15-07 APPENDIX C Docs.pdf

PHASE I ENVIRONMENTAL SITE ASSESSMENT

Proposed Stormwater Basin

Southeast 134th Avenue Road

Weirsdale, Marion County, Florida

UES Project No. 0240.2300009.0000

UES Report No. 2009875 v1

Report Issuance Date: March 29, 2023

Report Viability Date: August 28, 2023

Prepared for:

Marion County Board of County Commissioners Office of the County Engineer

412 Southeast 25th Avenue

Ocala, Florida 34471

Attention: Mr. Kevin M. Vickers, P.E. – Engineering Project Manager

Prepared by:

UES

4475 Southwest 35th Terrace

Gainesville, Florida 32608

(352) 372-3392 www.TeamUES.com http://www.teamues.com/

ENVIRONMENTAL PROFESSIONAL CERTIFICATION

4475 SW 35th Terrace, Gainesville, Florida 32608 | ph 352-372-3392 | fax 352-336-7914 www.teamues.com

Phase I Environmental Site Assessment Proposed Stormwater Basin

Southeast 134th Avenue Road, Weirsdale, Marion County, Florida UES Project No. 0240.2300009.0000 | UES Report No. 2009875 v1

Report Issuance Date: March 29, 2023

This Phase I Environmental Site Assessment (ESA) was conducted in accordance with the guidelines of the

American Society for Testing and Materials International (ASTM) E1527-21 Standard Practice for

Environmental Site Assessments: Phase I Environmental Site Assessment Process, and therefore, the federal Environmental Protection Agency’s All Appropriate Inquiries (AAI) Rule. The accuracy, correctness and completeness of the Phase I ESA are provided with the knowledge of ASTM E1527-21. In addition, the accuracy, correctness, and completeness of this Phase I ESA are provided with knowledge of the

Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA) as set forth in 42

United States Code Section 9601 et seq., as amended. Qualifications of the personnel participating in this assessment are provided in Appendix I.

Declaration of Environmental Professional and Signature

We declare that, to the best of our professional knowledge and belief, we meet the definition of

Environmental Professional as defined in §312.10 of 40 CFR 312. We have the specific qualifications based on education, training, and experience to assess a property of the nature, history, and setting of the subject property. UES has developed and performed the all-appropriate inquiries in conformance with the standards and practices set forth in 40 Code of Federal Regulations (CFR) Part 312.

Report Prepared by: Reviewed by:

Randy K Wacha D. Paul Cheney – P.G. No 2115 Project Manager Professional Geologist rwacha@teamues.com pcheney@teamues.com http://www.teamues.com/ mailto:rwacha@teamues.com mailto:pcheney@teamues.com

TABLE OF CONTENTS

i

EXECUTIVE SUMMARY

1.0 INTRODUCTION

1.1 Purpose

1.2 Detailed Scope of Services

1.3 Limitations and Exceptions

1.4 Critical Dates – Continued Viability of ESA

1.5 Special Terms and Conditions

1.6 User Reliance

2.0 USER PROVIDED INFORMATION

2.1 User Questionnaire

2.2 Reason for Performing Phase I ESA

2.3 Environmental Liens or Activity Land Use Limitations

3.0 SITE DESCRIPTION

3.1 Location and Legal Description

3.2 Property and Vicinity Characteristics

3.3 Current Use of the Site

3.4 Structures, Roads, and/or Other Improvements within the Site

3.5 Current Uses of Adjoining Parcels

4.0 HISTORICAL RECORDS REVIEW

4.1 Aerial Photographs

4.2 Topographic Maps

4.3 Sanborn Fire Insurance Maps

4.4 Historical City Directories

4.5 Property Tax Records

4.6 Recorded Land Title Records

4.7 Building Department Records

4.8 Other Historical Sources

4.9 Historical Summary of the Subject Property and Surrounding Areas

5.0 RECORDS REVIEW

5.1 Standard Environmental Record Sources

5.2 Vapor Encroachment Screening

5.3 Additional Environmental Records

5.3.1 Previous Environmental Reports

5.3.2 FDEP Groundwater Delineation Map

5.3.3 FDEP Contamination Locator Map

5.3.4 Florida Institutional Controls Registry Map

6.0 PHYSICAL SETTING SOURCES

6.1 Topography

6.2 Soils/Geology

ii

6.3 Hydrogeology

7.0 INFORMATION FROM SITE RECONNAISSANCE

7.1 Methodology

7.2 General Site Setting

7.3 Site Observations

8.0 INTERVIEWS

9.0 FINDINGS AND OPINIONS

9.1 Recognized Environmental Conditions

9.2 Historical Recognized Environmental Conditions

9.3 Controlled Recognized Environmental Conditions

9.4 Vapor Encroachment Conditions

9.5 Business Environmental Risks

9.6 Data Gaps

10.0 CONCLUSIONS

11.0 DEVIATIONS

12.0 ADDITIONAL SERVICES

13.0 REFERENCES

13.1 Standards

13.2 Property Records

13.3 Regulatory and Historical Resources

13.4 Physical Setting Sources

iii

LIST OF FIGURES AND APPENDICES

FIGURES

USGS Site Location Plan ........................................................................................................ Figure 1

