16-Terracon ESA Standard Report - Tract 20.pdf

Phase I Environmental Site Assessment

Pegasus Realty

1948 E Santa Fe Street

Olathe, Johnson County, Kansas

December 4, 2025 | Terracon Project No. 02237230

Prepared for:

HNTB Corporation

6300 Sprint Parkway, Suite 300

Overland Park, KS

Prepared by:

Terracon Consultants, Inc.

Lenexa, Kansas

15620 W 113th St

Lenexa 66219-5102

P 913-492-7777

F 913-492-7443

Terracon.com

December 4, 2025

HNTB Corporation

6300 Sprint Parkway, Suite 300

Overland Park, KS 66211

Attn: Mr. Zach Jarchow

E: zjarchow@hntb.com

Re: Phase I Environmental Site Assessment

1948 E Santa Fe Street

Olathe, Johnson County, Kansas

Terracon Project No. 02237230

Dear Mr. Jarchow:

Terracon Consultants, Inc. (Terracon) is pleased to submit the enclosed Phase I

Environmental Site Assessment (ESA) report for the above-referenced subject property

(hereinafter known as the ‘site’). This assessment was performed in accordance with

HNTB Corporation subconsultant agreement dated August 7, 2024.

We appreciate the opportunity to be of service to you on this project. In addition to ESA services, our professionals provide other environmental, geotechnical, construction materials, and facilities services on a wide variety of projects locally, regionally, and nationally. For more detailed information on all of Terracon’s services please visit our website at www.terracon.com. If there are any questions regarding this report or if we may be of further assistance, please do not hesitate to contact us.

Sincerely, Terracon Consultants, Inc.

Nilisha Khadgi Tracie A. Ragland

Staff Scientist Senior Scientist

Attachments

Tracie Ragland http://www.terracon.com/

Pegasus Realty | Olathe, Kansas

Facilities | Environmental | Geotechnical | Materials

Table of Contents

Executive Summary .......................................................................................... i

Findings and Opinions ................................................................................ i

Significant Data Gaps ................................................................................ iv

Conclusions ............................................................................................. iv

Recommendations...................................................................................... v

1.0 Introduction

1.1 Site Description

1.2 Scope of Services

1.3 Standard of Care

1.4 Additional Scope Limitations, ASTM Deviations, and Data Gaps

1.5 Reliance

1.6 Client Provided Information

2.0 Physical Setting

3.0 Historical Use Information

3.1 Historical Topographic Maps, Aerial Photographs, and Sanborn Maps

3.2 Historical City Directories

3.3 Site Ownership

3.4 Title Search

3.5 Environmental Liens and Activity and Use Limitations

3.6 Interviews Regarding Current and Historical Site Uses

3.7 Prior Report Review

4.0 Records Review

4.1 Federal and State/Tribal Databases

4.2 Local Agency Inquiries

5.0 Site Reconnaissance

5.1 General Site Information

5.2 Overview of Current Site Occupants

5.3 Overview of Current Site Operations

5.4 Site Observations

Facilities | Environmental | Geotechnical | Materials

6.0 Adjoining Property Reconnaissance

7.0 Additional Services

8.0 Declaration

Appendices

APPENDIX A Exhibit 1: Topographic Map, Exhibit 2: Site Diagram

APPENDIX B Site Photographs

APPENDIX C Historical Documentation and User Questionnaire

APPENDIX D Environmental Database Information

APPENDIX E Credentials

Facilities | Environmental | Geotechnical | Materials i

Executive Summary

This Phase I Environmental Site Assessment (ESA) was performed in accordance with

HNTB Corporation subconsultant agreement dated August 7, 2024, and was conducted consistent with the procedures included in ASTM E1527-21, Standard Practice for

Environmental Site Assessments: Phase I Environmental Site Assessment Process. The purpose of this ESA was to assist the client in developing information to identify

Recognized Environmental Conditions (RECs) in connection with the site as reflected by the scope of this report. The ESA was conducted under the supervision or responsible charge of Tracie A. Ragland, Environmental Professional. Nidia Lazos performed the site reconnaissance on November 5, 2025.

Findings and Opinions

A summary of the findings is provided below. It should be recognized that details were not included or fully developed in this section, and the report must be read in its entirety for a comprehensive understanding of the items contained herein.

Site Description and Use

According to the Johnson County Automated Information Mapping System (AIMS) website, site observations, and information provided by the Client the site consists of approximately 0.67 acres identified as KS Uniform Parcel #0460893004004021000 and

Tax Property ID #DP54300000 0004, located at 1948 E Santa Fe Street in Olathe, Kansas. The site consists of an office building, parking lot, and portions of an access road as well as North Rogers Road. The building was formerly a multi-tenant office building (Suites A-H); however, it is currently only occupied by one tenant (Pegasus

Communication Solutions (PCS), a voiceover IP phone company). Please refer to Exhibit

2 in Appendix A for a diagram of the site.

Historical Information

Based on a review of the available historical information, the site consisted of vacant and agricultural land between at least 1887 and 1975. By 1981, an office building had been constructed on the site. The building has been occupied by mortgage broker between 1989 and 2022; American Family Insurance between at least 1995 and 2000, Advanced Communication System as well as Caswell Photography between 2010 and

2022.

The area to the north consisted of agricultural land followed by a stream of the Indian

Creek between at least 1887 and 1962. By 1966, commercial development had begun to the north. Over the years several commercial buildings have been constructed to the north. These buildings have been occupied by Olathe Lanes East (bowling) between 1979

Facilities | Environmental | Geotechnical | Materials ii and 2000, Trabert Moody Insurance between 1995 and 2017, Boyd and Boyd Inc between 2005 and 2022, and G&W Distributing in 2022. The east-northeast-adjoining property was occupied by Lindenwood Car Wash, in a down-gradient location to the site, between 1984 and 1989. Based on gradient, the former car wash does not appear to represent a REC to the site at this time.

