxlots 61015BA06100 and 61015BA06500 in Seaside, Oregon (the “Subject Property”), on behalf of Clatsop County (the Client). Clatsop County (the “User”) has been designated as the User of this report. The intended use of this Phase I ESA is for environmental due diligence to support redevelopment of the Subject Property. The Phase I ESA was conducted in conformance with the requirements of ASTM International (ASTM) Designation E1527-21, and All Appropriate Inquiries (AAI) as defined by the United States Environmental Protection Agency (EPA) in Title 40 of the Code of Federal Regulations, Part 312 (40 CFR 312), except as may have been modified by the scope of work, and terms and conditions, requested by the Client. Any exceptions to, or deletions from, the ASTM or AAI practice are described in Section 2.3. The Subject Property consists of two tax lots as summarized in the table below. Taxlot ID Size (acres) Ownership Current Use 61015BA06100 1.53 City of Seaside Vacant with no improvements 61015BA06500 0.32 City of Seaside Parking and driveway for residences on adjacent taxlots The Subject Property is located in northern Seaside, Oregon. Taxlot 61015BA06100 is a grass field with no improvements or active uses. Small areas of asphalt were observed on the ground surface in the field. Taxlot 61015BA06500 is in use as a gravel/grass driveway/parking area for adjacent residences. Sites adjoining to the west are in residential use. A recreational field is adjacent to the south/southwest. North Roosevelt Drive (US Highway 101) is present along the eastern Subject Property boundary, with commercial development (credit union, car wash, restaurant, coffee kiosk) beyond. Adjoining uses to the northwest, north, and northeast are industrial including a metal working/welding business and bulk petroleum storage/distribution. No evidence of past or current use of the Subject Property has been identified, except for parking in the western portion of the Subject Property associated with adjacent residential sites and features (asphalt, poles) that indicate potential recreational uses. Adjoining sites to the north have been in commercial/industrial use including bulk fuel storage since at least the 1950s. We have performed a Phase I ESA in conformance with the scope and limitations of ASTM Practice E1527-21 of Clatsop County Taxlots 61015BA06100 and 61015BA06500, or the Subject Property. Any exceptions to, or deletions from, this practice are described in Section 2.3 of this report. This assessment N. NORTH FORTY PROPERTY, SEASIDE, OREGON, PHASE I ENVIRONMENTAL SITE ASSESSMENT ExecutIve Summary August 8, 2023 Project No.: 185706185 1.2 has revealed the following recognized environmental condition (REC) in connection with the Subject Property: Adjoining sites to the north and northeast have been used for bulk petroleum storage and fueling since at least the 1950s, including the presence of above ground storage tanks (ASTs) in close proximity to the Subject Property boundary. One north adjoining site (Wilcox & Flegel Oil Co.) is currently in use for bulk petroleum storage/distribution/fueling. No information has been identified regarding environmental assessments to evaluate whether releases have occurred associated with decades of bulk petroleum storage and distribution on the north adjoining sites. The potential for releases to have occurred at the north adjoining sites and for any such releases to have impacted the Subject Property represents a REC and a VEC. Controlled RECs (CRECs) and/or historical RECs (HRECs) were not identified. Additional assessment is recommended to evaluate whether petroleum releases originating on the north adjoining site may have impacted the Subject Property. The preceding summary is intended for informational purposes only. Reading of the full body of this report is recommended. N. NORTH FORTY PROPERTY, SEASIDE, OREGON, PHASE I ENVIRONMENTAL SITE ASSESSMENT Introduction August 8, 2023 Project No.: 185706185 2.1 2.0 INTRODUCTION The objective of this Phase I ESA was to perform AAI into the past ownership and uses of the Subject Property consistent with good commercial or customary practice as outlined by ASTM International (ASTM) in “Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process,” Designation E1527-21. AAI is the process for evaluating a property’s environmental conditions for the purpose of qualifying for landowner liability protections under the Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA) following final rule of Part 312 of Title 40, Code of Federal Regulations (40 CFR Part 312). The purpose of this Phase I ESA was to identify, to the extent feasible, adverse environmental conditions including recognized environmental conditions (“RECs”) of the Subject Property. The ASTM E1527-21 standard indicates that the goal of the Phase I ESA is to identify RECs, as well as historical recognized environmental conditions (“HRECs”) and controlled recognized environmental conditions (“CRECs”) that may exist at a property. The term “recognized environmental conditions” is defined as: 1) the presence of hazardous substances or petroleum products in, on, or at the Subject Property due to a release to the environment; 2) the likely presence of hazardous substances or petroleum products in, on, or at the Subject Property due to a release or likely release to the environment; or 3) the presence of hazardous substances or petroleum products in, on, or at the Subject Property under conditions that pose a material threat of a future release to the environment. ASTM defines a “HREC” as a previous release of hazardous substances or petroleum products affecting the Subject Property that has been addressed to the satisfaction of the applicable regulatory authority and meets current unrestricted use criteria established by a regulatory authority, without subjecting the property to any required controls (e.g., activity and use limitations or other property use limitations). A HREC is not considered a REC. ASTM defines a “CREC” as a REC resulting from a past release of hazardous substances or petroleum products that has been addressed to the satisfaction of the applicable regulatory authority (e.g., as evidenced by the issuance of a no further action letter or equivalent, or meeting risk-based criteria established by regulatory authority), but with hazardous substances or petroleum products allowed to remain in place subject to the implementation of required controls (e.g., activity and use limitations, institutional controls, or engineering controls). As defined by ASTM, RECs can include hazardous substances or petroleum products present under conditions in compliance with laws if that presence represents a material threat of future release. The release of hazardous substances or petroleum products is, however, not a REC if that presence is a de N. NORTH FORTY PROPERTY, SEASIDE, OREGON, PHASE I ENVIRONMENTAL SITE ASSESSMENT Introduction August 8, 2023 Project No.: 185706185 2.2 minimis condition. De minimis conditions are minor releases that generally do not present a material risk to human health and would not likely be subject to enforcement action if brought to the attention of governmental agencies. ASTM also considers the potential for a business environmental risk (BER), defined as a risk which can have a material environmental or environmentally driven impact on the business associated with the current or planned use of the Subject Property, not necessarily limited to those environmental issues required to be investigated by the ASTM standard. Consideration of BERs may involve addressing one or more ASTM non-scope considerations. The scope of work conducted during this Phase I ESA consisted of a visual reconnaissance of the Subject Property, interviews with key individuals, and