2025-11-21_2660_and_2690_Old_Washington_Road_Phase_I_ESA_.pdf

H P E N V I R O N M E N T A L

I N C O R P O R A T E D

Phase I Environmental Site Assessment of 2660 and 2690 Old Washington Road Waldorf, Maryland 20601

November 21, 2025

Prepared for:

PAS Architecture, LLC P.O. Box 854 La Plata, Maryland 20646-0854

Prepared by:

HP Environmental, Inc.

104 Elden Street Herndon, Virginia 20170

PHASE I ENVIRONMENTAL SITE ASSESSMENT

Property: 2660 and 2690 Old Washington Road

Prepared for: Mr. Michael Pellegrino, AICP, NCARB

PAS Architecture, LLC P.O. Box 854 La Plata, Maryland 20646-0854

Prepared by: HP Environmental, Inc.

104 Elden Street Herndon, Virginia 20170

Date of Report: November 21, 2025

Written by:

Jesse Sanders, MS, CPG Director of Site Assessment, Monitoring & Compliance

Reviewed by:

Francisco Gallegos Project Manager, Reviewer

Environmental Site Assessment

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TABLE OF CONTENTS

EXECUTIVE SUMMARY ...................................................................................................... iv

1.0 INTRODUCTION

1.1 Objectives

1.2 Scope of Work

1.3 Significant Assumptions

1.4 Purpose and Limitations

1.5 Deviations from Scope of Work

1.6 Reliance

2.0 USER/OWNER PROVIDED INFORMATION

2.1 Title Records

2.2 Specialized Knowledge

2.3 Commonly Known or Reasonably Ascertainable Information

2.4 Environmental Liens or Activity and Use Limitations

2.5 Owner, Property Manager, and Occupant Information

2.6 Reason for Performing this Phase I

3.0 ENVIRONMENTAL REGULATORY AGENCY INQUIRIES

3.1 Environmental Database Review

3.2 Local Government Agencies

4.0 PHYSICAL SETTING

4.1 Topography and Surface Water Characteristics

4.2 Soils and Subsurface Geology

4.3 Groundwater Characteristics

5.0 HISTORICAL USE INFORMATION OF THE SUBJECT PROPERTY

5.1 Property Ownership

5.2 Property Use

5.3 Data Gaps

5.4 Previous Environmental Assessments

6.0 SUBJECT PROPERTY RECONNAISANCE

6.1 Subject Property Setting

6.1.1 Exterior

6.1.2 Interior

6.1.3 Limiting Conditions

6.2 General Subject Property Setting

6.2.1 Current Use of the Property

6.2.2 Past Use of the Property

6.2.3 Current Use of Adjoining Properties

6.2.4 Past Use of Adjoining Properties

6.2.5 General Description of Structure(s)

6.2.6 Roads

6.2.7 Potable Water Supply

6.2.8 Sewage Disposal System

6.3 Exterior and Interior Observations

6.3.1 Hazardous Substances and Petroleum Products in Connection with Identified

Use

6.3.2 Storage Tanks

6.3.3 Odors

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6.3.4 Pools of Liquid

6.3.5 Drums

6.3.6 Hazardous Substances and Petroleum Products Containers

6.3.7 Unidentified Substance Containers

6.3.8 PCBs

6.4 Interior Observations

6.4.1 Heating and Cooling

6.4.2 Stains or Corrosion

6.4.3 Drains and Sumps

6.5 Exterior Observations

6.5.1 Pits, Ponds, or Lagoons

6.5.2 Stained Soil or Pavement

6.5.3 Stressed Vegetation

6.5.4 Solid Waste

6.5.5 Wastewater

6.5.6 Wells

6.5.7 Septic Systems

6.5.8 Asbestos-Containing Materials

6.5.9 Lead-Based Paint

6.5.10 Radon

6.5.11 Mold

7.0 INTERVIEWS WITH PAST AND PRESENT OWNERS AND

OCCUPANTS

7.1 Objective

7.2 Content

7.3 Interviews

7.3.1 Key Site Manager

7.3.2 Current Occupants

7.3.3 Current Owner

7.3.4 Report User

7.3.5 Past Owners, Operators, Occupants

7.3.6 State and/or Local Government Officials

8.0 CONCLUSIONS AND RECOMMENDATIONS

9.0 ENVIRONMENTAL PROFESSIONAL’S CERTIFICATION

10.0 REFERENCES

Figures and Table Figure 1 Subject Property Location Map Figure 2 Subject Property Sketch Table 1 Past Ownership Summary

Appendices Appendix A Supporting Documentation Appendix B Environmental Database Report Appendix C Subject Property Photographs Appendix D Resume of Environmental Professional

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LIST OF ACRONYMS AND ABBREVIATIONS

ACBMs asbestos-containing building materials AST aboveground storage tank ASTM American Society for Testing and Materials BG&E Baltimore Gas and Electric CERCLIS Comprehensive Environmental Response Compensation and Liability

Information System CORRACTS RCRA Corrective Actions and Associated TSD EDR Environmental Data Resources, Inc.