The area to the east consisted of agricultural land since at least 1887. By 1955, a residence was apparent in the east-adjoining area. North Lindenwood Drive road was constructed approximately 160 feet to the east by 1970 and by 1981, the area to the east had been commercially developed. These buildings have been occupied by Midas

Muffler between 1989 and 2022 as well as Doctor’s offices between 1984 and 1995, and

State Farm Insurance between 1989 and 2022.

The area to the south consisted of East Santa Fe Street and agricultural land since at least 1887. Several rural structures were apparent to the southeast by 1937. The area to the south-southwest appeared graded in 1966, and by 1970, residential and commercial development had begun farther to the south. By 1981, the area to the south had been commercially developed followed by residential development. The southern commercial property has been occupied by Olathe Ford Sales Inc since at least 1975.

The area to the west consisted of agricultural land followed by a stream of Indian Creek since at least 1887. By 1937, residences and sheds were apparent to the west with additional sheds apparent to the west by 1955. By 1981, the area to the west had been commercially developed. Mark’s Olathe Quik-Six Gas Station operated in the west-adjoining property between at least 1984 and 2000. The gas station is further discussed in Section 4.1 as Olathe Plaza Amoco / Lilja Company Inc / M&K Peterson Inc., and in the Records Review summary below, and represents a REC to the site based on regulatory status.

Records Review

Selected federal and state environmental regulatory databases as well as responses from state and local regulatory agencies were reviewed. The site was identified in the

Facility Index System (FINDS) database. The listing is associated with the

OCCUPATIONAL SAFETY AND HEALTH ADMINISTRATION (OSHA) establishment at the site. Review of the EPA FINDS website indicated that the listing is associated with “Steel

Investments Foundries,” last updated on September 12, 2018. It is likely that the listing is associated with a company whose corporate office was addressed at the site rather than with onsite manufacturing operations. Based on the regulatory status, the listing does not represent a REC.

The west-adjoining and cross to up-gradient facility (Olathe Plaza Amoco / Lilja Company

Inc / M&K Peterson Inc, 1904 E Santa Fe St) was identified in the Kansas Environmental

Information Management System (KEIMS), SHWS, Underground Storage Tank (UST), Facilities | Environmental | Geotechnical | Materials iii

Leaking UST (LUST), Institutional Controls (INST CONTROL), AIRS, FINANCIAL

ASSURANCE, EDR HIST AUTO, RCRA-VSQG, UST FINDER, and UST FINDER RELEASE regulatory databases. A LUST was reported in 1988 when east adjacent tenants (likely the current day subject site property [Pegasus Realty]) reported a gasoline odor coming from the sanitary sewers. Amoco drilled three monitoring wells and found up to 41.3 milligrams per liter (mg/L) dissolved hydrocarbons. Additionally, three former groundwater monitoring wells had been installed at the current day subject site property

(Pegasus Realty) in relation to possible investigation activities at the west-adjoining facility but appear to have since been plugged and abandoned. Additional information concerning analytical data results obtained from groundwater samples collected from the former onsite wells was not available. Gasoline and diesel underground storage tanks

(USTs) previously installed the west-adjoining facility in 1981 were removed in 2006 and the facility was closed with an Environmental Use Control (EUC) in place as “Impacts to soil and groundwater remain at the Property, exceeding non-residential Risk-based

Cleanup Standards.” The EUC includes multiple restrictions, prohibitions, and limitations at the facility including non-residential use; no water wells; no excavation or disturbance of onsite soils without KDHE prior authorization; notification to contractors, lessees, easement holders, and/or other workers performing any excavation activities at the site;

no subsurface structures; installation of a vapor barrier system for all future construction on site; etc. Despite the EUC restrictions applicable to the Olathe Plaza

Amoco regulatory facility, the subsurface conditions/media at the current day subject site property (Pegasus Realty) are unknown. Based on the former operation of a filling station with a known release, and gradient and proximity to the site, the Olathe Plaza

Amoco regulatory listings represent a REC to the site.

The remaining facilities listed in the database report do not appear to represent RECs to the site at this time based upon regulatory status, apparent topographic gradient, and/or distance from the site. Responses from the local agencies that have responded by the issuance of this report did not reveal RECs to the site.

Site Reconnaissance

Terracon observed the site to be occupied by a multi-tenant office building. Additionally, Terracon observed several heating, ventilating, and air conditioning (HVAC) systems units, several buckets of paints, roofing adhesive, general cleaning products, cement patcher, etc., three sump pumps, and interior floor drains, inside the site building. De minimis staining was observed near one of the sump pump discharge pipes. Terracon also observed three pole-mounted transformers and a dumpster outside the building on the site. RECs were not observed during the site reconnaissance.

Adjoining Properties

Facilities | Environmental | Geotechnical | Materials iv

The site is bordered by the following:

Adjoining Properties

Direction Description

North

A parking lot associated with the former Unopenedpackman Sports

Cards/Gold Works (to the east-northeast) and a parking lot associated with Olathe Lanes East Bowling Center to the north

East A parking lot associated with a former Midas

South East Santa Fe Street followed by buildings associated with Olathe Ford

Lincoln

West A parking lot associated with a former Hertz and former car wash

A former car wash was observed at the west-adjoining, cross to up gradient, property likely used in association with the former Olathe Plaza Amoco (discussed in Section 4.1 of this report) and the former Hertz facility. Commercial carwashes typically utilize cleaning chemicals such as soaps, rinses, waxes/polishes, sealants, tire shines, etc.

which have water repellant properties to remove and repel oils, dirt, water, etc. Such carwash chemicals typically contain PFAS. On July 8, 2024, US EPA designated two PFAS compounds, perfluorooctanoic acid (PFOA) and perfluorooctanesulfonic acid (PFOS), including their salts and structural isomers, as hazardous substances under CERCLA.