review of reasonably ascertainable documents. The scope of work did not include an assessment for environmental regulatory compliance of any facility ever operated at the Subject Property (past or present), or sampling and analyzing of environmental media. Stantec was not contracted to perform an independent evaluation of the purchase or lease price of the Subject Property and its relationship to current fair market value. The conclusions presented in this Phase I ESA report are professional opinions based on data described herein. The opinions are subject to the limitations described in Section 2.3. ASTM E1527-21 notes that the availability of record information varies from source to source. The User or Environmental Professional (EP) is not obligated to identify, obtain, or review every possible source that might exist with respect to a property. Instead, ASTM identifies record information that is reasonably ascertainable from standard sources. “Reasonably ascertainable” means: 1. Information that is publicly available; 2. Information that is obtainable from its source within reasonable time and cost constraints; and 3. Information that is practicably reviewable. 2.1 SUBJECT PROPERTY DESCRIPTION The Subject Property consists of two tax lots as summarized in the table below. Taxlot ID Size (acres) Ownership Current Use 61015BA06100 1.53 City of Seaside Vacant with no improvements 61015BA06500 0.32 City of Seaside Gravel parking and driveway for residences on adjacent taxlots The Subject Property is located in northern Seaside, Oregon. Taxlot 61015BA06100 is a grass field with no improvements or active uses. Small areas of asphalt and poles likely associated with past recreational use (soccer goal) were observed in the field. Taxlot 61015BA06500 is in use as a gravel driveway/parking area for adjacent residences. N. NORTH FORTY PROPERTY, SEASIDE, OREGON, PHASE I ENVIRONMENTAL SITE ASSESSMENT Introduction August 8, 2023 Project No.: 185706185 2.3 Sites adjoining to the west are in residential use. A recreational field is adjacent to the south/southwest. North Roosevelt Drive (US Highway 101) is present along the eastern Subject Property boundary, with commercial development (credit union, car wash, restaurant, coffee kiosk) beyond. Adjoining uses to the northwest, north, and northeast are industrial including a metal working/welding business and bulk petroleum storage/distribution facility. A Subject Property Location Map is provided as Figure 1. A Subject Property Vicinity Map illustrating the main features of the Subject Property and vicinity is provided as Figure 2. Photographs taken during the site reconnaissance visit are provided in Appendix A. 2.2 SPECIAL TERMS, CONDITIONS, AND ADDITIONAL ASSUMPTIONS There were no special terms, conditions, or additional assumptions associated with this Phase I ESA. 2.3 EXCEPTIONS AND LIMITING CONDITIONS This report documents work that was performed in accordance with generally accepted professional standards at the time and location in which the services were provided and given the schedule and budget constraints established by the client. No other representations, warranties, or guarantees are made concerning the accuracy or completeness of the data or conclusions contained within this report, including no assurance that this work has uncovered all potential and actual liabilities and conditions associated with the Subject Property. This report provides an evaluation of selected environmental conditions associated with the Subject Property that was assessed at the time the work was conducted and is based on information obtained by and/or provided to Stantec at that time. There are no assurances regarding the accuracy and completeness of this information received from others. Conclusions made within this report consist of Stantec’s professional opinion as of the time of the writing of this report and are based solely on the scope of work described in the report, the limited data available, and the results of the work. They are not a certification of the Subject Property’s environmental condition. The Client did not provide or contract Stantec to provide recorded title records or search results for environmental liens or activity and use limitations encumbering the property or in connection with the Subject Property. Stantec did not obtain historical records that document the property history in continuous 5-year intervals. Although this represents a data gap, the data gap is not considered to impact the EPs ability to identify RECs unless stated as such. Based on the information obtained during the course of this ESA and general knowledge of development at and near the Subject Property, the absence of this information did not affect the ability of the EPs to identify RECs, HRECs, CRECs, or de minimis conditions. N. NORTH FORTY PROPERTY, SEASIDE, OREGON, PHASE I ENVIRONMENTAL SITE ASSESSMENT Introduction August 8, 2023 Project No.: 185706185 2.4 This report has been prepared for the exclusive use of the client identified herein and any use of or reliance on this report by any third party is prohibited, except as may be consented to in writing by Stantec or as required by law. The provision of any such consent is at Stantec’s sole and unfettered discretion and will only be authorized pursuant to the conditions of Stantec’s standard form reliance letter. Stantec assumes no responsibility for losses, damages, liabilities, or claims, howsoever arising, from third party use of this report. Project Specific limiting conditions are provided in Section 2.2. The conclusions are based on the conditions encountered at the Subject Property by Stantec at the time the work was conducted. As the purpose of this report is to identify Subject Property conditions which may pose an environmental risk; the identification of non-environmental risks to structures or people on the Subject Property is beyond the scope of this assessment. The findings, observations, and conclusions expressed by Stantec in this report are not an opinion concerning the compliance of any past or present owner or operator of the Subject Property which is the subject of this report with any Federal, state, provincial or local law or regulation. This report presents professional opinions and findings of a scientific and technical nature. It does not and shall not be construed to offer a legal opinion or representations as to the requirements of, nor compliance with, environmental laws, rules, regulations, or policies of Federal, state, provincial or local governmental agencies. Stantec specifically disclaims any responsibility to update the conclusions in this report if new or different information later becomes available or if the conditions or activities on the property subsequently change. 