Site Plan/2021 Aerial Photograph ......................................................................................... Figure 2

APPENDIX A

Purchase Order ................................................................................................................................ A

APPENDIX B

Environmental Lien Search/Activity and Land Use Limitation Report ............................................. B

Marion County Property Appraiser Record ..................................................................................... B

APPENDIX C

Historical Aerial Photographs .......................................................................................................... C

APPENDIX D

Historical Topographic Maps ........................................................................................................... D

APPENDIX E

Regulatory Database Report ............................................................................................................ E

APPENDIX F

Supporting Environmental Documentation ..................................................................................... F

APPENDIX G

Site Photographs .............................................................................................................................. G

APPENDIX H

Interview Documentation ................................................................................................................ H

APPENDIX I

Qualifications .................................................................................................................................... I

Phase I Environmental Site Assessment UES Project No. 0240.2300009.0000 Proposed Stormwater Basin UES Report No. 2009875 v1 Weirsdale, Marion County, Florida March 29, 2023

EXECUTIVE SUMMARY

UES has completed a Phase I ESA in compliance with the ASTM E1527-21 on an undeveloped parcel of land located on the west side of Southeast 134th Avenue Road in Weirsdale, Marion County, Florida (the

"subject property"). The purpose of this assessment was to identify Recognized Environmental Conditions

(RECs) in association with the subject property as defined in ASTM E1527-21. Please refer to the Site

Location Map presented as Figure 1 and the Site Plan/2021 Aerial Photograph presented as Figure 2 for additional information pertaining to the location of the subject property.

Subject Property Overview

Parcel ID(s)/Address Acreage Number of Buildings and Square Footage Current Use

49794-000-00 .81 N/A Undeveloped

NOTE: Please carefully review this report in its entirety for a full description of our evaluation procedures and findings.

Based on UES’ field observations, historical research, public records review and interviews conducted in accordance with ASTM E1527-21, the findings of this Phase I ESA are as follows:

1) UES reviewed readily available records to determine the historical use of the subject property and surrounding properties. The subject property appears to have remained agricultural (pasture) or undeveloped since at least 1940. Surrounding properties appear to have been agricultural (pasture to the north, south, and west; utility/warehouse buildings to the east) in the early 1940’s. Residential development became apparent to the north and south by the late 1940’s and institutional development (church) has been present to the west since the early 1950’s. A Seaboard Coast rail line was present along the eastern boundary of the subject property from at least 1940 until sometime between 1964 and

1969. Based on our historical review past use(s) of the subject property and surrounding properties do not appear to present an environmental concern.

2) A REC 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. UES has not identified RECs in association with the subject property.

3) A Controlled Recognized Environmental Condition (CREC) is defined as a REC affecting the subject property that has been addressed to the satisfaction of the applicable regulatory authority or authorities with hazardous substances or petroleum products allowed to remain in place subject to implementation of required controls. UES has not identified

CRECs in association with the subject property.

4) A Historical Recognized Environmental Condition (HREC) is 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 or authorities and meeting unrestricted use criteria established by the applicable regulatory authority or authorities without subjecting the subject property to any controls. UES has not identified HRECs in association with the subject property.

5) A Business Environmental Risk (BER) can have a material environmental or environmentally driven impact on the business associated with the current or planned use of a parcel of commercial real estate, not necessarily limited to those environmental issues required to be investigated in this Phase I ESA. UES has not identified BERs in association with the subject property.

6) UES obtained an ASTM site search report through Environmental Data Resources (EDR). In addition to the report, UES also reviewed other available standard environmental record sources at the United States Environmental Protection Agency (USEPA) and the Florida

Department of Environmental Protection (FDEP).

• The subject property is not listed on the federal or state databases.

• Two off-site facilities are listed within the EDR report; however, these sites are not within the ASTM minimum search distances or listed on the databases included in the minimum search distances table, and as such, not discussed in detail within this report.

7) UES conducted a Tier 1 Vapor Encroachment Screening (VES) for the subject property in accordance with ASTM E2600-15. Based on our regulatory records review detailed in

Section 5.1, facilities with known or suspected contamination are not located within the

Area of Concern (AOC); and therefore, no Vapor Encroachment Conditions (VECs) exist.

8) UES obtained an Environmental Lien Search (ELS) Report for the tax parcel comprising the subject property from Security First Title Resource (SFTR). Environmental liens or other activity and use limitations were not found for the subject property that are filed or recorded under federal, tribal, state or local laws.

9) Significant data gaps were not identified during the preparation of this Phase I ESA.

10) The User of this report is required to ensure that continuing obligations are followed after purchase or acquisition of the subject property. Land use restrictions in effect at the subject property must be maintained. The User should ensure that all parties at the subject property are following best management practices and taking “reasonable steps” with respect to preventing and limiting exposure to hazardous substance releases on the subject property. In the event of a future release on the subject property, the property owner or responsible party may be required to report it to the appropriate regulatory agency.