Based on proximity and gradient to the site, the west-adjoining property carwash operations are a REC to the site due to the potential impact to the site from PFAS compounds associated with typical carwash chemicals stored and used at the site.

Significant Data Gaps

Significant data gaps (SDGs) were not identified.

Additional Services

Per the agreed scope of services, additional services as outlined in the proposal, including items described in Section 13.0 (Non-Scope Considerations) of ASTM E1527-

21, were not conducted.

Conclusions

We have performed a Phase I ESA consistent with the procedures included in ASTM

Practice E1527-21 at 1948 E Santa Fe Street, Olathe, Johnson County, Kansas, the site.

The following RECs were identified in connection with the site:

◼ The historical presence of a car wash facility at the west-adjoining property

(former Hertz and Olathe Plaza Amoco, 1904 E Santa Fe St) is considered a REC

Facilities | Environmental | Geotechnical | Materials v due to potential subsurface contamination due to proximity and gradient to the site.

◼ The potential contamination of the subsurface media at the site due to the former operation of a filling station on the west-adjoining property (former Olathe Plaza

Amoco, 1904 E Santa Fe St) with a known release, and proximity and gradient to the site, along with its regulatory listings, represents a REC.

Recommendations

Based on the scope of services, limitations, and conclusions of this assessment, Terracon recommends the following additional actions:

◼ Additional Investigation: Terracon recommends conducting additional investigation to evaluate subsurface conditions associated with the identified

RECs.

Facilities | Environmental | Geotechnical | Materials 1

1.0 Introduction

1.1 Site Description

Site Name Pegasus Realty

Site Location/Address 1948 E Santa Fe Street, Olathe, Johnson County, Kansas

Parcel Number Parcel #046-089-30-0-40-04-021.00-0 (Tax Property ID #

DP54300000 0004)

Land Area Approximately 0.67 acres

Site Improvements

Developed with a 9,480 square feet office building, parking lot, and portions of an access road as well as North Rogers

Road.

Anticipated Future Site Use Redevelopment for mixed use

Reason for the ESA Redevelopment of the site

The location of the site is depicted on Exhibit 1 of Appendix A, which was reproduced from a portion of the United States Geological Survey (USGS) 7.5-minute series topographic map. The site and adjoining properties are depicted on the Site Diagram, which is included as Exhibit 2 of Appendix A.

1.2 Scope of Services

This Phase I Environmental Site Assessment (ESA) was performed in accordance with

HNTB Corporation subconsultant agreement dated August 7, 2024, and was conducted consistent with the procedures included in ASTM E1527-21, Standard Practice for

Environmental Site Assessments: Phase I Environmental Site Assessment Process. The purpose of this ESA was to assist the client in developing information to identify RECs in connection with the site as reflected by the scope of this report. Recognized environmental conditions are defined by ASTM E1527-21 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.” This ESA includes consideration of the movement of hazardous substances and petroleum products in any form, including migration of vapor in the subsurface. A de minimis condition is not a recognized environmental condition.

This purpose was undertaken through user-provided information, a regulatory database review, historical and physical records review, interviews (including local government

Facilities | Environmental | Geotechnical | Materials 2 inquiries, as applicable), and a visual noninvasive reconnaissance of the site and adjoining properties. Limitations, ASTM deviations, and significant data gaps (if identified) are noted in the applicable sections of the report.

Review of Perfluoroalkyl and Polyfluoroalkyl Substances (PFAS)

PFAS are a family of compounds which are considered emerging contaminants of concern due to their mobility and longevity in the environment. PFAS has been used in many products, including but not limited to fire-fighting foam, anti-stick coatings, stain and water-repellent coatings, electroplating, and paper products, among others. On July 8, 2024, US EPA designated two PFAS compounds, perfluorooctanoic acid (PFOA) and perfluorooctanesulfonic acid (PFOS), including their salts and structural isomers, as hazardous substances under CERCLA; accordingly, PFOA and PFOS was evaluated within the scope of E1527-21. Please note that PFAS compounds are ubiquitous in the environment and this limited review is not to be construed as confirmation that PFAS compounds are not present in, at or under the site.

1.3 Standard of Care

This ESA was performed in accordance with generally accepted practices of this profession, undertaken in similar studies at the same time and in the same geographical area. We have endeavored to meet this standard of care, but may be limited by conditions encountered during performance, a client-driven scope of work, or inability to review information not received by the report date. Where appropriate, these limitations are discussed in the text of the report, and an evaluation of their significance with respect to our findings has been conducted.

Phase I ESAs, such as the one performed at this site, are of limited scope, are noninvasive, and cannot eliminate the potential that hazardous, toxic, or petroleum substances are present or have been released at the site beyond what is identified by the limited scope of this ESA. In conducting the limited scope of services described herein, certain sources of information and public records were not reviewed. It should be recognized that environmental concerns may be documented in public records that were not reviewed. No ESA can wholly eliminate uncertainty regarding the potential for RECs in connection with a property. Performance of this practice is intended to reduce, but not eliminate, uncertainty regarding the potential for RECs. No warranties, express or implied, are intended or made. The limitations herein must be considered when the user of this report formulates opinions as to risks associated with the site or otherwise uses the report for any other purpose. These risks may be further evaluated – but not eliminated – through additional research or assessment. We will, upon request, advise you of additional research or assessment options that may be available and associated costs.