EPA U.S. Environmental Protection Agency ERNS Emergency Response Notification System ESA Environmental Site Assessment FOIA Freedom of Information Act HPE HP Environmental, Inc.

HREC Historical Recognized Environmental Condition LQG RCRA Large Quantity Generator LRP Land Restoration Program LUST Leaking Underground Storage Tank MDE Maryland Department of the Environment MGS Maryland Geological Survey MSL Mean Sea Level NFRAP No Further Remedial Action Planned Sites NonGen RCRA Non-Generator NPL National Priority List PCB polychlorinated biphenyl pCi/L picoCuries per liter PIA Public Information Act RCRA Resource Conservation and Recovery Act REC Recognized Environmental Condition RUST Registered Underground Storage Tank SQG RCRA Small Quantity Generator SWLF Solid Waste Landfills, Incinerators, or Transfer Stations TSD RCRA Permitted Treatment, Storage, and Disposal Facilities UST underground storage tank VCP Voluntary Cleanup Program VSQG Very Small Quantity Generator

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EXECUTIVE SUMMARY

HP Environmental, Inc. (HPE) performed a Phase I Environmental Site Assessment (ESA) of the 2660 and 2690 Old Washington Road, Waldorf, Maryland 20601 (the “Subject Property”). The Subject Property includes two tax parcels which include a total of 9.56 acres of land. 2660 Old Washington Road includes vacant land, with a fenced-in area in use for semi-truck and trailer storage, as well as multiple former outbuilding slab-on-grade foundations where the remains of previous structures are still present awaiting disposal.

2690 Old Washington Road includes gravel and asphalt drive lanes surrounding a large multi-use warehouse currently occupied by two tenants: one tenant with a vehicle repair shop and associated offices on the east side of the building, and a second tenant operating a moving and staging company on the west side of the building. A small cinderblock structure is also present near the southeast corner of the 2690 Old Washington Road parcel which is out-of-use, but was primarily a break room and shower space for former tenant usage. Multiple out-of-use aboveground storage tanks were observed on the date of the Subject Property inspection on the 2690 Old Washington Road parcel; however, only one is thought to currently be in use. One underground storage tank (UST) was observed in the form of a vent and fill port near the southern central portion of the building at 2690 Old Washington Road. The Owner informed HPE that this single-walled steel tank was installed in approximately 1967 and had been out of use for a long period of time, but did still have approximately 2-inches of fuel oil in it the last time they measured it. The Owner also indicated they were in the process of getting permits for the removal of the UST during the performance of this Phase I ESA.

The Subject Property is owned by TOMMYS TRUCK SERVICE II. The Subject Property is located 350 feet south of the intersection of Old Washington Road and Acton Lane, on the east side of Old Washington Road in Waldorf, Maryland (Figure 1). The Subject Property is bounded to the north by Clinton Fence and Beltway Truck and Tire, then Acton Lane, then a greenspace and Qarles diesel filling station, and another repair facility; to the east by railroad tracks, then a large multi-use warehouse surrounded by asphalt-paved drive lanes primarily used for U.S. Food Truck Factory, moving and storage, and a tow and repair service near the northeast side, then another warehouse for moving and storage farther east; to the south by a water works equipment supplier and storage yard, then a vehicle repair facility, then a mixed-use facility including another tow yard and repair shop; and to the west by Old Washington Road, then a self-storage facility and Tommy’s Truck Service, followed by Acton Square Shopping Center in a mixed commercial and light industrial area of Waldorf, Maryland. Public Information Act (PIA) requests for any and all documents held by the Maryland Department of the Environment (MDE) related to on-site tank use and a state Brownfields designation were submitted, but no documents have yet been received for review as of the finalization of this report. This ESA was performed on behalf of PAS Architecture, LLC (the “Client”) in accordance with ASTM Standard E1527-21 and HPE’s proposal dated August 4, 2025.

Local tax records indicate the Subject Property is comprised of two tax parcels which are currently listed as Map 0008, Grid 0016, Parcel 0154, and Map 0008, Grid 0015, Parcel 0073 for properties addressed as 2660 and 2690 Old Washington Road, respectively. The historical use of the Subject Property was a mix of commercial and light industrial tenants who have utilized the facility for such businesses as auto sales, trucking, moving, storage, Waldorf, Maryland 20601 v large vehicle repair, roll-off dumpster rentals, and a farmers tobacco sales association. The only previous use thought to be of environmental concern based on the historical review performed as part of this ESA was its use for automotive and large vehicle repair both historically and currently.

No previous uses on the Subject Property were thought to be of environmental concern except for its use for automotive and large vehicle repair as observed on the date of the Subject Property inspection. HPE has submitted PIA requests to the MDE for any available information regarding one active UST and one active AST observed on the date of the site visit. A PIA request was also submitted requesting more information in relation to the designation of the Subject Property as a Brownfields Site indicating a possible environmental issue which may require further investigation. At the time of this report no new information has been received from the MDE. This Data Gap is considered to be a Recognized Environmental Condition (REC).