1.0 INTRODUCTION

1.1 Purpose

UES has completed a Phase I ESA in accordance with the guidelines of the ASTM E1527-21 Standard

Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process. The primary purpose of this assessment is to conduct an evaluation of the subject property and surrounding properties to identify RECs, CRECs, HRECs, de minimis conditions, VECs, and BERs associated with the past or present uses of the subject property and surrounding properties. ASTM E1527-21 defines these conditions as follows:

• REC: (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 1likely 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. The term REC is not intended to include de minimis conditions which are conditions related to a release that generally do not present a threat to human health or the environment and which generally would not be the subject of an enforcement action if brought to the attention of appropriate governmental agencies.

• CREC: A recognized environmental condition affecting the subject property that has been addressed to the satisfaction of the applicable regulatory authority or authorities with hazardous substances or petroleum products allowed to remain in place subject to implementation of required controls (for example, activity and use limitations or other property use limitations).

• HREC: 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 or authorities and meeting unrestricted use criteria established by the applicable regulatory authority or authorities without subjecting the subject property to any controls (for example, activity and use limitations or other property use limitations). A HREC is not a REC.

• VEC: the presence or likely presence of "chemical of concern" vapors in the subsurface of the

Target Property caused by the release of vapors from contaminated soil or groundwater or both either on or near the Target Property as identified by the Tier 1 or Tier 2 procedures.

1 ASTM clarifies that the term “likely” means a condition “which is neither certain nor proved but can be expected or believed by a reasonable observer based on the logic and/or experience of the environmental professional, and/or available evidence, as stated in the report to support the opinions given.”

• BER: a risk which can have a material environmental or environmentally driven impact on the business associated with the current or planned use of a parcel of commercial real estate, not necessarily limited to those environmental issues required to be investigated in this practice.

1.2 Detailed Scope of Services

The contracted scope of services consists of the preparation of a Phase I ESA of the subject property in accordance with the guidelines set forth in ASTM E1527-21. The accuracy, correctness and completeness of this Phase I ESA is provided with knowledge of the CERCLA as set forth in 42 United States Code Section

9601 et seq., as amended.

The Phase I ESA conducted by UES included, but was not limited to, the following services:

• A site visit of the subject property to identify potential evidence of the release(s) of hazardous materials and petroleum products and to assess the potential for onsite releases of hazardous materials and petroleum products.

• Drive-by and/or curbside observations of adjacent properties and the site vicinity.

• Interviews with people familiar with the subject site, as available.

• Review of regulatory agency file information.

• Review of historical documents, as available.

• Preparation of this report presenting the Phase I ESA findings including a summary of findings, opinions, and conclusions.

The scope of services does not include soil or groundwater sampling, or an evaluation of asbestos containing building materials, lead based paint, lead in drinking water, regulatory compliance, cultural and historical resources, industrial hygiene, health and safety, ecological resources, indoor air quality, radon, site geotechnics (soils, foundations, site retention, etc.), wetlands, endangered species, or construction materials testing, unless specified in the approved contract between UES and the client. UES can provide these additional services if necessary. In accordance with ASTM E1537-21, Section 13.1.5, no assessment of such non-scope considerations is required for appropriate inquiry as defined in the standard practice.

1.3 Limitations and Exceptions

The findings of this report represent our professional judgment; UES offers or extends no warranty, express or implied. These findings are relevant to the dates of our property inspection and the information cited herein. This report should not be relied upon to represent property conditions on other dates or at locations other than those specifically cited within the report. Performance of this practice is intended to reduce, but not eliminate, uncertainty regarding the potential for RECs in connection with the subject property. UES can provide these additional services if necessary.

1.4 Critical Dates – Continued Viability of ESA

Due to changing environmental regulatory conditions and potential on-site or adjacent activities occurring after this Phase I ESA, the client may not presume the continuing applicability to the subject property of the conclusions in this assessment for more than 180 days prior to the date of acquisition of the property or for transactions not involving an acquisition such as a lease or refinance, the date of the intended transaction. If within this period the assessment will be used by a user different from the user for whom the assessment was originally prepared, the subsequent user must also satisfy the User’s Responsibilities.

An environmental site assessment meeting or exceeding this practice and for which the information was collected or updated within one year prior to the date of acquisition of the property or (for transactions not involving an acquisition) the date of the intended transaction may be used provided that the following components of the inquiries were conducted or updated within 180 days following the first inquiry date

(interviews, regulatory database report, site reconnaissance, etc.) documented in the report, per ASTM

E1527-21, as indicated in the table below.

Critical Dates

Phase I ESA Component Date

Date of Declaration by the Environmental Professional for the Assessment or Update March 29, 2023

Earliest Date of Interviews with Owners, Operators, and Occupants March 10, 2023

Date of Search for Recorded Environmental Liens March 16, 2023

Date of Federal, Tribal, State, and Local Records Review March 3, 2023

Date of Site Reconnaissance of the Subject Property and Adjoining Properties March 1, 2023

Report Viability Date August 28, 2023

1.5 Special Terms and Conditions

This report, and the information contained herein, shall be the sole property of UES until payment of any unpaid balance is made in full. Marion County Board of County Commissioners Office of the County

Engineer, hereinafter referred to as the "User" of this Phase I ESA report, agrees that until payment is made in full, the User shall not have a proprietary interest in this report, or the information contained herein. UES shall have the absolute right to request the return of any and all copies of this report submitted to other parties, public or private, on behalf of the User in the event of nonpayment of outstanding fees.