Facilities | Environmental | Geotechnical | Materials 3

1.4 Additional Scope Limitations, ASTM Deviations, and Data Gaps

Based upon the agreed-on scope of services, this ESA did not include subsurface or other invasive assessments, vapor intrusion assessments or indoor air quality assessments (i.e., evaluation of the presence of vapors within a building structure), business environmental risk evaluations, or other services not particularly identified and discussed herein. Credentials of the company (Statement of Qualifications) have not been included in this report but are available upon request. Pertinent documents are referred to in the text of this report, and a separate reference section has not been included. Reasonable attempts were made to obtain information within the scope and time constraints set forth by the client; however, in some instances, the information requested is not, or was not, received by the issuance date of the report. Information obtained for this ESA was received from several sources that we believe to be reliable;

nonetheless, the authenticity or reliability of these sources cannot and is not warranted hereunder. This ESA was further limited by the following:

◼ During the site reconnaissance, Terracon was not able to enter the server room located in Suites D and E due to it being locked (keys were not available). However, based on observations of the remaining portions of the site and review of historical maps in Section 3.1 of this report, this limitation is not anticipated to alter the conclusions of this report, or prevent the Environmental Professional’s (EP’s) ability to identify RECs, and is therefore not significant.

◼ The client did not provide the requested User’s information as of the issuance date of the report, which represents a data gap. Terracon assumes the client is evaluating the questionnaire information outside the context of Terracon’s Phase I ESA scope of work and report. Based on the information utilized in the preparation of this report

(historical, regulatory, and site reconnaissance), this limitation is not anticipated to alter the conclusions of this report or prevent the EP’s ability to identify RECs, and is therefore not significant.

An evaluation of the significance of limitations and missing information with respect to our findings has been conducted, and where appropriate, significant data gaps are identified and discussed in the text of the report. However, it should be recognized that an evaluation of significant data gaps is based on the information available at the time of report issuance, and an evaluation of information received after the report issuance date may result in an alteration of our conclusions, recommendations, or opinions. We have no obligation to provide information obtained or discovered by us after the issuance date of the report, or to perform any additional services, regardless of whether the information would affect any conclusions, recommendations, or opinions in the report. This disclaimer specifically applies to any information that has not been provided by the client.

Facilities | Environmental | Geotechnical | Materials 4

This report represents our service to you as of the report date and constitutes our final document; its text may not be altered after final issuance. Findings in this report are based upon the site’s current utilization, information derived from the most recent reconnaissance and from other activities described herein; such information is subject to change. Certain indicators of the presence of hazardous substances, petroleum products or PFAS compounds may have been latent, inaccessible, unobservable, or not present during the most recent reconnaissance and may subsequently become observable (such as after site renovation or development). Further, these services are not to be construed as legal interpretation or advice.

1.5 Reliance

This ESA report is prepared for the exclusive use and reliance of HNTB Corporation. Use or reliance by any other party is prohibited without the written authorization of HNTB

Corporation and Terracon Consultants, Inc. (Terracon).

Reliance on the ESA by the client and all authorized parties will be subject to the terms, conditions and limitations stated in the proposal, ESA report, and Terracon’s Agreement.

The limitation of liability defined in the Agreement is the aggregate limit of Terracon’s liability to the client and all relying parties.

Continued viability of this report is subject to ASTM E1527-21 Section 4.6. If the ESA will be used by a different user (third party) than the user for whom the ESA was originally prepared, the third party must also satisfy the user’s responsibilities in Section

6 of ASTM E1527-21.

1.6 Client Provided Information

Prior to the site visit, Mr. Zach Jarchow, client’s representative, was asked to provide the following user questionnaire information as described in ASTM E1527-21 Section 6.

Client Questionnaire Responses

Client Questionnaire Item

Client

Did Not

Respond

Client’s

Response

N/A* Yes No

Actual Knowledge of Environmental Liens that may encumber the site.

X

Actual Knowledge of Activity Use Limitations (AULs) that may encumber the site.

X

Specialized Knowledge or Experience that is material to a REC in connection with the site.

X

Facilities | Environmental | Geotechnical | Materials 5

Client Questionnaire Item

Client

Did Not

Respond

Client’s

Response

N/A* Yes No

Actual Knowledge of a Lower Purchase Price because contamination is known or believed to be present at the site.

X

Commonly Known or Reasonably Ascertainable

Information that is material to a REC in connection with the site.

X

Obvious Indicators of Releases at the site. X

*N/A = Not Applicable

The client did not provide the requested User’s information as of the issuance date of the report, which represents a data gap. Terracon assumes the client is evaluating the questionnaire information outside the context of Terracon’s Phase I ESA scope of work and report.

2.0 Physical Setting

Physical Setting Information Source

Topography

Site Elevation Approximately 1,030 to 1,040 feet above sea level USGS Topographic Maps, State of Kansas

Quadrangles, Olathe, Kansas

2022 and Ocheltree, Kansas

2022 (Appendix A)

Topographic Gradient Generally sloping to the north

Closest Surface Water Indian Creek, approximately

1,100 feet northeast of the site.

Soil Characteristics

Soil Type Oska-Martin silty clay loams, 4 to 8 percent slopes Johnson County, Kansas

USDA-NRCS Web Soil Survey viewed November 4, 2025 Description

These types of soils are formed from residuum weathered from limestone and shale and are well drained with medium runoff.

