Ardaman & Associates, Inc. Geotechnical, Environmental and Materials Consultants

Transcription

1 PHASE I ENVIRONMENTAL SITE ASSESSMENT APPROXIMATE 8-ACRE PARCEL SOUTHWEST CORNER OF RADIO ROAD AND DAVIS BOULEVARD NAPLES, COLLIER COUNTY, FLORIDA Ardaman & Associates, Inc. Geotechnical, Environmental and Materials Consultants OFFICES Orlando, 88 S. Orange Avenue, Orlando, Florida 3289, Phone (47) Bartow, 1525 Centennial Drive, Bartow, Florida 3383, Phone (863) Cocoa, 13 N. Cocoa Blvd., Cocoa, Florida 32922, Phone (321) Fort Myers, 997 Bavaria Road, Fort Myers, Florida 33913, Phone (239) Miami, 268 W. 84 th Street, Hialeah, Florida 3316, Phone (35) Port St. Lucie, 46 Concourse Place NW, Unit 1, Port St. Lucie, Florida 34986, Phone (772) Sarasota, 78 Sarasota Center Blvd., Sarasota, Florida, Phone (941) Tallahassee, 3175 West Tharpe Street, Tallahassee, Florida 3233, Phone (85) Tampa, 3925 Coconut Palm Drive, Suite 115, Tampa, Florida 33619, Phone (813) West Palm Beach, 22 N. FL Mango Rd., Ste. 11, West Palm Bch., FL 3349, Phone (561) MEMBERS: A.S.F.E. American Concrete Institute American Society for Testing and Materials Florida Institute of Consulting Engineers

2 Ardaman & Associates, Inc. Geotechnical, Environmental and PHASE I ENVIRONMENTAL SITE ASSESSMENT REPORT FOR APPROXIMATE 8-ACRE PARCEL SOUTHWEST CORNER OF RADIO ROAD AND DAVIS BOULEVARD NAPLES, COLLIER COUNTY, FLORIDA PREPARED FOR DAVIS AND RADIO LLC MR. ROBERT J. MORANDE, MEMBER 25 WEBSTER SQUARE ROAD BERLIN, CT 637 PREPARED BY ARDAMAN & ASSOCIATES, INC. 997 BAVARIA ROAD FORT MYERS, FLORIDA ARDAMAN PROJECT NO AUGUST 19, Bavaria Road, Fort Myers, Florida Phone (239) FAX (239) Florida: Bartow, Fort Myers, Miami, Orlando, Port St. Lucie, Sarasota, Tallahassee, Tampa, West Palm Beach Louisiana: Alexandria, Baton Rouge, Monroe, New Orleans, Shreveport

3 TABLE OF CONTENTS SECTION PAGE NO. 1. EXECUTIVE SUMMARY INTRODUCTION SITE DESCRIPTION USER PROVIDED INFORMATION RECORDS REVIEW PHYSICAL SETTING SOURCES HISTORICAL REVIEW SITE RECONNAISSANCE INTERVIEWS DATA GAPS FINDINGS OPINIONS CONCLUSIONS RECOMMENDATIONS REFERENCES SIGNATURES OF ENVIRONMENTAL PROFESSIONALS QUALIFICATIONS OF ENVIRONMENTAL PROFESSIONALS PARTICIPATING IN ESA FIGURES TABLES APPENDICES Ardaman & Associates, Inc.

4 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No EXECUTIVE SUMMARY THIS EXECUTIVE SUMMARY DOES NOT FULLY SUMMARIZE FINDINGS AND OPINIONS. Findings and opinions are related through the full report only. Ardaman & Associates, Inc. (Ardaman) has performed a Phase I Environmental Site Assessment (ESA) of the subject property located at the southwest corner of Radio Road and Davis Boulevard in Naples, Collier County, Florida. We have performed a Phase I ESA in conformance with the scope and limitations of ASTM Practice E for Davis and Radio LLC, Mr. Robert J. Morande, Member ("THE CLIENT"). Any exceptions to, or deletions from this practice are presented in Section 2.2 of this report. This Phase I ESA has revealed no evidence of recognized environmental conditions in connection with the property. The Environmental Interviews and Questionnaire forms did not reveal any recognized environmental conditions on or adjoining the subject property. A chain-of-title search for the subject property was not provided nor was one performed as part of this environmental assessment. There was no knowledge provided regarding Environmental Liens or Activity or Use Limitations (AULs) such as engineering controls, land use restrictions or institutional controls that are in place at the site and/or have been filed or recorded in a registry under federal, tribal, state or local law. The Polk City Directories did not identify any historical uses that were likely to indicate recognized environmental conditions in connection with the subject site or adjoining property. Based on our review of historical aerial photographs, the subject property appears to have been undeveloped wooded land from 1952 to the present. The development of the surrounding area appears to be mainly commercial and residential. No significant sources of recognized environmental conditions were observed. Information obtained from the EDR/FirstSearch report and/or regulatory agencies file and website reviews did not reveal any facilities or sources of hazardous substances and petroleum products that indicate potential recognized environmental conditions for the subject property. During the site visit and area drive-by, no sources of hazardous substances and petroleum products were identified that were a potential source for recognized environmental conditions. Ardaman & Associates, Inc.