1.6 User Reliance

This report is intended for the sole use of Marion County Board of County Commissioners Office of the

County Engineer. Its contents may not be relied upon by other parties without the explicit written consent of UES. This is not a statement of suitability of the subject property for any use or purpose. In accepting this report, all parties herein mentioned agree to the General Conditions between UES and Marion County

Board of County Commissioners Office of the County Engineer (Purchase Order No. 02300843). A copy of the Purchase Order is presented in Appendix A.

2.0 USER PROVIDED INFORMATION

2.1 User Questionnaire

The User is required to complete an AAI compliant User Interview Questionnaire to qualify for one of the

Landowner Liability Protections (LLPs) offered by the Small Business Liability Relief and Brownfields

Revitalization Act of 2001 (the “Brownfields Amendments”). Failure to complete this questionnaire could result in a determination that “all appropriate inquiry” is not complete. A User Interview Questionnaire was supplied to Marion County Board of County Commissioners Office of the County Engineer. The following responses were provided by the User.

User Questionnaire Responses

Question Response

Name of Preparer and User Entity Kevin Vickers – Marion County

As the User, are you aware of any environmental cleanup liens against the property that are filed or recorded under federal, tribal, state or local law?

I don’t know if a title search was performed when the County purchased the property.

As the User, are you aware of any Activity and Use Limitations, 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?

I don’t know if a title search was performed when the County purchased the property. Local zoning laws will apply.

As the User, do you have any specialized knowledge or experience related to the property or nearby properties? For example, are you involved in the same line of business as the current or former occupants of the property or an adjoining property so that you would have specialized knowledge of the chemicals and processes used by this type of business?

No

Does the purchase price being paid for this property reasonably reflect the fair market value of the property?

The property was purchased by the County years ago.

If you conclude that there is a difference, have you considered whether the lower purchase price is because contamination is known or believed to be present at the property?

N/A

As the User of this ESA are you aware of commonly known or reasonably ascertainable information about the property that would help the environmental professional to identify conditions indicative of releases or threatened releases? For example, as user:

No

Do you know the past uses of the property? No

Do you know of specific chemicals that are present or once were present at the property?

No

Do you know of spills or other chemical releases that have taken place at the property?

No

Do you know of any environmental cleanups that have taken place at the property?

No

As the user of this ESA, based on your knowledge and experience related to the property are there any obvious indicators that point to the presence or likely presence of contamination at the property?

No

2.2 Reason for Performing Phase I ESA

UES was contracted to perform this Phase I ESA in order for the prospective owner to satisfy one of the requirements to qualify for the innocent landowner, contiguous property owner, or bona fide prospective purchaser defense to CERCLA liability.

2.3 Environmental Liens or Activity Land Use Limitations

UES obtained an ELS Report for the tax parcel comprising the subject property from SFTR. Information pertaining to potential environmental liens or activity and use limitations on the subject property that are filed or recorded under federal, tribal, state, or local laws are researched back to 1980. Environmental liens or other activity and use limitations were not identified. A copy of the report, dated March 16, 2023 is provided in Appendix B.

3.0 SITE DESCRIPTION

3.1 Location and Legal Description

The subject property consists of a single tax parcel totaling approximately 0.81 acres of undeveloped land located on the west side of Southeast 134th Avenue Road in Weirsdale, Marion County, Florida. The subject property is located within Section 29, Township 17 South, and Range 24 East, as referenced in the

United States Geological Survey (USGS) topographic quadrangle map titled “Lady Lake, Florida” provided as Figure 1. Please refer to the Site Plan/2021 Aerial Photograph, Figure 2, and the property appraiser records in Appendix B for additional details, including the subject property legal description(s).

3.2 Property and Vicinity Characteristics

At the time of UES’s assessment, the subject property was undeveloped. The subject property vicinity is characterized by residential, institutional, and industrial properties. Refer to the Site Location Map (Figure

1) and the Site Plan/2021 Aerial Photograph (Figure 2) for additional details pertaining to the subject and surrounding properties.

3.3 Current Use of the Site

At the time of the site reconnaissance, the subject property consisted of undeveloped land.

3.4 Structures, Roads, and/or Other Improvements within the Site

At the time of the site reconnaissance, there were no structures, roads, or other improvements on the subject property.

3.5 Current Uses of Adjoining Parcels

During UES’s site reconnaissance, properties adjoining the subject property were observed from the subject property boundaries, without being entered, or from curbside, for possible sources of impacts or environmental impairment which could migrate to the subject property via surface water runoff, groundwater transport, or other pathways.

Description of Adjoining Parcels

Direction From Subject

Property Description of Current Use

North Residential

East SE 134th Avenue Road; across is vacant industrial

Description of Adjoining Parcels

Direction From Subject

Property Description of Current Use

South Residential

West Institutional (church)

4.0 HISTORICAL RECORDS REVIEW

A historical assessment of the subject property, adjoining properties and surrounding area was performed through a review of available standard historical resources including aerial photographs and topographic maps. Additional standard historical sources were reviewed if deemed useful in identifying RECs and readily available. These sources are cited in the table below.

