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LIMITED SUBSURFACE INVESTIGATION OF INDUSTRIAL USE PROPERTIES AT 221, 226,229,251,AND 270 OAK STREET IN MANTECA, (SAN JOAQUIN COUNTY), CALIFORNIA (Timothy Valentine) 1.0 INTRODUCTION EarthTouch, Inc., on behalf of Zions First National Bank (Zion Bank) conducted a Limited Subsurface Investigation(LSI)of industrial land use properties at 221, 226,229, 251,and 270 Oak Street in the city of Manteca, (San Joaquin County), California (site or subject property). Improvements to the subject property included three frame-constructed and metal sided warehouses, a brick masonry warehouse, frame-constructed office building, and material storage yards surrounded by perimeter fencing. Zions Bank holds a deed of trust and secured interest in the subject property and authorized the investigation of the site to evaluate the environmental condition of the subject property (real property collateral) and the potential for the operations of the mortgagor, historic site uses, and/or off-site facilities to have adversely impacted the environmental condition of the site. At the time of the site inspection conducted with the Phase I ESA, the businesses at the subject property included an automobile repair shop, construction company, machine shop, warehousing business, office building, and a meeting/event hall that was reportedly available for public rental. Prior to conducting this LSI, a Phase I Environmental Site Assessment(ESA) of the subject property was performed and identified recognized environmental conditions associated with the site, including;with(1) the historical uses of the site for a cannery and seed treatment operations that included storing copious volumes of insecticides, pesticides, and fungicides; (2) the presence of 55-gallon drums of potentially hazardous substances and/or petroleum products posing a material threat of a spill or release with some noted staining areas of storage or use; (3) the presence of possible trench drain and sump that may have been operational during the period of time in which the subject property was used for seed treatment operations, which would provide a potential `point-source' for contaminant migration to the subsurface; and(4)the presence of a parts-washer with some staining of concrete in nearby areas. This report has been prepared to summarize the findings of the LSI conducted at the subject property to address and evaluate the recognized environmental conditions associated with the site and identified through the Phase I ESA, which are summarized in Section 1.2. 1.1 Site Description The subject property included three contiguous parcels on the northeast side of Oak Street and one adjacent parcel on the southwest side of Oak Street between Main Street and Willow Avenue in the central part of Manteca (Figure 1). The natural landscape of the site vicinity can be generally described as essentially flat areas of the San Joaquin Valley that slopes gently to the northwest and has been covered by grid streets and urban development (Figure 2). The site included three contiguous rectangular-shaped parcels on the northeast side of Oak Street and one trapezoid-shaped parcel on the southwest side of Oak Street that encompassed about 2.75 acres bordered by variable size industrial properties, residential lots, Zions First National Bank Limited Subsurface Investigation 1 f�UChU Valentine Properties—Manteca, California