2.4 PERSONNEL QUALIFICATIONS This Phase I ESA was conducted by, or under the supervision of, an individual that meets the ASTM definition of an EP. The credentials of the EP and other key Stantec personnel involved in conducting this Phase I ESA are provided in Appendix B. N. NORTH FORTY PROPERTY, SEASIDE, OREGON, PHASE I ENVIRONMENTAL SITE ASSESSMENT User-Provided Information August 8, 2023 Project No.: 185706185 3.1 3.0 USER-PROVIDED INFORMATION ASTM E1527-21 describe responsibilities of the User to complete certain tasks in connection with the performance of AAI into the Subject Property. The ASTM standard requires that the EP request information from the User on the results of those tasks because that information can assist in the identification of RECs, CRECs, HRECs, or de minimis conditions in connection with the Subject Property. Towards that end, Stantec requested that the User provide the following documents and information. Clatsop County does not have any information regarding the use of the Subject Property; therefore, the User questionnaire was completed by Jeff Flory, representative of the City of Seaside, which owns the Subject Property. Description of Information Provided (Yes / No) Description and/or Key Findings User Questionnaire and/or Interview Yes Mr. Flory reported that industrial uses on adjacent sites including encroachment of stored equipment on the Subject Property may have impacted the Subject Property. Environmental Liens or Activity and Use Limitations (AUL) Yes The Subject Property owner reportedly is not aware of any AULs for the Subject Property. Previous Environmental Permits or Reports Provided by User Yes The Subject Property owner reportedly does not possess any of these documents. Purpose of the Phase I ESA Yes The intended use of the Phase I ESA is to support redevelopment of the Subject Property. The completed questionnaire is included in Appendix C. N. NORTH FORTY PROPERTY, SEASIDE, OREGON, PHASE I ENVIRONMENTAL SITE ASSESSMENT Records Review August 8, 2023 Project No.: 185706185 4.1 4.0 RECORDS REVIEW The objective of consulting historical sources of information is to develop the history of the Subject Property and surrounding area and evaluate if past uses may have resulted in RECs. Physical setting records are evaluated to determine if the physical setting may have contributed to adverse environmental conditions in connection with the Subject Property. During the review of historical records, Stantec attempted to identify uses of the Subject Property from the present to the first developed use of the Subject Property. Stantec’s research included the reasonably ascertainable and useful records described in this section. 4.1 PHYSICAL SETTING A summary of the physical setting of the Subject Property is provided in the table below with additional details in the following subsections. Topography: The Subject Property elevation is approximately 5 feet above mean sea level (amsl). The topography of the Subject Property and surrounding area is flat. Soil/Bedrock Data: The Environmental Data Resources (EDR) Radius Map Report lists soil at the Subject Property as Gearhart fine sandy loam, which is a somewhat excessively drained Class A soil. Geology in the Subject Property vicinity is mapped as Quaternary beach deposits consisting of fine-grained sediments (Geologic Map of Oregon, Oregon Department of Geology and Mineral Industries, https://gis.dogami.oregon.gov/maps/geologicmap/). Estimated Depth to Groundwater/ Estimated Direction of Gradient: Well logs from geotechnical borings drilled on the south adjoining site obtained from the Oregon Water Resources Department (OWRD) indicate that groundwater is present within six feet of the ground surface in the Subject Property vicinity. Based on the Subject Property’s proximity to the ocean, tidal influences on groundwater flow direction are possible. Insufficient information is available to discern groundwater flow direction at the Subject Property. NOTE: Site-specific groundwater flow direction and depth can only be determined by conducting site-specific testing, which Stantec has not conducted. 4.1.1 Subject Property Topography and Surface Water Flow The Subject Property elevation is approximately 5 feet amsl. The topography of the Subject Property and surrounding area is flat. Surface water would be anticipated to penetrate the unpaved areas of the N. NORTH FORTY PROPERTY, SEASIDE, OREGON, PHASE I ENVIRONMENTAL SITE ASSESSMENT Records Review August 8, 2023 Project No.: 185706185 4.2 Subject Property. Any surface water flowing off the Subject Property would be anticipated to flow to ditches along US Highway 101 or storm sewer drains in N. Holladay Street. 4.1.2 Regional and Subject Property Geology The EDR Radius Map Report lists soil at the Subject Property as Gearhart fine sandy loam, which is a somewhat excessively drained Class A soil. Geology in the Subject Property vicinity is mapped as Quaternary beach deposits consisting of fine-grained sediments (Geologic Map of Oregon, Oregon Department of Geology and Mineral Industries, https://gis.dogami.oregon.gov/maps/geologicmap/). 4.1.3 Regional and Subject Property Hydrogeology Well logs from geotechnical borings drilled on the south adjoining site obtained from the OWRD indicate that groundwater is present within six feet of the ground surface in the Subject Property vicinity. Based on the Subject Property’s proximity to the ocean, tidal influences on groundwater flow direction are possible. Insufficient information is available to discern groundwater flow direction at the Subject Property. 4.2 FEDERAL, STATE AND TRIBAL ENVIRONMENTAL RECORDS A regulatory agency database search report was obtained from EDR, a third-party environmental database search firm. A complete copy of the database search report, including the date the report was prepared, the date the information was last updated, and the definition of databases searched, is provided in Appendix D. Stantec evaluated the information listed within the database relative to potential impact to the Subject Property, assessing the potential for impacts based in part on the physical setting. Observations about the Subject Property and adjoining properties made during the Subject Property reconnaissance are provided in more detail in Section 5. 4.2.1 Listings for Subject Property The Subject Property was not identified in the environmental database report. 4.2.2 Listings for Adjoining and Nearby Sites with Potential to Impact Subject Property Stantec assessed data presented in the environmental agency database search report to evaluate the potential for conditions on adjoining and nearby sites to pose a REC, CREC, or HREC for the Subject Property. The evaluation included an opinion of the potential for contamination by hazardous substances or petroleum products to migrate to the Subject Property from an adjoining or nearby site, including by vapor migration or encroachment (i.e., potential for a vapor encroachment condition [VEC]. ASTM E2600- 22 Standard Guide for Vapor Encroachment Screening on Property Involved in Real Estate Transactions N. NORTH FORTY PROPERTY, SEASIDE, OREGON, PHASE I ENVIRONMENTAL SITE ASSESSMENT Records Review August 8, 2023 Project No.: 185706185 4.3 (ASTM, 2022) was used as the basis for a Tier I Vapor Encroachment Screen (VES) for the Subject Property. This included evaluation of release sites within 1/10 mile for Petroleum Hydrocarbon releases, and 1/3 mile for volatile and semi-volatile organic compounds (VOCs, SVOCs), plus other potential vapor phase contaminants (such as mercury). Based on this evaluation, the following individual facilities were identified as the most likely potential sources of impact to the Subject Property. The basis for why each of the following listed databases does or does not represent a REC for the Subject Property is also provided. Listed Facility Name/Address Database Listing(s) Distance/Direction from Subject Property Frank Hank & Leo Incorporated/Fuel Dealers 2375 N. Holladay Drive Seaside, OR 97138 EDR Historical Auto Stations Adjoining north EDR identified the north adjoining site (present day western area of Sopko Welding) as a historical auto station in at least 1982 and 1983. No records were identified on the DEQ databases regarding the installation/removal of fuel storage tanks or documented petroleum releases. Based on the proximity of this site to the Subject Property, the potential for a release of historical storage and distribution of fuel at this site to have impacted the Subject Property is a REC and a VEC. Sopko Welding 841 24th Avenue Seaside, OR 97138 Resource Conservation and Recovery Act (RCRA) – not a generator / no longer regulated (NonGen) Adjoining North The listing is associated with the eastern area of present-day Sopko Welding. Listing