5 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No. 2 No data gaps were acknowledged that would significantly affect the ability of the Environmental Professional to identify recognized environmental conditions Ardaman & Associates, Inc.

6 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No INTRODUCTION 2.1 PURPOSE Ardaman has completed a Phase I ESA of the subject site located at the southwest corner of Radio Road and Davis Boulevard in Naples, Collier County, Florida. The purpose of this Phase I ESA was to determine if there were recognized environmental conditions associated with this site. To achieve this objective, the scope of services included limited research, a review of specific listings, interviews, and a site reconnaissance in accordance with the American Society for Testing and Materials (ASTM) Standard E Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process. This practice is intended to permit a user to satisfy one of the requirements to qualify for the innocent landowner, contiguous property owner, or bona fide prospective purchaser limitations on CERCLA liability. 2.2 LIMITATIONS AND EXCEPTIONS This Phase I ESA was performed in accordance with ASTM Standard E Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process and the scope of work defined therein. Our assessment did not address the following items: testing for the presence of PCBs in transformers occupying the site; testing of asbestos containing materials or radon gas on the subject property or within the on-site structures; the presence of lead paint or lead in the drinking water or soils; cultural and historic resources; potential for contamination due to air emissions; the potential for contamination under paved areas or buildings; industrial hygiene concerns such as the potential for the presence of viruses and bacteria resulting in the sick building syndrome; ecological resources, endangered species, high voltage power lines, the existence and environmental condition of wetlands within the property, with the exception of the presence of hazardous substances or petroleum products in those areas; and the existence of any protected or endangered species within the property. The findings and opinions conveyed via this ESA report are based on information obtained from a variety of sources enumerated herein, and which Ardaman believes are reliable. Nonetheless, ARDAMAN CANNOT AND DOES NOT GUARANTEE THE AUTHENTICITY OR RELIABILITY OF THE INFORMATION IT HAS RELIED UPON. This report is not a comprehensive site characterization and should not be construed as such. The opinions presented in this report are based on findings derived from a site reconnaissance, Ardaman & Associates, Inc.

7 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No. 4 interviews, and limited research including a review of specified regulatory records. Ardaman has not found indicators that suggest that hazardous materials or petroleum products exist at the site at levels likely to warrant mitigation. NOT FINDING SUCH INDICATORS DOES NOT MEAN THAT HAZARDOUS MATERIALS OR PETROLEUM PRODUCTS DO NOT EXIST AT THE SITE. Phase I ESAs, by their very nature, are limited. Ardaman has endeavored to meet what it believes is the applicable standard of care and, in so doing, is obliged to advise THE CLIENT of Phase I ESA limitations and data gaps. In the event that data gaps are identified, the environmental professional will endeavor to comment on the significance of those data gaps. However the environmental professional cannot, and does not warrant or guarantee that no significant events, releases, or conditions arose, during periods such as data gaps. Ardaman believes that providing information about limitations is essential to help THE CLIENT identify and thereby manage its risks. These risks can be mitigated but they cannot be eliminated through additional research. Ardaman will on request advise THE CLIENT of the additional research opportunities available, their impact on risk, and their cost. 2.3 SPECIAL TERMS AND CONDITIONS THE CLIENT requested that Ardaman perform this Phase I ESA to identify recognized environmental conditions, defined as the presence or likely presence of any hazardous substances or petroleum products on the subject property under conditions that indicate an existing release, a past release, or a material threat of a release of any hazardous substances or petroleum product into structures on the property or into the ground, groundwater, or surface water of the subject property. 2.4 USER RELIANCE This report is an instrument of service of Ardaman & Associates, Inc. The report presents the results of a Phase I Environmental Site Assessment (ESA) of the subject site, performed for Davis and Radio LLC, Mr. Robert J. Morande, Member ("THE CLIENT"), during the period of August 9, 213 through August 19, 213. Ardaman & Associates, Inc.