Geology/Hydrogeology

Formation Kansas City Group and

Pleasanton Group Johnson County, Kansas

Facilities | Environmental | Geotechnical | Materials 6

Physical Setting Information Source

Description

Johnson County is located in the

Central Lowland province of the

Interior Plains and is near the middle of an approximate 150 mile-wide, north-south trending band of Pennsylvanian-Age

Rocks that is located in western

Missouri and eastern Kansas.

Generally, the rock beds exhibit a subtle prevailing dip to the west-northwest of about 10 feet per mile. The region is underlain by rock units of the

Pennsylvanian System, Missourian Series (Kansas City

Group and Pleasanton Group) in the Time Stratigraphic Unit age classification. Alternating layers of shale and limestone, with occasional sandstone layers, are common in the Kansas City

Group. Alternating layers of shale and sandstone, with an occasional coal seam and limestone layer, are present in the Pleasanton Group.

USDA-NRCS Soil Survey issued January 1979

State of Missouri, Division of

Geological Survey and Water

Resources, Guidebook Field

Trip Geology of the Kansas

City Group at Kansas City, RI 31, November 1965

Geological Map of Kansas, Kansas Geological Survey, The University of Kansas, Map M-23, 1991

Estimated Depth to

First Occurrence of

Groundwater

Approximately 5 to 15 feet below ground surface (bgs)

KGS Water Well Completion

Records (WWC5) Database

Online Map, viewed November 4, 2025

*Hydrogeologic

Gradient

Not known - may be inferred to be parallel to topographic gradient (primarily to the north).

*The groundwater flow direction and the depth to shallow, unconfined groundwater, if present, would likely vary depending upon seasonal variations in rainfall and other hydrogeological features. Without the benefit of on-site groundwater monitoring wells surveyed to a datum, groundwater depth and flow direction beneath the site cannot be directly ascertained.

Facilities | Environmental | Geotechnical | Materials 7

3.0 Historical Use Information

Terracon reviewed the following historical sources to develop a history of the previous uses of the site and surrounding area. Copies of selected historical documents are included in Appendix C.

3.1 Historical Topographic Maps, Aerial Photographs, and Sanborn

Maps

Readily available historical USGS topographic maps, selected historical aerial photographs (at approximately 10-to-15-year intervals), and historical fire insurance maps produced by the Sanborn Map Company were reviewed to evaluate land development and obtain information concerning the history of development on and near the site. Reviewed historical topographic maps, aerial photographs, and Sanborn maps are summarized below.

Historical fire insurance maps produced by the Sanborn Map Company were requested from EDR to evaluate past uses and relevant characteristics of the site and surrounding properties. Based upon inquiries to the above-listed Sanborn provider, Sanborn maps were not available for the site. A copy of the EDR “No Coverage” letter is included in

Appendix C.

◼ Topographic maps:

o Olathe, Kansas, dated 1887 and 1893 (1:125,000) o Olathe, Kansas, dated 1935, 1943, 1956, 1970, 1975, 1995, 2012, 2015, 2018, and 2022 (1:24,000) o Ocheltree, Kansas, dated 1935, 1943, 1956, 1970, 1975, 1996, 2012, 2015, 2018, and 2022 (1:24,000)

◼ Aerial photographs: 1937, 1941, 1948, 1955, 1959, 1962, 1966, 1970, 1975, 1981, 1986, 1991, 1996, 2002, 2005, 2008, 2012, 2015, 2019, and 2023 (1” = 500’)

Historical Maps and Aerial Photographs

Direction Description

Site

1887-1935: The site appears to be vacant/undeveloped land.

1937-1975: The site appears to be agricultural land. The 1955 aerial photograph depicts an unimproved road across the northeast corner of the site providing access from E Santa Fe Street, south of the site, to a pond approximately 300 feet north of the site. Apparent grading is evident on the site on the 1975 aerial photograph.

Facilities | Environmental | Geotechnical | Materials 8

Direction Description

1981-2023: A commercial/office building is apparent on the site.

North

1887-1935: The area to the north appears to be vacant/undeveloped land followed by an intermittent stream of the Indian Creek.

1937-1948: The area to the north appears to be agricultural land.

1955-1962: A pond is apparent approximately 300 feet to the north.

1966-2023: Grading is apparent to the northwest. By 1981, the area to the north is commercially developed.

East

1887: The area to the east appears to be vacant/undeveloped land.

1937-1948: The area to the east appears to be agricultural land.

1955-1966: A residence is apparent in the east-adjoining property.

1970-1975: A road (current-day N Lindenwood Dr) is depicted approximately 160 feet to the east.

1981-2023: The area to the east is commercially developed.

South

1887-1893: The area to the south appears to consist of E Santa Fe Street followed by vacant/undeveloped land.

1935: A road (current day E Santa Fe Street) is depicted on the southern boundary of the site followed by a building and vacant land.

1937-1966: The area to the south appears to be agricultural land. Several rural structures are apparent to the southeast and farther to the south.

1970: Grading is apparent to the south-southwest.

1975-2023: Residential and commercial development is apparent to the south. By 1981, the area to the south is commercially developed.

West

1887-1893: The area to the west appears to be vacant/undeveloped land.

1935: The intermittent stream of the Indian Creek is depicted to the west.

1937-1948: The area to the west appears to be agricultural land followed by residences and sheds.

1955-1975: Several additional sheds are apparent farther to the west.

1981-2023: The area to the west is commercially developed.

Terracon reviewed the above historical sources for indications of RECs associated with the site. RECs associated with the site were not identified through a review of available historical resources.