of this site on the RCRA database does not indicate that a release has been identified. No release has been documented at this facility; therefore, RECs were not identified for the Subject Property in connection with this listing. Thomas J. Carmichael Inc./ Wilcox & Flegal Seaside Plant 941 24th Avenue Seaside, OR 97138 RCRA NonGen, AST, AIRS, HSIS, NPDES, UIC Adjoining Northeast Each of the listings for this facility is associated with bulk fuel storage and distribution operations. Records indicate that aboveground storage tanks (ASTs) containing biodiesel and gasoline have been registered with DEQ at this facility since 2017. Historical aerial photographs indicate that ASTs have been present at this facility since at least the 1950s (Section 4.3.2). Oregon Fire Marshal Hazardous Substance Information System (HSIS) records indicate that reportable quantities of antifreeze, biodiesel 5%, unleaded gasoline, and lube oil are stored at this facility. Stantec contacted DEQ about the Underground Injection Control (UIC) listing. DEQ stated that there is no UIC permit for this facility. The regulatory database listings for this facility do not include documentation of a release; however, there is a high potential for a release to have occurred based on the long-term storage and distribution N. NORTH FORTY PROPERTY, SEASIDE, OREGON, PHASE I ENVIRONMENTAL SITE ASSESSMENT Records Review August 8, 2023 Project No.: 185706185 4.4 Listed Facility Name/Address Database Listing(s) Distance/Direction from Subject Property of fuel at this facility, and for that release to have impacted the Subject Property. This potential represents a REC and a VEC for the Subject Property. Ray Lynch Service 2080 N. Roosevelt Seaside, OR 97138 DEQ Leaking UST (04-99-0757) and registered UST 350 feet south-southwest The DEQ file for this former gas station states that three USTs were decommissioned in 1999. In 2004 the Oregon Department of Transportation identified petroleum contamination along the site’s eastern boundary in the N. Roosevelt Street (US Highway 101) right-of-way. DEQ conducted soil and groundwater sampling on the former gas station. Based on the petroleum concentrations detected in soil and groundwater, DEQ concluded that the residual impacts do not present an unacceptable risk to human health or the environment and issued a No Further Action letter in December 2009. Based on this site’s distance from the Subject Property and information in the DEQ file, this release does not represent a REC for the Subject Property. Admin School Dist #10 Bus Garage 1985 N. Roosevelt DEQ registered UST 575 feet south This registered UST record is associated with a site located 575 feet south of the Subject Property. No record of a documented release from the UST has been identified. Based on the lack of a documented release and this site’s distance from the Subject Property, RECs were not identified for the Subject Property in connection with this UST. The EDR report includes a notation for a former gas station (Seaside BP/Maritime Fuel) adjoining the northwestern Subject Property boundary; however, the address is provided as 2323 S. Holladay (rather than N. Holladay). Cross referencing with the DEQ databases confirms that this historical gas station record is associated with a site on S. Holladay Drive approximately two miles south of the Subject Property. Based on this facility’s distance from the Subject Property, RECs for the Subject Property were not identified in connection with this facility. Based on distance, gradient relative to the Subject Property, and/or regulatory status, the remaining listings in the database search report, including listings of Orphan Sites, provided in Appendix D do not constitute a potential REC for the Subject Property. 4.3 LOCAL/REGIONAL ENVIRONMENTAL RECORDS Stantec checked the following sources to obtain information pertaining to Subject Property use and/or indications of RECs in connection with the Subject Property: N. NORTH FORTY PROPERTY, SEASIDE, OREGON, PHASE I ENVIRONMENTAL SITE ASSESSMENT Records Review August 8, 2023 Project No.: 185706185 4.5 4.3.1 Fire Department Agency Name, Contact Information, Date Finding Oregon State Fire Marshal Online searchable databases Searched 7/17/23 No hazardous materials response incidents were identified for the Subject Property or adjoining sites. 4.3.2 Clatsop County Records Agency Name, Contact Information, Date Findings Clatsop County Tax Assessor Online database searched 7/17/23 The Clatsop County Tax Assessor record states that the Subject Property is owned by the City of Seaside and is a total of 1.85 acres in size. The Subject Property is currently zoned as M1 Industrial. 4.3.3 Seaside Building Department Records Agency Name, Contact Information, Date Findings City of Seaside Building Department https://www.cityofseaside.us/building- department The City of Seaside Building Department refers users to the online electronic permitting system for the State of Oregon. Oregon ePermitting https://aca- oregon.accela.com/oregon/Default.aspx Date searched: 8/4/23 Stantec attempted to search the ePermitting database for the Subject Property; however, the ePermitting database is searchable by address. As no address has been assigned to the Subject Property, permits were not identified for the Subject Property. Based on aerial photographs, the Subject Property appears to have been historically absent of structures. 4.4 HISTORICAL RECORDS REVIEW 4.4.1 Land Title Records/Deeds Land title records, deeds, environmental liens, and activity and use limitation documentation was not provided by the User, and public records were not searched by Stantec. https://aca-oregon.accela.com/oregon/Default.aspx https://aca-oregon.accela.com/oregon/Default.aspx N. NORTH FORTY PROPERTY, SEASIDE, OREGON, PHASE I ENVIRONMENTAL SITE ASSESSMENT Records Review August 8, 2023 Project No.: 185706185 4.6 4.4.2 Aerial Photographs Stantec reviewed historical aerial photographs provided by EDR. The general type of activity on a property and land use changes can often be discerned from the type and layout of structures visible in the photographs. However, specific elements of a facility's operation usually cannot be discerned from aerial photographs alone. The following table summarizes Stantec’s observations of the reviewed historical aerial photographs. Copies of the historical aerial photographs are provided in Appendix E. Year Scale Observations of Subject Property and Adjoining/Nearby Properties 1953 1” = 500’ No improvements are visible on the Subject Property. Sites adjoining to the west, south, and east appear to be undeveloped. Sites to the north appear to be in commercial/industrial use with buildings and features that may be ASTs adjacent to the northern Subject Property boundary. 1975 1” = 500’ The resolution of this photograph is poor. No significant changes from the 1953 photograph are apparent except for development to the west which appears to be residential. 1981, 1983 1” = 500’, 1” = 750’ (scale appears to be printed incorrectly on the photograph) No significant changes are apparent on the Subject Property. Six ASTs are visible on the adjoining site to the northeast. A canopy is also visible on the northeast adjoining site, indicating a likely fueling area. Multiple ASTs are visible on adjoining sites to the north, near the northern Subject Property boundary. Additional residential development is visible to the west. 1994 1” = 500’ No significant changes are apparent on the Subject Property except for encroachment of stored items likely associated with the northeastern sites visible on the Subject Property. A new larger building has been constructed on the north adjacent site. A residence has been constructed on the southwest adjoining site. 2000 1” = 500’ No significant changes are apparent. 