Standard Historical Sources Reviewed

Source Yes No

4.1 Aerial Photographs (Required) ☒ ☐ Google Earth, FDOT, PALMM

4.2 USGS Topographic Maps (Required) ☒ ☐ USGS Store/USGS National Map Viewer

4.3 Fire Insurance Maps (Required) ☐ ☒ Historically undeveloped

4.4 City Directories (Required) ☐ ☒ Historically undeveloped

4.5 Property Tax Files ☐ ☒

4.6 Recorded Land Title Records ☐ ☒

4.7 Building Department Records ☐ ☒

4.8 Other Historical Sources ☒ ☐

FDEP Groundwater Delineation Map FDEP Contamination Locator Map

4.1 Aerial Photographs

UES reviewed a series of aerial photographs in order to evaluate the previous land uses of the subject property and surrounding area. Copies of the aerial photographs are provided in Appendix C. Descriptions of UES’s observations are outlined in the table below.

Summary of Aerial Photographs Observations

Photograph Date Photograph

Quality Remarks

1940 Fair The subject property and surrounding properties to the north, south, and west appear to be undeveloped or agricultural (pasture). Buildings are apparent to the east across SE 134th Avenue Road and the railroad tracks (buildings assumed to be associated with the citrus groves that are apparent slightly further to the north and east).

1949 Fair The subject property and surrounding properties to the east, south, and west appear primarily as they did in 1940. Residential development is apparent to the north.

1958 Poor The subject property appears to be undeveloped. Surrounding properties to the north and east appear primarily as they did in 1949. Residential development is apparent to the south. The initial building for the present-day church to the west is apparent.

Summary of Aerial Photographs Observations

Photograph Date Photograph

Quality Remarks

1964 Poor The subject property (lightly wooded) and surrounding properties to the east, south, and west appear primarily as they did in 1958. A small citrus grove is apparent to the north along with residential development.

1969 Poor The subject property (more densely wooded) and surrounding properties appear primarily as they did in 1964. The railroad tracks appear to be out-of-service.

1973 Good The subject property and surrounding properties appear primarily as they did in 1969.

1983 Fair The subject property and surrounding properties appear primarily as they did in 1973.

1992 Fair The subject property and surrounding properties appear primarily as they did in 1983.

The small citrus grove to the north is no longer apparent.

1994 Fair The subject property and surrounding properties appear primarily as they did in 1992.

1999 Fair The subject property and surrounding properties appear primarily as they did in 1994.

2004, 2008, 2013, 2019, 2021

Good The subject property and surrounding properties appear primarily as they do today.

4.2 Topographic Maps

UES reviewed a series of historical topographic maps in order to evaluate the previous land uses of the subject property and surrounding area. Copies of the historical topographic maps are provided in

Appendix D. Descriptions of UES’s observations are outlined in the table below.

Summary of Topographic Map Observations

Map Date Map Quality Remarks

1966 Good The subject property appears to be undeveloped. Indications of residential development is apparent to the north and south. Railroad tracks are apparent along the subject property eastern boundary. A church is building is apparent to the southwest. Citrus groves are apparent further to the north and east. A school building is apparent further to the west-southwest.

2012 Good No indications of development are apparent within the subject property or surrounding properties.

2015 Good No indications of development are apparent within the subject property or surrounding properties. A school building is apparent further to the west-southwest.

2018 Good No indications of development are apparent within the subject property or surrounding properties. A school building is apparent further to the west-southwest.

2021 Good No indications of development are apparent within the subject property or surrounding properties. A school building is apparent further to the west-southwest.

4.3 Sanborn Fire Insurance Maps

Fire insurance maps generated by the Sanborn® Map Company were not reviewed as the subject property has remained undeveloped, and surrounding properties have remained primarily residential.

4.4 Historical City Directories

City directories were not reviewed as the subject property has remained undeveloped, and surrounding properties have remained primarily residential.

4.5 Property Tax Records

According to the County Property Appraiser report, the current owner of the subject property is Marion

County. It appears that Marion County owned the subject property since 2018. The Property Code (PC) for the subject property is PC 86 (County Property). A copy of the property appraiser’s record is presented in

Appendix B.

4.6 Recorded Land Title Records

Chain-of-title records typically contain information regarding historical site ownership. The User did not contract UES to acquire a chain-of-title for the subject property, nor was one provided to UES during this assessment. Therefore, UES did not review chain-of-title information during this assessment.

4.7 Building Department Records

UES did not review building department records in preparation of this Phase I ESA as the subject property has remained undeveloped.

4.8 Other Historical Sources

No other historical sources were reviewed in preparation of this Phase I ESA.

4.9 Historical Summary of the Subject Property and Surrounding Areas

UES reviewed readily available records to determine the historical use of the subject property and surrounding properties. The subject property appears to have remained agricultural (pasture) or undeveloped since at least 1940. Surrounding properties appear to have been agricultural (pasture to the north, south, and west; utility/warehouse buildings to the east) in the early 1940’s. Residential development became apparent to the north and south by the late 1940’s and institutional development

(church) has been present to the west since the early 1950’s. A Seaboard Coast rail line was present along the eastern boundary of the subject property from at least 1940 until sometime between 1964 and 1969.