8 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No SCOPE OF SERVICES The scope of our services has included the following items: 1. Reviewed the U.S. Geological Survey (USGS) Topographic Map of July 1, 1991 for Belle Meade NW, Florida published by the USGS/Topoquest Internet web page, and the Soil Survey of Collier County Florida published by the U.S. Department of Agriculture (USDA), Soil Conservation Service, on which the subject site and surrounding properties are presented. 2. Issued for completion a User Questionnaire for the procurer of the Phase I ESA and an Environmental Questionnaire and Disclosure Statement for the site owner or representative. 3. Reviewed past aerial photographs, Polk City Directories, and Sanborn Maps of the subject site and the surrounding area to try to identify potential point sources of contamination on or in the immediate vicinity of the subject site. 4. Contacted local, county, regional, state, and federal enforcement and regulatory agencies to identify registered hazardous materials generators, storage facilities, complaints, or enforcement actions within a ½-mile radius. 5. Performed a site reconnaissance on August 13, 213 and photo documentation of the property for evidence of toxic or hazardous materials use, disposal, spills, or storage onsite and adjacent to the site. 6. Performed a drive-by of the area within a ½-mile radius of the site to identify any potential sources of contamination. 7. Prepared this report to document the results of our data gathering and analyses, and to present our environmental conclusions and recommendations. Ardaman & Associates, Inc.

9 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No SITE DESCRIPTION The site characteristics and descriptions of the subject site and surrounding properties presented herein reflect the conditions that were observed at the time of our site visit. 3.1 LOCATION AND LEGAL DESCRIPTION The subject property is located at the southwest corner of the intersection of Radio Road and Davis Boulevard in Naples, Collier County, Florida. It is in the northwest quarter of Section 3, Township 5 South, Range 26 East, Collier County, Florida. According to the Collier County Property Appraiser s office, the parcel is identified by Folio No The property card with associated legal description is presented as Appendix I of this report. 3.2 SITE AND VICINITY GENERAL CHARACTERISTICS The site is superimposed on the July 1, 1987 USGS Topographic Map of Belle Meade, Florida (published by the USGS/Topoquest Internet web page) in Figure 1. Site elevation is approximately 1 feet above mean sea level. No symbols indicating the presence of pits, mining activities, or landfill activities are illustrated on the subject site or surrounding land on the USGS quadrangle map. The subject site is located in a predominantly mixed use area. The subject property is bounded by Radio Road and then vacant wooded land and the Bowland Woodside and Nemo s Sports Bar bowling facility to the north, by Radio Road and then vacant wooded land to the east, by Davis Boulevard and then vacant wooded preserve land of the Cedar Hammock Community residential development to the south and by the Collier County Collier Area Transit (C.A.T.) transfer and maintenance facility to the west. The site does not have an established access point at this time. A Site Location Map is presented as Figure 2. The adjoining properties are depicted in Figure CURRENT USES OF THE PROPERTY As shown in Figure 3, the subject property is currently in use as a vacant wooded undeveloped parcel. Ardaman & Associates, Inc.

10 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No DESCRIPTIONS OF STRUCTURES, ROADS, OTHER IMPROVEMENTS No structures or improvements currently exist at the subject site. Along the north, east, and south property edges are public sidewalks, overhead and underground public utilities, and streetlights. Stormwater drains exist along the adjoining public streets. Along the west property edge is a berm and swale belonging to the west adjoining property. Ardaman & Associates, Inc.

11 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No USER PROVIDED INFORMATION A User questionnaire, as required by ASTM E , was sent to the Phase I ESA User, Davis and Radio, LLC c/o Mr. Robert Morande. A copy of the questionnaire is included as Appendix II. The following information was provided. 4.1 TITLE RECORDS The User did not provide a chain-of-title search for the subject property nor was one performed as part of this assessment. 4.2 ENVIRONMENTAL LIENS OR ACTIVITY AND USE LIMITATIONS (AULS) A search for recorded environmental cleanup liens against the subject property that are filed under Federal, State, or local law is the responsibility of the User for compliance with All Appropriate Inquires rule (4 CFR Part 312). Unless requested by the User, this service is not imposed on the environmental professional under ASTM E The User is not aware of any Environmental Liens or Activity or Use Limitations (AULs) such as engineering controls, land use restrictions or institutional controls that are in place at the site and/or have been filed or recorded in a registry under federal, tribal, state or local law. Ardaman reviewed the site information for the property identified by Folio No on the Collier County Property Appraiser s Official Records Public Web Search. 4.3 SPECIALIZED KNOWLEDGE The User did not provide any information regarding specialized knowledge of the subject site. 4.4 COMMONLY KNOWN OR REASONABLY ASCERTAINABLE INFORMATION The User was not aware of any commonly known or reasonable ascertainable information about the subject site with the exception that the User stated that the subject site had been previously cleared of Brazilian pepper exotic trees in the past. Ardaman & Associates, Inc.

12 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No VALUATION REDUCTION FOR ENVIRONMENTAL ISSUES Information concerning value reduction of the subject property due to environmental issues was not made available for review. 4.6 OWNER, PROPERTY MANAGER, AND OCCUPANT INFORMATION The owner of the subject property is Davis and Radio LLC. 4.7 REASON FOR PERFORMING PHASE I ESA According to the User, the Phase I ESA was performed for information for potential purchasers. 4.8 OTHER No additional information was provided regarding the subject site. Ardaman & Associates, Inc.