2005 1” = 500’ No significant changes are apparent on the Subject Property. An additional small structure, potentially another fueling canopy, is visible on the northeastern adjoining site. 2009 1” = 500’ No significant changes are apparent. 2012 1” = 500’ No significant changes are apparent except that the western area of the Subject Property is in use for parking and the additional small canopy visible in the previous photograph has been removed leaving a scar in the pavement. 2016 1” = 500’ No significant changes are apparent except that stored materials are visible in the northern area of the Subject Property. 2020 1” = 500’ No significant changes are apparent. N. NORTH FORTY PROPERTY, SEASIDE, OREGON, PHASE I ENVIRONMENTAL SITE ASSESSMENT Records Review August 8, 2023 Project No.: 185706185 4.7 Photographs were also provided for 1956, 1969, 1977, and 1990; however, the resolution of these photographs was not sufficient to discern features of the Subject Property and adjoining sites. Source: EDR Aerial Photo Decade Package Based on the length of operations and evidence of encroachment of materials and storage from the north adjoining site on the Subject Property, there is a high potential for undocumented releases to have occurred based on the long-term storage and distribution of fuel on the north adjacent and northeast adjacent sites, and for those potential releases to have impacted the Subject Property. This potential represents a REC and a potential VEC for the Subject Property. 4.4.3 City Directories Stantec retained a third party to research available city directories for adjoining sites, in approximately five-year intervals from 1968 to 2020. No directory listings are available for the Subject Property or the south adjoining site as they do not have numerical addresses. The directories were reviewed for addresses that would be inferred to apply to the Subject Property and south adjoining site based on surrounding addresses. No directory listings were identified for these inferred addresses. Copies of the city directory listings are provided in Appendix E. The following is a summary of Stantec’s review of the city directory listings: Subject/Adjoining Properties Year Listed Occupants 941 24th Avenue Northeast adjoining (Present-day Wilcox & Flegel Oil) 1968, 1972, 1976 Standard Oil Co. of California 1981 Not listed 1986 Seaside Service Oil Co 1992, 1995, 2000 Not listed 2005 Wilcox & Flegel 2010, 2014, 2017 Not listed 2020 Wilcox & Flegel Oil Co. 841 24th Avenue North adjoining (Present-day eastern portion of Sopko Welding site) 1968 Seaside Oil Co. Fuel & Heating Oil 1972 Seaside Oil Co. and Shell Oil Co. 1976 Shell Oil Co (Plant) 1981 Not listed 1986 Sopko Welding mach shop 1992 Not listed 1995 Sopko Balloons & More, Sopko Welding 2000 Occupant unknown, Sopko Welding N. NORTH FORTY PROPERTY, SEASIDE, OREGON, PHASE I ENVIRONMENTAL SITE ASSESSMENT Records Review August 8, 2023 Project No.: 185706185 4.8 Subject/Adjoining Properties Year Listed Occupants 2005 Sopko Welding 2010 North Coast Crane Svc, Sopko Welding 2014, 2017 Not listed 2020 Joe Sopko, Sherry Sopko 2375 N. Holladay Drive North adjoining (Present-day western portion of Sopko Welding site) 1968, 1972 Mobil Oil Co, Service Oil Co. 1976 Mobil Oil Co (Plant), Service Oil Co (Plant) 1981, 1986 Service Oil Co (Plant) 1992 Not listed 1995 Seaside Service Oil Co. 2000, 2005, 2010 Not listed 2014 Sopko Welding 2017 Not listed 2020 Sopko Welding 2333 & 2335 N. Holladay Drive West adjoining (Present-day residential) 1968 – 2020 Residential 2339 N. Holladay Drive Northwest adjoining (Present-day plumbing business) 1968 Not listed 1972 Seaside Street Department Shop 1976 Vacant 1981, 1986, 1992, 1995 Not listed 2000 Pacific Public Safety & Communications 2005 Not listed 2010 Savage, Martin M. 2014 Linda’s Rag & Bone; Savage, Dexter 2017 Iles, Peter A; Linda’s Rag & Bone 2020 Martin, Denise 2297 N. Roosevelt Drive East adjoining (Present-day car wash) 1968-2010 Not listed 2014, 2017, 2020 Seaside Car & Boat Wash N. NORTH FORTY PROPERTY, SEASIDE, OREGON, PHASE I ENVIRONMENTAL SITE ASSESSMENT Records Review August 8, 2023 Project No.: 185706185 4.9 Source: EDR-City Directory Image Report The potential for releases to have occurred during long-term use of adjoining sites as petroleum storage and distribution facilities and for any such releases to have impacted the Subject Property represents a REC and a potential VEC. 4.4.4 Historical Fire Insurance Maps Fire insurance maps were developed for use by insurance companies to depict facilities, properties, and their uses for many locations throughout the United States. These maps provide information on the history of prior land use and are useful in assessing whether there may be potential environmental contamination on or near the Subject Property. These maps, which have been periodically updated since the late 19th century, often provide valuable insight into historical Subject Property and adjoining and nearby property uses. Stantec requested fire insurance maps from EDR; however, no coverage exists for the Subject Property. The Sanborn® Map Search Report indicating “no coverage” is presented in Appendix E. 4.4.5 Historical Topographic Maps Stantec reviewed historical USGS 7.5-minute Topographic Maps of the Gearhart Oregon Quadrangle (scale 1:24,000) to help identify past Subject Property and adjoining and nearby property usage and areas of potential environmental concern. Copies of the historical maps are provided in Appendix E. The following table summarizes the maps reviewed and our observations. Year Scale Observations of Subject Property and Adjoining/Nearby Properties 1937 1:24,000 No development is depicted on the Subject Property. N. Holladay Drive and US Highway 101 are depicted. No development is depicted on adjoining sites. 1939 1:24,000 No development is depicted on the Subject Property. Residential development is depicted to the west across N. Holladay Street. 1949, 1973 1:24,000 No development is depicted on the Subject Property. Buildings are depicted on the north and southwest adjoining sites. 2014, 2017 1:24,000 These maps do not provide development details other than roads. Source: EDR Historical Topo Map Report No RECs were noted during the review of the topographic maps. N. NORTH FORTY PROPERTY, SEASIDE, OREGON, PHASE I ENVIRONMENTAL SITE ASSESSMENT Records Review August 8, 2023 Project No.: 185706185 4.10 4.4.6 Other Historical Sources No other historical sources were researched. N. NORTH FORTY PROPERTY, SEASIDE, OREGON, PHASE I ENVIRONMENTAL SITE ASSESSMENT Site Reconnaissance August 8, 2023 Project No.: 185706185 5.1 5.0 SITE RECONNAISSANCE A visit to the Subject Property and its vicinity was conducted by Carrie Rackey of Stantec on July 30, 2023. Stantec was unaccompanied during the Subject Property visit. Photographs collected during the site reconnaissance are included in Appendix A. 5.1 SITE RECONNAISSANCE METHODOLOGY The site reconnaissance focused on observation of current conditions and observable indications of past uses and conditions of the Subject Property that may indicate the presence of RECs. The reconnaissance of the Property was conducted on foot and Stantec utilized the following methodology to observe the Property: • Traverse the outer Subject Property boundary • Traverse transects across the Subject Property Weather conditions during the visit to the Subject Property were clear and sunny. There were no weather- related Subject Property access restrictions encountered during the reconnaissance visit. 