3.2 Historical City Directories

The Polk’s City Directory, Cole Information, and EDR Digital Archive city directories used in this study were made available through EDR (selected years reviewed: 1964 through

Facilities | Environmental | Geotechnical | Materials 9

2022) and were reviewed at approximate five-year intervals, if readily available. The current street address for the site was identified as 1985 E Santa Fe Street.

Historical City Directories

Direction Description

Site

1948 E Santa Fe St: Vacant (1984); Fishman & Co Realtors / Mortgage

Associate Broker (1989, 1992, 1995, 2000, 2005, 2014, 2017, 2022);

American Family Insurance (1995, 2000); Advanced Communication

System / Caswell Photography (2010, 2022)

North

207 N Lindenwood Dr: Lindenwood Car Wash* (1984, 1989) Trabert

Moody Insurance (1995, 2000, 2010, 2014, 2017); G & W Distributing

(2022)

303 N Lindenwood Dr: Olathe Lanes East (1979, 1984, 1989, 1992);

Lanes East Bowler Vision (1995, 2000); Boyd & Boyd Inc (2005, 2014, 2017, 2022)

East

1970 E Santa Fe St**: Midas Muffler (1989, 1992, 1995, 2000, 2005, 2010, 2014, 2017, 2022)

1990 E Santa Fe St: Olathe Foot Clinic (1984); Olathe Investments

(1989); Physician Office (1989, 1992, 1995); State Farm Insurance (1989, 1992, 1995, 2000, 2005, 2010, 2014, 2017, 2022)

South

1845 E Santa Fe St: Olathe Ford Sales Inc (1975, 1979, 1984, 1989, 1992, 2000, 2005, 2010, 2014, 2017, 2022)

1845 E Santa Fe St #A: No listing

West 1904 E Santa Fe St: Mark’s Olathe Quik-Six Gas Station*** (1984, 1989, 1992, 1995, 2000); Hertz Local Edition (2010, 2014, 2017, 2022)

Terracon reviewed the above historical city directories for indications of RECs associated with the site.

*Lindenwood Car Wash was identified to the east-northeast of the site at 207 North

Lindenwood Drive operating between at least 1984 and 1989 in a down-gradient location to the site. Based on gradient, the former car wash does not appear to represent a REC to the site at this time.

**1970 E Santa Fe St located east-adjoining from the site is further discussed in Section

4.1 as Auto Systems Experts LLC.

Facilities | Environmental | Geotechnical | Materials 10

***Mark’s Olathe Quik-Six Gas Station operated in the west-adjoining property between at least 1984 and 2000. The gas station is further discussed in Section 4.1 as Olathe

Plaza Amoco / Lilja Company Inc / M&K Peterson Inc. and represents a REC to the site based on regulatory status.

3.3 Site Ownership

Based on a review of information obtained from the Johnson County assessor’s records, the current site owner is the City of Olathe. The Johnson County Automated Information

Mapping System (AIMS) website indicated that the current day site building was constructed in 1981.

3.4 Title Search

At the direction of the client, a title search was not included as part of the scope of services. Unless notified otherwise, we assume that the client is evaluating this information outside the scope of this report.

3.5 Environmental Liens and Activity and Use Limitations

The EDR regulatory database report included a review of both Federal and State

Engineering Control (EC) and Institutional Control (IC) databases. Based on a review of the database report, the site was not listed on the EC or IC databases. Please note that in addition to these federal and state listings, AULs can be recorded at the county and municipal level that may not be listed in the regulatory database report. Environmental lien and activity and use limitation records recorded against the site were not provided by the client. At the direction of the client, performance of a review of these records was not included as part of the scope of services and unless notified otherwise, we assume that the client is evaluating this information outside the scope of this report.

3.6 Interviews Regarding Current and Historical Site Uses

The following individual was interviewed regarding the current and historical use of the site.

Interviews

Interviewer Name / Phone # Title Date

Nidia Lazos

Leslie Donnelly /

LEDonnelly@OLATHEKS.ORG

/ (913) 971-9245

Sr. Project

Manager (site owner representative)

November 7, 2025

Facilities | Environmental | Geotechnical | Materials 11

Terracon provided Ms. Donnelly a copy of Terracon’s Site Assessment Interview Form for identifying information associated with the site. Ms. Donnelly indicated that she has been familiar with the site for less than a year. According to Ms. Donnelly, the site is currently used as an office. Ms. Donnelly also noted the following:

◼ The site is connected to the City of Olathe sanitary sewer system and the onsite utility providers include the City of Olathe, Evergy, and Atmos.

◼ Ms. Donnelly is not aware of any violations of environmental laws, environmental liens, or possible litigation relating to hazardous substances or petroleum products and there is no known reason why the purchase price of the property is significantly less than comparable properties.

◼ Past use of the site was also an office.

◼ Ms. Donnelly does not have any specialized knowledge or experience regarding environmental conditions or concerns related to the site and is unaware of any locally known or ascertainable information that would be material to recognized environmental conditions.

◼ There are no obvious indicators that point to the presence or likely presence of contamination at the site.

◼ Ms. Donnelly is unaware of stained soil, stressed vegetation, ponds, storage tanks, and oil/water separators onsite.

3.7 Prior Report Review

Terracon requested the client provide any previous environmental reports they are aware of for the site. Previous reports were not provided by the client to Terracon for review.

4.0 Records Review

Regulatory database information was provided by EDR, a contract information services company in a report dated November 6, 2025. The purpose of the records review was to identify RECs in connection with the site. Information in this section is subject to the accuracy of the data provided by the information services company and the date at which the information is updated. The scope herein did not include confirmation of facilities listed as "unmappable" by regulatory databases.