5.0 RECORDS REVIEW

5.1 Standard Environmental Record Sources

UES obtained an ASTM regulatory database report from EDR, which is provided in Appendix E. The results of the database search were provided to UES on March 3, 2023. It should be noted that because the environmental databases themselves typically have not been updated by the regulatory agencies for periods of up to one year (depending on the database and the state), the database search conducted herein will not necessarily list new facilities or sites for which an environmental investigation/listing has been initiated subsequent to the last update.

UES also reviewed the "unmappable" (commonly referred to as "orphan") listings within the database report, cross-referencing available address information and facility names. Unmappable sites are listings that could not be plotted with confidence but are potentially in the general area of the property, based on the partial street address, city, or zip code. Any unmappable site that was identified by UES as being within the approximate minimum search distances from the subject property, based on the site reconnaissance and/or cross-referencing to mapped listings is included in the discussion within this section.

The following table lists the approximate minimum search distances used during this assessment in review of the regulatory database, as set forth in ASTM E1527-21.

Minimum Search Distances - ASTM E1527-21

Source Search Distance

Federal NPL Site List (National Priorities List) 1.0 mile

Federal Delisted NPL Site List 0.5 mile

Federal CERCLIS List (Comprehensive Environmental Response Compensation and

Liability Act of 1980) / Superfund Enterprise Management System (SEMS)

0.5 mile

Federal CERCLIS NFRAP Site List /SEMS Archive List 0.5 mile

Federal RCRA CORRACTS Facilities List (Resource Conservation and Recovery Act) 1.0 mile

Federal RCRA non-CORRACTS TSD Facilities List 0.5 mile

Federal RCRA Generators List subject property & adjoining parcels

Federal Institutional Control/Engineering Control Registries subject property only

Federal ERNS List (Emergency Response Notification System) subject property only

States and Tribal Lists of Hazardous Waste Sites identified for investigation or remediation:

State- and Tribal-equivalent NPL

State- and Tribal-equivalent SEMS

1.0 mile

0.5 mile

State and Tribal Landfill and/or Solid Waste Disposal Site Lists 0.5 mile

State and Tribal Leaking Storage Tanks Lists 0.5 mile

State and Tribal Registered Storage Tank Lists subject property & adjoining parcels

State and Tribal Institutional Control/Engineering Control Registries subject property only

State and Tribal Voluntary Cleanup Sites 0.5 mile

State and Tribal Brownfield Sites 0.5 mile

UES reviewed available regulatory records pertaining to the subject property, adjoining parcels, and surrounding properties, as warranted. To evaluate which of the adjoining and nearby sites identified in the regulatory database report present potential environmental risks to the subject property, UES considered the following criteria:

• The type of database on which the site is identified.

• The direction and distance of the identified site from the subject property.

• The known or inferred groundwater flow direction in the subject property area.

• The status of any respective regulatory agency-required investigation(s) of the identified site.

• Surface and subsurface obstructions and diversions (e.g., buildings, roads, sewer systems, utility service lines, rivers, lakes, and ditches) that may be located between the identified site and the subject property.

According to information provided by EDR and a review of public records maintained by the FDEP, the subject property was not listed on the environmental regulatory databases searched.

UES’ review of the referenced database report also considered the potential or likelihood of contamination from adjoining and nearby sites. Two registered sites are listed within the database report;

however, these sites are not within the ASTM minimum search distances or listed on the databases included in the table above, and as such, not discussed in detail within this report. Please refer to the regulatory database report in Appendix E for additional details.

In addition to reviewing the regulatory database report, UES performed a reconnaissance level survey of the subject property vicinity to identify sites not mapped by EDR due to inadequate or inaccurate address information and to look for potentially unregistered facilities. No unmapped petroleum storage facilities or facilities suspected to use or generate hazardous materials were observed in the near vicinity of the subject property during field reconnaissance performed by UES.

5.2 Vapor Encroachment Screening

The purpose of a VES is to identify VECs to the extent feasible pursuant to the procedures presented in the Standard Guide for Vapor Encroachment Screening on Property Involved in Real Estate Transaction

(ASTM E2600-15). The VES is intended to be used independently or in conjunction with, but not as a replacement of, existing Practice E1527-21 Phase I ESA.

Vapor migration refers to the movement of hazardous substances or petroleum products vapor in the subsurface. A VEC is defined as the presence of likely presence of chemicals of concern (COC) vapors in the subsurface of the subject property caused by the release of vapors from contaminated soil and/or groundwater either on or near the subject property.

UES conducted a Tier 1 VES for the subject property in accordance with ASTM E2600-15. The Tier 1 screening process utilizes the information collected as part of this Phase I ESA. The AOC for the purpose of this VES is 1/3 mile (1,760 feet) for COC and 1/10 mile (528 feet) for petroleum hydrocarbon COC. The approximate minimum search distances for Federal, Tribal and State-listed facilities surrounding the subject property are presented in the table below.