5.2 GENERAL DESCRIPTION Subject Property and Area Description: The Subject Property is located in northern Seaside, Oregon in an area of mixed industrial, residential, and commercial uses. Subject Property Operations: Taxlot 61015BA06100 is a grass field with no active uses. Taxlot 61015BA06500 is in use as a gravel/grass driveway/parking area for adjacent residences. Structures, Roads, Other Improvements: No structures or roads are present on the Subject Property. The western area of the Subject Property (Taxlot 61015BA06500) has been cleared and is in use as a gravel/grass driveway/parking area for adjacent residences. Subject Property Size (acres): 1.85 Estimated % of Subject Property Covered by Buildings and/or Pavement: 0% Observed Current Subject Property Use/Operations: None other than parking on Taxlot 61015BA06500 used by adjoining residences. Observed Evidence of Past Subject Property Use(s): None observed. N. NORTH FORTY PROPERTY, SEASIDE, OREGON, PHASE I ENVIRONMENTAL SITE ASSESSMENT Site Reconnaissance August 8, 2023 Project No.: 185706185 5.2 Sewage Disposal Method (and age): The Subject Property is unimproved and there is currently no sewer connection or indication of potential past sewage disposal method. Potable Water Source: The Subject Property is unimproved and there is currently no potable connection or indication of potential past potable water source. Electric and Natural Gas Utilities: The Subject Property is unimproved and there is currently electrical or natural gas service or indication of potential past utility connections. 5.3 HAZARDOUS SUBSTANCES AND PETROLEUM PRODUCTS The following table summarizes Stantec’s observations during the Subject Property reconnaissance. Observations Description/Location Hazardous Substances and Petroleum Products as Defined by CERCLA 42 U.S.C. § 9601(14) with identified uses: None observed. Drums/Totes/Intermediate Bulk Containers ( 5 gallons): None observed. Strong, Pungent, or Noxious Odors: None observed. Pools of Liquid: None observed. Unidentified Substance Containers: None observed. Polychlorinated biphenyl (PCB)- Containing Equipment: None observed. Other Observed Evidence of Hazardous Substances or Petroleum Products: None observed. A pad-mounted transformer was observed on Taxlot 61015BA06500. No label indicating PCB content was observed. No leaks or staining was observed around the transformer. 5.4 INTERIOR OBSERVATIONS No buildings or structures are present on the Subject Property. 5.5 EXTERIOR OBSERVATIONS Stantec made the following observations during the site reconnaissance of exterior areas of the Subject Property and/or identified the following information during the interview or records review portions of the assessment: N. NORTH FORTY PROPERTY, SEASIDE, OREGON, PHASE I ENVIRONMENTAL SITE ASSESSMENT Site Reconnaissance August 8, 2023 Project No.: 185706185 5.3 Observations Description On-site Pits, Ponds, or Lagoons: None observed. Stained Soil or Pavement: None observed. Stressed Vegetation: None observed. Waste Streams and Waste Collection Areas: None observed. Solid Waste Disposal: None observed. Potential Areas of Fill Placement: Mounds/berms were observed in the northern area of the Subject Property. It is presumed that these mounds/berms were created during the construction of nearby athletic fields and that soils comprising the mounds/berms were sourced from the Subject Property and/or the adjoining site to the south. Wastewater: None observed. Stormwater: None observed on the Subject Property. Storm sewer catch basins are present offsite in N. Holladay Drive. Wells: None observed. Septic Systems: None observed. Other Exterior Observations: Patches of asphalt and metal poles were observed on the Subject Property. Based on historical information sources and the south adjoining recreational field, these features may indicate past recreational uses (soccer field, etc.). 5.6 UNDERGROUND STORAGE TANKS/STRUCTURES Existing USTs: No visible evidence (fill pipes, vent pipes, dispensers, surface patches), which would indicate the presence of USTs, was discovered during the site reconnaissance. Former USTs: No visible evidence (fill pipes, vent pipes, dispensers, surface patches), reports, or other evidence of the former presence of USTs was discovered during this Phase I ESA. Other Underground Structures: None observed. 5.7 ABOVEGROUND STORAGE TANKS Existing ASTs: No visible evidence (fill pipes, vent pipes, dispensers, surface stains), which would indicate the presence of ASTs, was discovered during the site reconnaissance. Former ASTs: No visible evidence (fill pipes, vent pipes, dispensers, surface stains), reports, or other evidence of the former presence of ASTs was discovered during this Phase I ESA. N. NORTH FORTY PROPERTY, SEASIDE, OREGON, PHASE I ENVIRONMENTAL SITE ASSESSMENT Site Reconnaissance August 8, 2023 Project No.: 185706185 5.4 5.8 ADJOINING PROPERTIES 5.8.1 Current Uses of Adjoining Properties As viewed from the Subject Property and/or from public rights-of-way, Stantec made the following observations about use and activities on adjoining sites: NORTH Bulk fuel storage/distribution; Shopko Welding; Plumbing business EAST N. Roosevelt Drive with bank, and car wash beyond SOUTH Recreational field associated with closed school WEST Residential 5.8.2 Observed Evidence of Past Uses of Adjoining Properties Observations of adjoining sites providing indications of past use and activities, if any, are described below. NORTH None observed. EAST None observed. SOUTH None observed. WEST None observed. 5.8.3 Pits, Ponds, or Lagoons on Adjoining Properties As viewed from the Subject Property and/or from public rights-of-way, Stantec made the following observations about the presence of pits, ponds, and lagoons on adjoining sites: NORTH None observed. EAST None observed. SOUTH None observed. WEST None observed. 5.9 OBSERVED PHYSICAL SETTING Topography of the Subject Property and Surrounding Area: The Subject Property and vicinity are predominantly flat. N. NORTH FORTY PROPERTY, SEASIDE, OREGON, PHASE I ENVIRONMENTAL SITE ASSESSMENT Interviews August 8, 2023 Project No.: 185706185 6.1 6.0 INTERVIEWS Stantec conducted interviews with the following individuals: Name, Contact Information, and Date of Interview Relationship to Subject Property Key findings: Jeff Flory, Community Development Director City of Seaside 503-738-7100 jflory@cityofseaside.us June 22, 2023 Subject Property owner representative Mr. Flory is not aware of any historical or current active uses of the Subject Property or releases on the Subject Property. He is aware of the bulk petroleum storage/distribution operations on the north adjoining sites, and a former gas station located approximately 350 feet south of the Subject Property. Diana Adams Oregon DEQ Diana.adams@deq.oregon.gov July 25, 2023 DEQ contact for regulatory records Stantec contacted DEQ about the Underground Injection Control (UIC) listing for an adjoining facility. DEQ stated that there is no UIC permit for this facility. mailto:skyle@cityofseaside.us N. NORTH FORTY PROPERTY, SEASIDE, OREGON, PHASE I ENVIRONMENTAL SITE ASSESSMENT Evaluation August 8, 2023 Project No.: 185706185 7.1 7.0 EVALUATION This section provides a summary overview of or Findings, Opinions, and Conclusions. 