13 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No RECORDS REVIEW Ardaman conducted a regulatory search from EDR/Environmental FirstSearch Report. Following review of the report s geocoded and non-geocoded sites, Ardaman contacted representatives or reviewed the records of the county, regional, state, and federal regulatory and enforcement agencies to determine whether any hazardous waste generators, contaminated sites, storage tanks, spills, violations, complaints, or enforcement actions were present or had occurred within a ½-mile radius of the subject property. Select federal regulatory agencies records encompass a 1-mile radius of the subject property. A copy of the EDR/Environmental FirstSearch Report database search is included in Appendix III. Generally, listed facilities that are greater than 1, feet from the subject property, and/or those that do not have confirmed contamination problems, will not likely impact the subject site. Specific listings of sites that have the potential to adversely impact the subject property are discussed below. It is the opinion of Ardaman that any site identified in our search as listed in Appendix III, but not specifically addressed below, is not likely to adversely impact the subject property. 5.1 STANDARD ENVIRONMENTAL RECORD SOURCES Federal National Priority List (NPL) The National Priority List is a database of confirmed and proposed Superfund sites. No NPL sites were identified within a one-mile radius of the subject property. Federal Delisted NPL Site List The Federal Delisted NPL Site List is a Subset-Database of delisted Superfund Sites. No Delisted NPL sites were identified within a ½-mile radius of the subject property. Federal Comprehensive Environmental Response Compensation and Liability Information System (CERCLIS) CERCLIS is a database of current and potential Superfund sites currently or previously under investigation. Ardaman & Associates, Inc.

14 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No. 11 No CERCLIS sites were identified within a ½-mile radius of the subject property. Federal CERCLIS NFRAP Site List A database of Archive designated CERCLA sites that, to the best of EPA s knowledge, assessment has been completed and has determined no further steps will be taken to list this site on the National Priorities List. No CERCLIS NFRAP sites were identified within a ½-mile radius of the subject property. Federal RCRA CORRACTS Facilities List A database of Resource Conservation and Recovery Act (RCRA) facilities with reported violations and subject to corrective action. There are no RCRA CORRACTS facilities located within a 1-mile radius of the subject property. Federal RCRA Non-CORRACTS TSD Facilities List Database of facilities licensed to store, treat, and dispose of hazardous waste materials. There are no RCRA non-corracts TSD facilities locates within a ½-mile radius of the subject site. Federal RCRA Generators List Database of facilities that generate or transport hazardous waste or meet other RCRA requirements. There are no RCRA generators located on the subject site. The closest RCRA site to the subject property is the adjoining property to the west. The current Collier County Area Transit (Facility ID#FLD RCRA-SQG) was formerly known as Morande Mazda and Classic Oldsmobile Mazda. This facility was cited in the past by Florida Department of Environmental Protection (FDEP) for failure to maintain emergency preparedness contingency plans. No other violations were noted. The current facility has not received any notices of potential violations with respect to its handling of petroleum waste Ardaman & Associates, Inc.

15 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No. 12 liquids and other potentially hazardous materials. This facility appears to pose a low risk to affect the environmental condition of the subject site at this time. Compliance files were reviewed on the FDEP oculus website. Copies of selected documents from the FDEP are included in Appendix III. Federal Institutional Control/Engineering Control Registries Database designed to assist EPA in collecting, tracking, and updating information, as well as reporting on the major activities and accomplishments of the various Brownfield grant programs. There are no facilities listed with institutional/engineering controls for the subject site. Emergency Response Notification System (ERNS) Database of emergency response actions. There are no ERNS incidents listed for the subject site. Florida State/Tribal Sites Florida Sites List A database of identified facilities and/or locations that the FDEP has recognized with potential or existing environmental contamination. It also includes Superfund Hazardous Waste Sites that correlates to the NPL list and includes active, delisted, and Federal sites. There are no sites on the FDEP NPL, State Sites list within one mile of the subject property. State/Tribal Solid Waste Facilities List (SWF) Solid Waste Facilities List -- database concerned with the handling of waste and includes locations identified with solid waste landfilling or associated activities involving the handling of solid waste. There are no solid waste facilities listed within a ½-mile radius of the subject site. Ardaman & Associates, Inc.