In some of the following subsections, the words up-gradient, cross-gradient, and down-gradient refer to the topographic gradient in relation to the site. As stated previously, the groundwater flow direction and the depth to shallow groundwater, if present, would

Facilities | Environmental | Geotechnical | Materials 12 likely vary depending upon seasonal variations in rainfall and the depth to the soil/bedrock interface. Without the benefit of on-site groundwater monitoring wells surveyed to a datum, groundwater depth and flow direction beneath the site cannot be directly ascertained.

4.1 Federal and State/Tribal Databases

Terracon reviewed standard federal, state, and tribal environmental record sources within the approximate minimum search distances as required by ASTM E1527-21 and presented in Table 2 of Section 8.0 of The Standard (Types of Government Records to be

Reviewed). Further, to enhance and supplement the standard environmental record sources, Terracon reviewed additional federal, state, tribal, local, and proprietary environmental record sources, provided by the database firm, if potentially useful and reasonably ascertainable. Please refer to Appendix D (the environmental regulatory database report) for the number of listings within each database reviewed and database definitions and descriptions.

Due to conversion of address data to location coordinates and the accuracy of government records, the facility locations depicted in the environmental regulatory database report may not match actual physical locations. As such, Terracon attempted to field-verify the actual distances of facilities of concern from the site.

The following table summarizes the site-specific information provided by the database and/or gathered by this office for identified facilities within approximately 500 feet of the site. Facilities are listed in order of proximity to the site. Additional discussion for selected facilities follows the summary table.

Listed Facilities

Facility Name and

Location

Estimated Distance /

Direction / Gradient

Database

Listings

Findings

Summary

Custom Industrial Co

1948 E Santa Fe

Site FINDS Not a REC, discussed below

Auto Systems Experts

LLC

1970 E Santa Fe

East-adjoining / Down to

Cross Gradient

RCRA-VSQG,

FINDS, ECHO

Not a REC, discussed below

Olathe Plaza Amoco /

Lilja Company Inc /

M&K Peterson Inc

1904 E Santa Fe

West-adjoining / Cross to

Up Gradient

KEIMS, SHWS,

LUST, UST,

INST

CONTROL,

AIRS,

FINANCIAL

ASSURANCE,

REC, discussed below

Facilities | Environmental | Geotechnical | Materials 13

Facility Name and

Location

Estimated Distance /

Direction / Gradient

Database

Listings

Findings

Summary

EDR HIST

AUTO, RCRA-

VSQG, UST

FINDER, UST

FINDER

RELEASE

Olathe Ford Sales Inc

1845 E Santa Fe

Approximately 140 feet S

/ up-gradient

UST, UST

FINDER, UST

FINDER

RELEASE,

LUST, RCRA

NONGEN/NLR,

FINDS, ECHO,

EMANIFEST

Not a REC, based on distance

Valvoline Instant Oil

Change

1856 E Santa Fe

Approximately 180 feet

W / Cross Gradient

RCRA-VSQG,

FINDS, ECHO

Not a REC, based on distance, gradient, and regulatory status

Circle K #02439 / Duke

& Long Store #4160

2003 E Santa Fe

Approximately 260 feet

SE / Up to Cross Gradient

UST FINDER,

UST FINDER

RELEASE,

KEIMS, LUST,

UST, AIRS,

FINANCIAL

ASSURANCE

Not a REC, based on distance

Cummins Ind Tools

1900 E Santa Fe Dr

Approximately 275 feet

NW / Cross gradient

RCRA

NONGEN/NLR,

FINDS, ECHO

Not a REC, based on distance, gradient, and regulatory status

KMART #3322 / Penske

Auto CTR

200 E Santa Fe

Approximately 330 feet

NE / Cross Gradient

RCRA

NONGEN/NLR,

FINDS, ECHO,

UST FINDER,

UST FINDER

RELEASE,

KEIMS, LUST,

UST, AIRS

Not a REC, based on distance and gradient

Facilities | Environmental | Geotechnical | Materials 14

Facility Name and

Location

Estimated Distance /

Direction / Gradient

Database

Listings

Findings

Summary

Olathe Lincoln Mercury

1825 E Santa Fe

Approximately 330 feet

SW / Up to Cross

Gradient

RCRA

NONGEN/NLR,

FINDS, ECHO

Not a REC, based on distance and regulatory status

BF Body Works Inc

311 N Lindenwood Dr

Approximately 400 feet N

/ Down Gradient

EMANIFEST,

RCRA-VSQG,

FINDS, ECHO

Not a REC, based on distance, gradient, and regulatory status

Computerwise Inc

302 N Winchester

Approximately 480 feet

NW / Down to Cross

Gradient

RCRA

NONGEN/NLR,

FINDS, ECHO

Not a REC, based on distance, gradient, and regulatory status

Custom Industrial Co

The site was identified in the Facility Index System (FINDS) database. FINDS contains both facility information and ’pointers’ to other sources that contain more detail . The listing is associated with the OCCUPATIONAL SAFETY AND HEALTH ADMINISTRATION

(OSHA) establishment at the site. Review of the EPA FINDS website indicated that the listing is associated with “Steel Investments Foundries,” last updated on September 12, 2018. It is likely that the listing is associated with a company whose corporate office was addressed at the site rather than with onsite manufacturing operations. Based on the regulatory status, the listing does not represent a REC.