7.1 FINDINGS AND OPINIONS Information gathered from interviews, reviews of existing data, and an inspection was evaluated to determine if RECs are present in connection with the Subject Property. Based on this information, Stantec made the following findings and developed the following opinions. • Based on the site reconnaissance and a review of historical aerial photographs and city directories, no evidence of historical or current active uses of the Subject Property other for parking in the western area has been identified. No RECs were identified based on historical uses of the Subject Property. • Adjoining sites to the north have been used for bulk petroleum storage and fueling since at least the 1950s. One north adjoining site (Wilcox & Flegel Oil Co.) is currently in use for bulk petroleum storage/distribution/fueling. The potential for releases to have occurred during long-term use of adjoining sites as petroleum storage and distribution facilities and for any such releases to have impacted the Subject Property represents a REC and a VEC. 7.2 DATA GAPS The federal AAI final rule [40 CFR 312.10(a)] and ASTM E1527-21 identify a “data gap” as the lack or inability to obtain information required by the standards and practices of the rule despite good faith efforts by the EP or the User. Any data gaps resulting from the Phase I ESA described in this report are listed and discussed below. Gap Discussion Deletions or Exceptions from Scope of Work Referenced in Section 1.4: None Weather-Related Restrictions to Site Reconnaissance: None Facility Access Restrictions to Site Reconnaissance: None N. NORTH FORTY PROPERTY, SEASIDE, OREGON, PHASE I ENVIRONMENTAL SITE ASSESSMENT Evaluation August 8, 2023 Project No.: 185706185 7.2 Gap Discussion Other Site Reconnaissance Restrictions: None Data Gaps from Environmental Records Review: None Data Gaps from Historical Records Review: Historical records were not available in continuous five-year intervals. This did not impact the EP’s ability to evaluate RECs; therefore, this is not considered a significant data gap. Data Gaps from Interviews: None Other Data Gaps: None 7.3 CONCLUSIONS We have performed a Phase I ESA in conformance with the scope and limitations of ASTM Practice E1527-21 of the Subject Property. Any exceptions to, or deletions from, this practice are described in Section 2.3 of this report. This assessment has revealed the following evidence of RECs in connection with the Subject Property: Adjoining sites to the north have been used for bulk petroleum storage and fueling since at least the 1950s, including the presence of ASTs in close proximity to the Subject Property boundary. One north adjoining site (Wilcox & Flegel Oil Co.) is currently in use for bulk petroleum storage/distribution/fueling. No information has been identified regarding environmental assessments to evaluate whether releases have occurred associated with decades of bulk petroleum storage and distribution on the north adjoining sites. The potential for releases to have occurred at the north adjoining sites and for any such releases to have impacted the Subject Property represents a REC and a VEC. Additional assessment is recommended to evaluate whether petroleum releases originating on the north adjoining site may have impacted the Subject Property. FIGURES V: \1 85 7\ A ct iv e\ 18 57 06 18 5_ S ea si de \F ig 1_ P ro pe rty Lo ca tio n. m xd R ev is ed : 2 02 3- 07 -1 8 B y: g m on ta gu e 1 185706185 Clatsop County Phase I ESA North North 40 Property, Seaside Seaside, OR Subject Property Location Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Notes 1. Coordinate System: NAD 1983 StatePlane Oregon North FIPS 3601 Feet 2. Data Sources: 3. Background: Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Figure No. Title Project Location Client/Project Approximate Property Boundary (At original document size of 8.5x11) 1:24,000 ($$ ̄ 0 1,000 2,000 Feet Project Number 12th St V: \1 85 7\ A ct iv e\ 18 57 06 18 5_ S ea si de \F ig 2_ V ic in ity .m xd R ev is ed : 2 02 3- 07 -1 8 B y: g m on ta gu e 2 185706185 Clatsop County Phase I ESA North North 40 Property, Seaside Seaside, OR Subject Property Vicinity Disclaimer: This document has been prepared based on information provided by others as cited in the Notes section. Stantec has not verified the accuracy and/or completeness of this information and shall not be responsible for any errors or omissions which may be incorporated herein as a result. Stantec assumes no responsibility for data supplied in electronic format, and the recipient accepts full responsibility for verifying the accuracy and completeness of the data. Notes 1. Coordinate System: NAD 1983 StatePlane Oregon North FIPS 3601 Feet 2. Data Sources: 3. Background: Sources: Esri, HERE, Garmin, Intermap, increment P Corp., GEBCO, USGS, FAO, NPS, NRCAN, GeoBase, IGN, Kadaster NL, Ordnance Survey, Esri Figure No. Title Project Location Client/Project Approximate Property Boundary Tax lot (At original document size of 8.5x11) 1:1,400 ($$ ̄0 80 160 Feet Project Number Thrift Store 2339 N. Holladay Dr. Residential Residential Residential Sopko Welding 841 24th Ave Wilson Oil dba Wilcox & Flegel Oil 941 24th Ave Credit Union Car Wash Coffee Stand Sports Field for Adjoining Vacant School Appendix A PHOTOGRAPHS OF THE SUBJECT PROPERTY AND VICINITY PHOTOGRAPHIC RECORD Client: Clatsop County Job Number: 185706185 Photographer: Carrie Rackey Date: 7/30/2023 View from center of Subject Property (taxlot 61015BA06100) facing south Subject Name: Phase I Environmental Site Assessment Location: North North 40 Site, Seaside Photograph No. 1 Photograph No. 2 View from center of Subject Property (taxlot 61015BA06100) facing north PHOTOGRAPHIC RECORD Client: Clatsop County Job Number: 185706185 Photographer: Carrie Rackey Date: 7/30/2023 Asphalt in central area of Subject Property (taxlot 61015BA06100) Asphalt in central area of Subject Property (taxlot 61015BA06100) Photograph No. 4 Subject Name: Phase I Environmental Site Assessment Location: North North 40 Site, Seaside Photograph No. 3 PHOTOGRAPHIC RECORD Client: Clatsop County Job Number: 185706185 Photographer: Carrie Rackey Date: 7/30/2023 Northern Subject Property boundary and adjoining bulk fuel storage/distribution facility Photograph No. 6 Adjoining bulk fuel storage/distribution facility Subject Name: Phase I Environmental Site Assessment Location: North North 40 Site, Seaside Photograph No. 5 PHOTOGRAPHIC RECORD Client: Clatsop County Job Number: 185706185 Photographer: Carrie Rackey Date: 7/30/2023 Stored items on/near northeastern Subject Property boundary Photograph No. 8 Stored items near northwestern Subject Property boundary Subject Name: Phase I Environmental Site Assessment Location: North North 40 Site, Seaside Photograph No. 7 PHOTOGRAPHIC RECORD Client: Clatsop County Job Number: 185706185 Photographer: Carrie Rackey Date: 7/30/2023 Tax lot 61015BA06500 facing southeast Photograph No. 10 N. Holladay Drive along western Subject Property boundary Subject Name: Phase I Environmental Site Assessment Location: North North 40 Site, Seaside Photograph No. 9 Appendix B STANTEC RESUMES Carrie Rackey CHMM Associate/Project Manager Carrie Rackey has 18 years of experience in the environmental field, in both regulatory and consulting roles. Ms. Rackey has developed a career focus on brownfield redevelopment and environmental due diligence. She has a comprehensive background as an environmental professional, including grant writing and implementation, Phase I and II Environmental Site Assessment, remediation system management, risk assessment, and environmental compliance. Carrie has helped numerous Oregon communities successfully compete for US Environmental Protection Agency Brownfield Grants to help communities identify, prioritize, and assess environmental risks at abandoned and underused sites. Ms. Rackey guides communities through implementation of brownfield grant projects, keeping the ultimate goals of sustainability, community benefit, and economic growth in mind. Carrie has an extensive foundation of environmental due diligence projects, conducting Phase I and II Environmental Site Assessments for public and private clients in two countries and seven states. She is adept at fulfilling the requirements for All Appropriate Inquiry and conducting assessments in compliance with ASTM 1527-21. EDUCATION BA, International Affairs, Florida State University, 1996 Graduate coursework in environmental policy, chemistry, and