16 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No. 13 State/Tribal Leaking Underground Storage Tanks List (LUST) Database of petroleum storage tank systems that have reported the possible release of contaminants. There is one facility listed as petroleum contaminated within ½-mile of the property. The Circle K #4755 (Facility ID# 11/ /Open) is located at 86 Radio Road approximately 6 feet east of the subject site. This facility has completed a site rehabilitation completion report (SRCR) and has been given a No Further Action (NFA) status with respect to its previous petroleum spills. This station is open and operational. The documented ground water flow at this facility is to the south southeast, away from the subject site. The Petroleum Storage Tank Compliance files were reviewed at the FDEP Oculus website. This facility is not a significant threat to the environmental condition of the subject property due to the site having completed cleanup, the documented groundwater flow being away from the subject site, and intervening distance. Copies of selected documents from this file are included in Appendix III. State/Tribal Registered Storage Tanks List (UST/AST) Database of registered storage tank systems. There are no storage tanks registered for the subject property. There is one facility that is registered on the adjacent property to the west. The previously mentioned Collier Area Transit (Facility ID#11/912759) was formerly known as Morande Mazda. The current and previous operation maintains the original registration number. This facility currently maintains three registered above ground tanks; a 719-gallon diesel emergency generator tank, 1,1-gallon new oil tank, 8-gallon waste oil tank, and one unregistered 4- gallon waste fuel tank. All are steel, double-walled, and have release detection devices. The ASTs are located on the west side of the facility, on the opposite side from the subject site. No spills have been reported from the current or past operations with respect to these tanks. One site sketch from the 199s indicated a buried tank ; however, that location is the location of a former septic tank dating from before public sewer was available in the area. The ASTs are approximately 325 feet west of the subject site, on the west side of the C.A.T. maintenance building. Ardaman & Associates, Inc.

17 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No. 14 This facility is not a significant threat to the environmental condition of the subject property due to the site not having documented contamination or spills, and intervening distance. The file for this facility was reviewed at the FDEP Oculus website. Copies of selected documents from this file are included in Appendix III. State/Tribal Institutional/Engineering Controls List Database of sites that have institutional controls and engineering controls. There are no sites listed as having institutional or engineering controls located on the subject site. State/Tribal Voluntary Cleanup Sites A voluntary cleanup site database is not available in Florida. State/Tribal Brownfield Sites Brownfield Redevelopment Program Database a database of reports generated from the Brownfield Access Database which tracks the number of designated Brownfield areas, executed Brownfield site rehabilitation agreements, state and federal programs funding, and local Brownfield coordinators contact information. There are no Brownfield Sites listed within a ½-mile radius of the subject site. Cattle Dipping Vats A database of vats that were filled with an arsenic solution for the control and eradication of the cattle fever tick. Other pesticides such as DDT were also widely used. The list is dated for sites from 191 through the 195 s. No cattle dipping vats were listed within a 1/4-mile radius of the subject site. State Other DRYCLEANERS LIST-Database of dry cleaning facilities registered with the Department. Ardaman & Associates, Inc.

18 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No. 15 No dry cleaning facilities were listed within a ½-mile radius of the subject site. Oil and Gas Wells Florida Geological Survey Oil and Gas Data and Maps. There are no oil and gas wells listed for the Section, Township, and Range of the subject site. 5.2 ADDITIONAL ENVIRONMENTAL RECORD SOURCES Collier County Pollution Control Division Southwest Florida Regional Planning Council The Collier County Pollution Control Division (CCPCD) "Pollution Complaint" files were reviewed to note records of complaints or enforcement actions for the subject property or adjoining properties. Results of the file review indicated no complaints of any regulatory or environmental concern for the subject site and adjoining properties with the exception of the previously mentioned reports. CCPCD "Stationary Tank" files were also reviewed. These files contained no record of USTs existing on the subject site or adjoining properties. The Collier County Hazardous Waste Assessment report (dated July 1985), prepared by the Southwest Florida Regional Planning Council, was reviewed and contained no abandoned dump sites within a 1/2-mile radius of the subject property. Recognized Environmental Condition Information obtained from the EDR/Firstsearch TM report and/or regulatory agencies and website reviews did not reveal any facilities or sources of contamination that have a high potential to harm the environmental condition of the subject property. Ardaman & Associates, Inc.