Auto Systems Experts LLC

The east-adjoining and cross to down gradient facility was identified in the Resource

Conservation and Recovery Act-Very Small Quantity Generator (RCRA-VSQG), FINDS, and Environmental Compliance and History Online (ECHO) databases. ECHO provides integrated compliance and enforcement information for about 800,000 regulated facilities nationwide. The listings are associated with the generation of ignitable waste at the facility. The facility was listed as a Small Quantity Generator in 1991, and as a VSQG facility since 2003. Violations against the waste generation at the facility were not identified. Based on the regulatory status, the listings do not represent a REC.

Olathe Plaza Amoco / Lilja Company Inc / M&K Peterson Inc

The west-adjoining and cross to up gradient facility was identified in the Kansas

Environmental Information Management System (KEIMS), SHWS, Underground Storage

Tank (UST), Leaking UST (LUST), Institutional Controls (INST CONTROL), AIRS, FINANCIAL ASSURANCE, EDR HIST AUTO, RCRA-VSQG, UST FINDER, and UST FINDER

RELEASE regulatory databases. The facility was listed as a VSQG in 1993 for the waste

Facilities | Environmental | Geotechnical | Materials 15 stream of lead. Violations against the waste generation was not reported against the facility.

The facility operated as a gasoline service station between at least 1988 and 2008, with two 10,000-gallon gasoline USTs, one 8,000-gallon gasoline UST, and one 8,000-gallon diesel UST installed in 1981. The LUST was reported in 1988. The east adjacent tenants

(likely the current day subject site property [Pegasus Realty]) reported a gasoline odor coming from the sanitary sewers. Amoco drilled three monitoring wells and found up to

41.3 mg/L dissolved hydrocarbons. The 1988 LUST listing was closed in January 2005.

In July 2006, two 10,000-gallon gasoline USTs, one 8,000-gallon gasoline UST, and one

8,000-gallon diesel UST were removed. According to the regulatory database report, the

LUST status is “monitor.”

According to the regulatory database report, the SHWS status is “active,” however the

Kansas Department of Health and Environment (KDHE) Bureau of Environmental

Remediation (BER) Identified Sites List (ISL) website indicates that the SHWS status is

“resolved with restrictions.” The contaminants were identified as refined petroleum and

VOC (volatile organic compounds); the media affected was noted as air, soil, water; with the source being “Underground Tank/Piping.”

The facility currently has an Environmental Use Control (EUC) in place due to the refined petroleum. According to the EUC (as downloaded from the KDHE KEIMS website), “Impacts to soil and groundwater remain at the Property, exceeding non-residential Risk-based Cleanup Standards.” The facility has been closed as approved by KDHE in a letter dated August 2, 2024 and September 3, 2024. The EUC includes multiple restrictions, prohibitions, and limitations at the facility including non-residential use; no water wells;

no excavation or disturbance of onsite soils without KDHE prior authorization;

notification to contractors, lessees, easement holders, and/or other workers performing any excavation activities at the site; no subsurface structures; installation of a vapor barrier system for all future construction on site; etc. The EUC also states that the

“KDHE shall visually inspect the Property on a 5-year basis.” The KDHE KEIMS website also included a copy of an undated site map of the Former Amoco #2131 facility which depicted the Amoco store, a car wash, the former UST basin located between the Amoco store and the car wash, a “former remediation building” on the northeast corner of the

Amoco facility, numerous groundwater monitoring wells across the Amoco facility, and three groundwater monitoring wells (MW-10, MW-14, and MW-15) which were previously located on the current day subject site property (Pegasus Realty). The former monitoring wells were located on the north and south portions of the site parking lot. The well locations on the site were observed during Terracon’s site visit to have been labeled and paved over

(likely plugged and abandoned). These former onsite monitoring wells are also discussed in

Section 4.2 of this report. Analytical data concerning the onsite monitoring wells was not available.

Facilities | Environmental | Geotechnical | Materials 16

Additional information or documentation, such as groundwater monitoring reports, were not available on the KDHE Environmental Interest Finder (KEIF), KDHE Bureau of

Environmental Remediation (BER) Identified Sites List (ISL), or the KDHE

KEIMS websites. Terracon previously contacted the KDHE for additional information concerning this LUST facility during preparation of a Phase I ESA report of an adjoining property in August 2025. At that time, Ms. Andrea Schiller with KDHE stated “This site was the location of a district-lead tank site that applied for an Environmental Use Control

(EUCA). There is no active remediation or investigation occurring on this property to my knowledge, just the land use restrictions.”

Despite the EUC restrictions applicable to the Olathe Plaza Amoco regulatory facility, the subsurface conditions/media at the current day subject site property (Pegasus Realty) are unknown. Based on the former operation of a filling station with a known release, and gradient and proximity to the site, the Olathe Plaza Amoco regulatory listings represent a REC to the site.

The remaining facilities listed in the database report do not appear to represent RECs to the site at this time based upon regulatory status, apparent topographic gradient, and/or distance from the site.

Unmapped facilities are those that do not contain sufficient address or location information to evaluate the facility listing locations relative to the site. The report did not list facilities in the unmapped section.

4.2 Local Agency Inquiries

Agency Contacted/

Contact Method Response

City of Olathe, KS Building Codes https://olatheks-self.govplatform.com/authapi/auth?provider=ss auth&uri=%2FRenderAchieveForms&lang=en

According to the City of Olathe Digital

Services, records associated with the site were not found.

City of Olathe, KS Planning / Zoning https://olatheks-self.govplatform.com/authapi/auth?provider=ss auth&uri=%2FRenderAchieveForms&lang=en

The City of Olathe Digital Services provided

Terracon with documents to review. The following documents were reviewed:

◼ Ordinance No. 64 (1972)

◼ Olathe Planning Commission documents regarding several projects and rezoning (1972)

RECs were not…