hydrogeology, University of Wisconsin, 1998-2000 40-Hour Health & Safety Certification (29 CFR 1910.120), North Carolina State University, 2006 REGISTRATIONS Certified Hazardous Materials Manager, #14666 Design with community in mind * denotes projects completed with other firms Jamie Hoffman R.G., P.G. Senior Environmental Specialist 14 years of experience · Portland, Oregon Ms. Hoffman is a Senior Environmental Specialist in the Portland, OR office. She primarily works with the Brownfields group and conducts Phase I Environmental Site Assessments (ESAs) and subsurface investigations. Ms. Hoffman has been working in the environmental industry for over fourteen years. Her environmental experience includes commercial and industrial property acquisitions, commercial and multi-family residential redevelopments, petroleum releases, site investigation, and a variety of remediation projects on petroleum, chlorinated solvent, landfill, and manufactured gas plant facilities. She is licensed geologist in Oregon and Minnesota and a qualified Environmental Professional (EP) as defined in ASTM E 1527-21. EDUCATION Bachelor of Arts, Geology, University of Akron, Akron, Ohio, USA, 2006 Masters Degree, Geology, University of Michigan, Ann Arbor, Michigan, USA, 2011 CERTIFICATIONS & TRAINING OSHA 40-hr HAZWOPER, University of Akron, Akron, Ohio, USA, 2006 OSHA 8-hr HAZWOPER Refresher Train ing, Terracon, Portland, Oregon, USA, 2022 Asbestos Building Inspector, Lake States Environmental, White Bear Lake, Minnesota, USA, 2014 Asbestos Building Inspector Refresher, Argus Pacific, Mountlake Terrace, Washington, USA, 2022 REGISTRATIONS Professional Geologist #52660, Minnesota Board of Architecture, Engineering, Land Surveying, Landscape Architecture, Geoscience and Interior Design, 2015- Present Registered Geologist #G2483, Oregon State Board of Examiners for Engineering & Land Surveying, 2015- Present PROJECT EXPERIENCE ENVIRONMENTAL ASSESSMENT Umpqua Bank Phase I ESAs * | Oregon, United States | Project Manager Ms. Hoffman served as the EP and project manager for approximately 80 Phase I ESAs and Phase II Limited Site Investigations for Umpqua Bank for proposed real estate transactions and loans at properties located throughout Oregon and southern Washington while working for Terracon. Project sites include gas stations, commercial retail facilities, trucking facilities, multi -tenant office buildings, multi-family residences, a golf course, and other various commercial/industrial properties. Former Georgia Pacific* | Wilsonville Concrete Products | Fairview, Oregon, United States | Project Manager Ms. Hoffman was the Project Manager for a Phase I ESA and Limited Site Investigation on a property formerly operated by Georgia Pacific as a wood chip storage and barge loading facility on the Columbia River in Fairview, OR. The project was performed in support of a property transaction that included a short due diligence window and multi-party oversight. Ms. Hoffman played a key role in successfully implementing an investigation to assess fill material and historical equipment fueling operations identified during the Phase I ESA, all of which was performed on an expedited schedule to meet the client’s short due diligence window. Ms. Hoffman served as the primary contact, coordinating access, schedule, and reporting, with both the owner and buyer representatives throughout the project. Confidential Portfolio* | Confidential | United States | Project Manager Ms. Hoffman served as the project manager for a multi - site portfolio across the western US involving the acquisition of a modular construction building distributor. Her duties included acting as the single point of contact for the client and the individual Terracon offices responsible for performing the work. She coordinated the site reconnaissance across multiple offices, conducted senior review on all reports prior to delivery, and provided regular client updates throughout the project. Ms. Hoffman was able to coordinate a quick turnaround on the ESA portion of the portfolio, allowing time for the sites that required Phase II investigation to be adequately assessed prior to the client's due diligence deadline. * denotes projects completed with other firms Confidential Portfolio* | Confidential | California, United States | Project Manager Ms. Hoffman served as EP and project manager for Phase I ESAs for five sites in the Central Valley of California as part of a proposed confidential property acquisition. The portfolio consisted of asphalt plants, a gravel mine, a rock quarry, an equipment yard, and office buildings. This project required a rapid turnaround and coordination with multiple offices with a complex variety of site operations. Confidential Portfolio* | Confidential | United States | Primary Scientist/Project Assistant Ms. Hoffman served as primary scientist for multiple sites in the Minneapolis/St. Paul metropolitan area as part of a multi-office portfolio of 256 properties across the country. The portfolio was performed for due diligence in a potential acquisition that required a rapid turnaround. She assisted as a project assistant in compiling findings from the entire project to deliver to the client and in coordinating 42 Phase II ESAs which were performed as follow-up work for the Phase I portfolio. CONTAMINATED SITE REDEVELOPMENT ART Tower* | Wood Partners | Portland, Oregon, United States | Project Manager Ms. Hoffman was the Project Manager for the ESA and additional environmental support during the mass excavation conducted during construction of a mixed -use development while at Terracon. Petroleum- and lead- impacted soil was encountered during the project. Ms. Hoffman coordinated periodic onsite construction/remedial oversight and waste disposal support as excavation activities proceeded. She also worked with Wood Partners to obtain a No Further Action (NFA) determination for the site from the Oregon Department of Environmental Quality (DEQ). 959 Franklin Apartments* | DinCal 4, LLC | Eugene, Oregon, United States | Project Manager Ms. Hoffman was the Project Manager for a Phase I ESA and subsequent Limited Site Investigation for a student housing redevelopment project that was proposed on a site that was formerly occupied by an auto service facility. Ms. Hoffman assisted DinCal 4, LLC with development of a Contaminated Media Management Plan and on -call soil sampling services during the mass excavation. The release received an NFA determination from the DEQ and opened as off-campus housing in Fall 2019. Broadway Former MGP Facility* | DTE | Ann Arbor, Michigan, United States | Primary Technician Ms. Hoffman was the primary technician for multiple subsurface investigations relating to remediation and redevelopment of a former MGP site located along the Huron River. Multiple methods of remediation were used to tackle different types of contamination on a 14-acre former manufactured gas plant, including excavation of contaminated soils and installation of a product-trapping cap to prevent contamination from reaching the Huron River, which supplies drinking water to the city of Ann Arbor. The shoreline was restored, trees removed during construction were replaced, and the property is currently being redeveloped into park and retail space. Days Inn University* | United Properties | Minneapolis, Minnesota, United States | Project Scientist Ms. Hoffman served as the project scientist and primary technician for subsurface investigations and remediation activities relating to redevelopment of a solvent release site in a historical manufacturing area near downtown Minneapolis. She oversaw operation and maintenance of the soil vapor extraction system onsite and coordinated work to further remediate the site using in -situ chemical oxidation technology.