19 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No PHYSICAL SETTING SOURCES USGS Topographic Map Based on review of the 1958 Belle Meade, Florida, 7.5-minute USGS topographic map, (Photorevised 1987), the subject site appears to be relatively flat with ground surface elevation of approximately 1 feet (NGVD). Based on our review of the USGS map, near-surface groundwater flow direction in the vicinity of the subject site is anticipated to be generally southerly towards the Rookery Bay and the Gulf of Mexico. No symbols indicating the presence of pits, mining activities, or landfill activities are illustrated on the subject site or surrounding land on the USGS quadrangle map. Soils Map The USDA Natural Resources Conservation Service Soil Survey of Collier County, Florida (1984) identifies two main soil types in the area of the subject site: Pineda fine sand, limestone substratum (14). This is a nearly level, poorly drained soil on sloughs and poorly defined drainageways. Typically, the surface layer is dark grayish-brown fine sand about 4 inches thick. The subsurface layer is very brownish-gray fine sand to a depth of 12 inches. The subsoil extends to a depth of 55 inches. The upper part is brownish-yellow and very pale brown fine sand, the next part is grayish-brown sandy clay loam, and the lower part is light brownish-gray and dark grayish-brown fine sandy loam. Limestone bedrock is at a depth of 55 inches. Permeability of this soil is slow. In most years, under natural conditions, the seasonal high water table is within a depth of 12 inches for 3 to 6 months during most years. During the other months, the water table is below a depth of 12 inches, and it recedes to a depth of more than 4 inches during extended dry periods. During periods of high rainfall, the soil is covered by a shallow layer of slowly moving water for periods of about 7 to 3 days or more. Boca fine sand (21). This nearly level, poorly drained soil is on flatwoods. Individual areas are elongated and irregular in shape, and they range from 2 to 35 acres in size. The slope is to 2 percent. Typically, the surface layer is very dark gray fine sand about 4 inches thick. The subsurface layer is fine sand to a depth of about 26 inches. The upper part of the subsurface layer is light gray, and the lower part is brown. The subsoil is dark grayish brown fine sandy loam to a depth of about 3 inches. Limestone bedrock is at a depth of about 3 inches. Ardaman & Associates, Inc.

20 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No. 17 The permeability of this soil is moderate. The available water capacity is very low. Under natural conditions, the seasonal high water table is at a depth of 6 to 18 inches for 1 to 6 months during most years. During the other months, the water table is below a depth of 18 inches, and it recedes to a depth of more than 4 inches during extended dry periods. No indications of landfill activities were observed on the subject site or surrounding land on the USDA Soils map. Ardaman & Associates, Inc.

21 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No HISTORICAL REVIEW 7.1 POLK CITY DIRECTORIES Past Uses of Subject Property The Polk City Directories and/or the Hill-Donnelly Cross Reference for the City of Naples for the years 1958 through 212 do not indicate the land use for the subject site. Past Uses of Adjoining Property The Polk City Directories and the Hill-Donnelly Cross Reference did not reveal an adjoining property that is an obvious source of toxic or hazardous waste contamination that had a high potential to harm the environmental condition of the subject property with the exception that the former Classic Oldsmobile Mazda aka Morande Mazda automobile new car dealership and the current Collier County Area Transit maintenance and transfer facility was located on the west boundary of the subject property between the years 1989 to the present. Generally this would be considered a Recognized Environmental Condition (REC); however, due to the information reported in Section III, this adjoining facility has not presented itself in the past as harming the environmental condition of the subject property. 7.2 SANBORN MAPS Sanborn Fire Insurance Maps are utilized to locate potential areas of environmental concern, as they often indicate dry cleaners, service stations or other facilities containing flammable materials. Sanborn Fire Insurance Maps depicting the subject site and adjoining properties were not available. 7.3 AERIAL PHOTOGRAPHS Aerial photographs of the subject property from 1952, 1963, 1975, 1981, 1985, 1989, 1993, 1996, 23, 24, 25, 26, 27, 28, 29, 21, 211, 212 and 213 were examined at the Collier County Property Appraiser s office and the property appraisers website ( and on the Publication of Archival Library and Museum Materials Aerial Photography Florida website ( to determine any obvious uses of the subject property during this time. Specifically, aerial photographs were reviewed to determine the existence of: Ardaman & Associates, Inc.

22 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No. 19 Gasoline Service Stations Solid waste facilities Mining operations Agricultural operations Other potential sources or features indicative of contamination Selected aerial photographs are shown in Appendix IV. The following is a summary of the aerial photograph review: The earliest available photograph taken in 1952, as shown in Appendix IV, Figure IV-1, showed the subject site as wooded land apparently in its natural state. The subject site remains vacant and wooded in all of the remaining aerial photographs through the current aerial photograph. In the 1963 aerial photograph Radio Road is viewed in place. In the 198 aerial photograph Davis Boulevard is viewed. In the 1989 aerial photograph, the adjoining automotive facility is viewed. Generally this would be considered a Recognized Environmental Condition (REC); however, due to the information reported in Section III, this adjoining facility has not presented itself in the past as harming the environmental condition of the subject property. In summary, the aerial photographs did not reveal any obvious sources of toxic or hazardous waste contamination on or adjoining the subject property that had a high potential to harm the environmental condition of the subject property. 7.3 PREVIOUS ENVIRONMENTAL REPORTS GeoChemical Engineering, Inc. performed a Phase I ESA on the subject property dated August, 27 (File No.7-42). The results of the Phase I ESA were as follows: SUMMARY GeoChemical's review of the available information and visual site inspection indicates that the site had been undeveloped since at least 197. Ardaman & Associates, Inc.