Approximate Minimum Search Distances Surrounding the Subject Property (ASTM E2600-15)

Source COC Petroleum Hydrocarbon COC

Federal NPL Site List 1/3 mile 1/10 mile

Federal SEMS List 1/3 mile 1/10 mile

Federal RCRA CORRACTS Facilities List 1/3 mile 1/10 mile

Federal RCRA Non-CORRACTS TSD Facilities List 1/3 mile 1/10 mile

Federal RCRA Generators List Subject property only Subject property only

Federal Institutional Control/Engineering Control

Registries

Subject property only Subject property only

Federal ERNS List Subject property only Subject property only

Approximate Minimum Search Distances Surrounding the Subject Property (ASTM E2600-15)

Source COC Petroleum Hydrocarbon COC

State and Tribal Equivalent NPL 1/3 mile 1/10 mile

State and Tribal Equivalent SEMS 1/3 mile 1/10 mile

State and Tribal Landfill and/or Solid Waste Disposal

Site Lists

1/3 mile 1/10 mile

State and Tribal Leaking UST/AST Lists 1/3 mile 1/10 mile

State and Tribal UST/AST Lists Subject property only Subject property only

State and Tribal Institutional Control/Engineering

Control Registries

Subject property only Subject property only

State and Tribal Voluntary Cleanup Sites 1/3 mile 1/10 mile

State and Tribal Brownfield Sites 1/3 mile 1/10 mile

Based on our regulatory records review detailed in Section 5.1, facilities with known or suspected contamination are not located within the AOC; therefore, no VECs were identified in connection with the subject property.

5.3 Additional Environmental Records

5.3.1 Previous Environmental Reports

UES did not receive or review previous environmental reports pertaining to the subject property as part of this Phase I ESA.

5.3.2 FDEP Groundwater Delineation Map

Delineated contaminated groundwater has not been identified in the geographical section in which the subject property is located.

5.3.3 FDEP Contamination Locator Map

UES reviewed the interactive FDEP Contamination Locator Map, which provides locations of FDEP cleanup site related to Brownfields Sites, Petroleum, Superfund, or other Waste Cleanup facilities. According to the map, one facility was identified within the ASTM minimum search distances.

• G&S Packing Company, located at 16571 Highway 25 (approximately 0.17 miles NE), is a closed agricultural facility with a discharge of a petroleum product on March 15, 1991. The facility has a

Priority Score of 44 and is eligible for state administered cleanup under the Petroleum Cleanup

Participation Program (PCPP). According to the February 2, 2023 Quarterly Natural Attenuation

Monitoring Report (NAMR), continued monitoring for polycyclic aromatic hydrocarbons (PAHs) in one of the onsite monitoring wells was recommended until two consecutive sampling events with results below the cleanup targets levels (CTLs) were completed. Upon completion of two consecutive sampling events with results below the CTLs, site closure activities would be recommended. Based on its current regulatory status this facility is not a REC in association with the subject property.

Please refer to the FDEP Contamination Locater Map presented in Appendix F for details.

5.3.4 Florida Institutional Controls Registry Map

UES reviewed the interactive Florida Institutional Controls Registry (ICR) Map, which provides locations of sites where state Institutional Controls have been recorded. According to the map, no ICR facilities were identified on the subject property or adjoining properties.

6.0 PHYSICAL SETTING SOURCES

USGS topographic quadrangle maps, soil survey data, available regulatory files, and other reasonably ascertainable records regarding properties of environmental concern in the property vicinity were reviewed as sources for obtaining information regarding the physical setting of the subject property and surrounding vicinity and are summarized in the table below. A copy of the most recent available USGS topographic map is provided as Figure 1.

6.1 Topography

The USGS topographic quadrangle map titled “Lady Lake, Florida” was referenced as a source for obtaining information regarding the physical setting of the subject property and surrounding vicinity. The subject property is located at an elevation of approximately 77 +/- feet above sea level.

6.2 Soils/Geology

The general geology of Marion County is characterized by 30 to 50 feet of undifferentiated fine to medium grained sands and clayey sands of Holocene age overlying the Miocene age Hawthorn Group. The

Hawthorn is approximately 100 feet thick and is comprised of interbedded layers of clay, clayey sand, sandy clay, and phosphatic carbonates. The underlying Tertiary age carbonates gently dip east under an increasing thickness of younger sediments.

According to the United States Department of Agriculture (USDA), Natural Resources Conservation Service

(NRCS) Web Soil Survey (WSS), surficial soils within the subject property are classified Tavares and Candler sands (0 to 5 percent slopes). These soil types consist of nearly level to gently sloping eolian deposits and/or sandy and loamy marine deposits that are moderately well to excessively drained.

6.3 Hydrogeology

The general hydrogeology of Marion County includes an unconfined surficial aquifer separated from the

Floridan aquifer by the Hawthorn Group. The surficial aquifer is recharged by rainfall and can yield small to moderate amounts of water to small diameter wells. The Floridan aquifer may reach 2,000 feet in thickness and is the primary source of the public water supply.