23 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No. 2 No private potable groundwater wells are located within 1/4 mile of the site. There are no municipal groundwater production wells located within 1/2 mile of the site. The site is not within any production well drawdown protection area. No other sensitive receptors were identified in the area. There is no record of there being any accidental release of hazardous chemicals on the property. Inspection of regulatory records for nearby facilities did not indicate any reported discharges of hazardous chemicals that would be suspected of migrating to the subject property. A copy of the complete referenced report is on file at the Fort Myers offices of Ardaman. Ardaman & Associates, Inc.

24 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No SITE RECONNAISSANCE 8.1 METHODOLOGY AND LIMITING CONDITIONS The field observations of the subject site and adjacent properties were performed on August 13, 213. A physical walk-through of the site was conducted by an Ardaman representative to determine if on-site conditions indicated the potential for hazardous waste or petroleum contamination. Emphasis was placed on looking for indications of above ground and underground tanks, open or promiscuous dumping, and soil contamination (stained soil, stressed or dying vegetation, unusual odors, poor housekeeping practices, etc.). The property was found as shown in the site photographs in Appendix V. 8.2 GENERAL SITE SETTING The subject property consists of approximately 8 acres and is irregular in shape. The current use of the subject property is for vacant unimproved future commercial land. The adjoining property to the north is Radio Road. The adjoining property to the south is Davis Boulevard. The adjoining property to the east is Radio Road. The adjoining property to the west is a Collier Area Transit public transportation maintenance and transit facility. 8.3 EXTERIOR OBSERVATIONS Description of Structures at the Site No structures were observed on the subject property. Surface Drainage There was no engineered drainage observed on the subject site. Drainage swales/ditches were observed on the adjoining west property. Storm drain inlets were observed along the adjoining public streets. The representative did not observe any evidence of surface water contamination such as an oil sheen, turbidity, odor, or distressed vegetation or distressed aquatic life. Ardaman & Associates, Inc.

25 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No. 22 Public Utilities, Potable Water & Sewer Systems No public utilities appear to be currently serving the subject property. The area of the subject property is served by municipal water and sewer. Underground Storage Tanks The walk through survey did not reveal any fill pipes or vent pipes that would indicate the presence of underground storage tanks (USTs) on the subject site. No indications of any regulated underground tanks were observed on the subject site. Above Ground Storage Tanks No above ground storage tanks (ASTs) were observed on the subject site during the walk through survey. Solid Waste Disposal No indications of landfill activity or significant garbage dumping were observed during the site walk through survey, or from the information acquired from our review of the aerial photographs or regulatory agency databases. Polychlorinated Biphenyl (PCBs) Electrical power transformers and hydraulic equipment can be a potential environmental concern due to the possible presence of PCB-containing oils. Two pole mounted electrical transformers were observed on the south perimeter of the subject property during the site reconnaissance. They appeared to be in good repair, with no indication of a release of transformer oils. These transformers appeared to have a low potential to affect the environmental status of the subject property. There was no evidence of underground hydraulic lifts observed on the subject property during the site reconnaissance. Ardaman & Associates, Inc.

26 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No INTERIOR OBSERVATIONS Hazardous Substance Containers No hazardous substance containers, as defined by 4 CFR Subpart 261, were observed on site. No unidentified containers were observed on site. Biocides No indications of any pesticide or herbicide storage or mixing operations were observed on the subject site. 8.5 IDENTIFIED AREAS OF CONCERN No Areas of Concern were identified during the site visit. The area photographs for the subject site are included in Appendix V. Ardaman & Associates, Inc.

27 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No INTERVIEWS 9.1 INTERVIEW WITH OWNER An Environmental Questionnaire and Disclosure Statement, was sent to the current owner of the subject property, Davis and Radio, LLC, Mr. Robert J. Morande. In brief, Mr. Morande indicated that there are no environmental issues with respect to the subject site that he is aware of and that he has owned the subject site since 27. A copy of the questionnaire is included as Appendix VI. Mr. Morande provided a copy of the previous environmental report by Geochemical Engineering, Inc. referenced in Section INTERVIEW WITH SITE MANAGER The site is vacant. No site manager was evident. 9.3 INTERVIEW WITH USER A USER Questionnaire was sent to Davis and Radio, LLC and answered by Mr. Robert J. Morande, property owner, who requested the Phase I ESA. In brief, Mr. Morande indicates that there are no environmental liens or activity use limitations on the property he is aware of and that he has no specialized knowledge of property. Mr. Morande indicated that the purchase price is not applicable and that he has no knowledge of any past uses, chemicals present or spills, cleanups, or contamination with respect to the subject property. The Phase I ESA is being conducted for information to potentially sell the subject property. A copy of the questionnaire is included as Appendix II. 9.4 INTERVIEWS WITH LOCAL GOVERNMENT OFFICIALS (TO OBTAIN INFORMATION INDICATING RECOGNIZED ENVIRONMENTAL CONDITIONS WITH THE PROPERTY). No interviews were performed with local government officials. 9.5 INTERVIEWS WITH OTHERS (PAST OWNERS, OPERATORS, OCCUPANTS AND OTHERS) No others were interviewed. Ardaman & Associates, Inc.