Shallow groundwater flow is generally toward surface water bodies and is a subdued replica of the surface topography. The direction of groundwater flow can be influenced by factors, such as surface topography, underground structures, tidal phase, seasonal fluctuations, soil and bedrock geology, construction activity and production wells, which were not considered in this interpretation. Therefore, actual groundwater flow direction can only be determined conclusively by using groundwater wells and collection of depth-to-water and surface elevation measurements. Based upon the general area topography, the direction of shallow groundwater flow appears to be variable in multiple directions.

7.0 INFORMATION FROM SITE RECONNAISSANCE

On Wednesday, March 1, 2023, a site reconnaissance of the subject property was completed by Randy K

Wacha of UES. UES was unescorted during the site reconnaissance. The purpose was to evaluate the current conditions of the subject property and to obtain information indicating the likelihood of identifying RECs in connection with the subject property.

7.1 Methodology

The reconnaissance included walking the accessible portions of the subject property and the site perimeter. This visual observation of the subject property focused primarily on its surface features.

Adjoining properties were observed from the subject property. Property use and significant features are indicated on the Site Plan/2021 Aerial Photograph presented as Figure 2. Representative site photographs of the subject property and adjoining parcels are included in Appendix G.

7.2 General Site Setting

The general site setting is characterized by residential, institutional (church) and vacant industrial properties. At the time of UES’s site reconnaissance, the subject property was comprised of undeveloped land.

7.3 Site Observations

Site features observed, encountered, or suspected during UES’s site visit are summarized in the table below.

Site Reconnaissance Summary

Item Observed Comments

Limiting Conditions No

Potable Water Supply/Source No

Sewage Disposal System No

Current Tenant Operations No

Past Tenant Operations No

Hazardous Substances and Petroleum Products in Connection with Identified Uses

No

Storage Tanks (Includes aboveground storage tanks, or underground storage tanks, vent pipes, fill pipes, or access ways indicating underground storage tanks at the subject property)

No

Strong, Pungent, or Noxious Odors/Source No

Site Reconnaissance Summary

Item Observed Comments

Drums, Totes, and Intermediate Bulk Containers

No

Standing Surface Water and Pools or Sumps Containing Liquids Likely to be Hazardous Substances of Petroleum Products

No

Hazardous Substances and Petroleum Products Containers Not in Connection with Identified Uses

No

Unidentified Substance Containers No

PCB-Containing Items (Electrical or hydraulic equipment known to contain PCBs or likely to contain PCBs.

Fluorescent light ballasts, caulk, paint, or other materials that may contain PCBs, and are located inside and are part of the building or structure, are outside the scope of this assessment)

No

Heating/Cooling Systems (The means of heating and cooling the building(s) on the subject property, including the fuel source)

No

Stains or Corrosion on Floors, Walls, or Ceilings (except for staining from water)

No

Drains and Sumps No

Pits, Ponds, or Lagoons (manmade or natural depressions in a ground surface that are likely to hold liquids or sludge containing hazardous substances or petroleum products)

No

Stained Soil or Pavement No

Stressed Vegetation (from something other than insufficient water)

No

Solid Waste (Areas that are apparently graded by non-natural causes (or filled with fill of unknown origin) suggesting trash, construction debris, demolition debris, or other solid waste disposal; and mounds or depressions suggesting trash or other solid waste disposal)

Yes Household/Domestic waste

Waste/Wastewater (Wastewater or other liquid (including stormwater) discharged from or to the subject property)

No

Wells (including dry wells, irrigation wells, injection wells, monitoring wells, abandoned wells, or other wells)

No

Septic Systems or Cesspools No

Other Notable Features No

8.0 INTERVIEWS

As part of this Phase I ESA, interviews were conducted to obtain information indicating recognized environmental conditions in connection with the subject property. The following persons or agencies were contacted for interviews in an effort to obtain information regarding the subject property.

Interview Summary

Represents Interviewed Yes No

Name & Title Time Assoc.

with Property Comments

Current Property Owner

☒ ☐ See User comments

Past Property Owner(s)

☐ ☐ Contact information for past owners of the subject property were not supplied to nor found by UES.

Key Site Manager

☒ ☐ See User comments

Occupant ☐ ☒ Vacant land

Federal, State, and Local Government Agencies

Pertinent records related to nearby properties of concern were reviewed through the FDEP Oculus website. Local government officials were not personally interviewed.

User ☒ ☐ Kevin Vickers – Engineering PM

N/A Refer to Section 2.0 for User Interview Questionnaire responses. A copy of the completed User Interview Questionnaire is presented in Appendix H.

9.0 FINDINGS AND OPINIONS

9.1 Recognized Environmental Conditions

This Phase I ESA has not revealed evidence of RECs.

9.2 Historical Recognized Environmental Conditions

This Phase I ESA has not revealed evidence of HRECs.

9.3 Controlled Recognized Environmental Conditions

This Phase I ESA has not revealed evidence of CRECs.

9.4 Vapor Encroachment Conditions

This Phase I ESA has not revealed evidence of VECs.

9.5 Business Environmental Risks

The Phase I ESA findings characterized certain BERs as defined by ASTM E1527-21. These risks may warrant further research or assessment specific to prospective land use, pending construction work, and the risk tolerance of the user. UES did not identify BERs in connection with the subject property.

9.6 Data Gaps

ASTM E1527-21 defines a "Data Gap" as a lack of, or inability to,…