28 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No DATA GAPS A data gap is defined as a lack of or inability to obtain information required by the standards and practices listed in the regulation despite good faith efforts by the EP or prospective landowner to gather such information. The following is a discussion of the data gaps, attempts to fill them, and their significance as to whether the gaps affect the overall findings. Documentation of the subject property s past uses was reviewed back to 1952 instead of 194 as specified by ASTM E1527-5, Standard Practice for Environmental Site Assessment. The earliest data regarding the subject property was a 1952 aerial that was reviewed on the Publication of Archival Library and Museum Materials Aerial Photography Florida website. Documentation of the past uses of the property prior to 1952 could not be determined. This data gap is not considered to be significant because the earliest source reviewed showed the subject property as undeveloped. Access to areas of the subject site was limited due to dense vegetation. This data gap is not considered to be significant because the entire site perimeter was walked and no vehicle or other types of trails or paths were observed on the subject site. Ardaman has determined that this data failure does not significantly affect the ability to identify recognized environmental conditions. Deviations No client constraints, time constraints, or User imposed limitations were imposed during this assessment. Additional Services No additional services were requested to be performed. Ardaman & Associates, Inc.

29 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No FINDINGS The following are the Phase I Environmental Site Assessment findings: The Environmental Interviews and Questionnaire forms did not reveal any recognized environmental conditions on or adjoining the subject property. A chain-of-title search for the subject property was not provided nor was one performed as part of this environmental assessment. There was no knowledge provided regarding Environmental Liens or Activity or Use Limitations (AULs) such as engineering controls, land use restrictions or institutional controls that are in place at the site and/or have been filed or recorded in a registry under federal, tribal, state or local law. The Polk City Directories did not identify any historical uses that were likely to indicate recognized environmental conditions in connection with the subject site or adjoining property. Based on our review of historical aerial photographs, the subject property appears to have been undeveloped wooded land from 1952 to the present. The development of the surrounding area appears to be mainly commercial and residential. No significant sources of recognized environmental conditions were observed. Information obtained from the EDR/FirstSearch report and/or regulatory agencies file and website reviews did not reveal any facilities or sources of hazardous substances and petroleum products that indicate potential recognized environmental conditions for the subject property. During the site visit and area drive-by, no sources of hazardous substances and petroleum products were identified that were a potential source for recognized environmental conditions. No data gaps were acknowledged that would significantly affect the ability of the Environmental Professional to identify recognized environmental conditions Ardaman & Associates, Inc.

30 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No OPINIONS It is of this environmental professional s opinion, based on the information gathered, in conclusion, no environmental conditions of concern exist and no further inquiry as to the environmental condition of the property is warranted at this time. Ardaman & Associates, Inc.

31 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No CONCLUSIONS Ardaman has performed a Phase I ESA of the subject property located at the southwest corner of Radio Road and Davis Boulevard in Naples, Collier County, Florida. We have performed a Phase I ESA in conformance with the scope and limitations of ASTM Practice E for Davis and Radio LLC, Mr. Robert J. Morande, Member ("THE CLIENT"). Any exceptions to, or deletions from this practice are presented in Section 2.2 of this report. This Phase I ESA has revealed no evidence of recognized environmental conditions, in connection with the property. Ardaman & Associates, Inc.

32 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No RECOMMENDATIONS Ardaman does not recommend additional inquiry into the environmental condition of the subject site at this time. Ardaman & Associates, Inc.

33 Report of Phase I Environmental Site Assessment for 19-AUG Acre Commercial Parcel at Radio Road and Davis Boulevard Ardaman Project No Naples, Collier County, Florida Page No REFERENCES 15.1 Published References Collier County Property Appraiser s historical aerial photographs Collier County Property Appraiser. Real Property Database. August 213. < Collier County Property Appraiser. GIS mapping system. August 213. < Expedia map. 21 Microsoft Corp, 2 NavTech, GDT, Inc. and /or Compusearch. < Florida Department of Environmental Protection OCULUS website. August 213. < Naples Polk City Directory. R.L. Polk & Co. Publishers Sanborn Fire Insurance Maps. Southwest Florida Regional Planning Council, Collier County Hazardous Waste Assessment report, USDA Natural Resources Conservation Service Soil Survey of Collier County, Florida USDA Natural Resources Conservation Service (Collier County) historical aerial photographs Publication of Archival Library and Museum Materials Aerial Photography Florida. August 213. < USGS 7.5 Minute Quadrangle Series Topographic Map of Belle Meade, Florida, July 1, 1987 published by the USGS and the TopoQuest Internet web page, August 213. < Ardaman & Associates, Inc.