According to historical records, the Subject Property was developed with the current warehouse as early as 1967. An earlier slightly smaller warehouse was located on 2690 Old Washington Road early as 1952, along with multiple outbuildings on that parcel and the 2660 Old Washington Road parcel which remained in service to the property until recently razed by the owner, per owner interview. Prior to initial development for light industrial and commercial use the property was undeveloped wooded land as early as 1938. As part of this ESA an inspection of the Subject Property was conducted by Mr. Jesse Sanders of HPE on Wednesday, October 29, 2025. HPE was not accompanied during the interior or exterior inspection of the Subject Property.

We have performed a Phase I Environmental Site Assessment in conformance with the scope and limitations of ASTM Practice E1527-21 of 2660 and 2690 Old Washington Road, Waldorf, Maryland 20601 “the Subject Property”. Any exceptions to, or deletions from, this practice are described in Section 1.5 of this report. This assessment has revealed evidence of three recognized environmental conditions (RECs) at the Subject Property for; 1) A Data Gap indicating why the property addressed as 2690 Old Washington Road is currently designated as a Brownfields Site, 2) The current use as a large vehicle repair facility on the east side of 2690 Old Washington Road’s warehouse, and 3) The current UST has been abandoned and per the owner still contains fuel oil once in use for a heater in the warehouse offices.

This Phase I ESA also identified multiple Business Environmental Risks (BERs) for the Subject Property in the form of:

1) An abandoned out-of-use well which will need to be properly closed,

2) Multiple out-of-use ASTs which will need to be cleaned and disposed of properly,

3) Multiple piles of asphalt millings which appeared abandoned on the 2660 Old

Washington Road property, and

4) Multiple full and empty disposal roll-offs, general poor housekeeping, and de minimis stains around the exterior of the facility on the Subject Property.

This Executive Summary is a synopsis of the full report and should not be used as a stand-alone document. HPE recommends that the user read the entirety of the report.

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1.0 INTRODUCTION

HP Environmental, Inc. (HPE) performed a Phase I Environmental Site Assessment (ESA) of 2660 and 2690 Old Washington Road, Waldorf, Maryland 20601 (the “Subject Property”).

The Subject Property includes two tax parcels which include a total of 9.56 acres of land.

2660 Old Washington Road includes vacant land, with a fenced-in area in use for semi-truck and trailer storage, as well as multiple former outbuilding slab-on-grade foundations where the remains of previous structures are still present awaiting disposal. 2690 Old Washington Road includes gravel and asphalt drive lanes surrounding a large multi-use warehouse currently occupied by two tenants: one tenant with a vehicle repair shop and associated offices on the east side of the building, and a second tenant operating a moving and staging company on the west side of the building. A small cinderblock structure is also present near the southeast corner of the 2690 Old Washington Road parcel which is out-of-use, but was primarily a break room and shower space for former tenant usage. The Subject Property is owned by TOMMYS TRUCK SERVICE II. The Subject Property is located 350 feet south of the intersection of Old Washington Road and Acton Lane, on the east side of Old Washington Road in Waldorf, Maryland (Figure 1). The Subject Property is bounded to the north by Clinton Fence and Beltway Truck and Tire, then Acton Lane, then a greenspace and Qarles diesel filling station, and another repair facility; to the east by railroad tracks, then a large multi-use warehouse surrounded by asphalt-paved drive lanes primarily used for U.S. Food Truck Factory, moving and storage, and a tow and repair service near the northeast side, then another warehouse for moving and storage farther east; to the south by a water works equipment supplier and storage yard, then a vehicle repair facility, then a mixed use facility including another tow yard and repair shop; and to the west by Old Washington Road, then a self-storage facility and Tommy’s Truck Service, followed by Acton Square Shopping Center in a mixed commercial and light industrial area of Waldorf, Maryland. Local tax records, available online documents, and Client provided documents indicate the Subject Property is on two tax parcels currently including 63,312 square feet of above grade living space, situated on 9.56 acres of land. This ESA was performed on behalf of PAS Architecture, LLC (the “Client”) in accordance with ASTM Standard E1527-21 and HPE’s proposal dated August 4, 2025.

1.1 Objectives

The primary objective of this ESA is to provide information relating to the Subject Property’s environmental integrity that may be useful to the Client during real estate transactions and demonstrate appropriate inquiry into the previous uses and ownership of the Subject Property consistent with good commercial or customary practice. Specifically, this ESA is intended to demonstrate that the Client has exercised due diligence in accordance with accepted industry practices and to identify potential environmental liabilities or areas in need of further investigation that are not addressed within the standard scope of ASTM E1527-21.

1.2 Scope of Work

The ESA was conducted from October 24, through November 21, 2025. HPE’s representative, Jesse Sanders, inspected the Subject Property and performed inquiries and research related to the ESA. As the first date of inquiry was October 24, 2025, this Phase I ESA shall stand as viable for all user purposes for 180 days per the ASTM E1527-21 Standard. The last date of viability is therefore presumed to be Wednesday, April 22, 2025.

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HPE’s assessment of the Subject Property included at a minimum, the following tasks:

• A Subject Property inspection of the facility was performed to evaluate current conditions, tenant or occupant practices, and the presence of uncontrolled hazardous substances or related activities that have the potential to negatively impact the environmental integrity of the property. During the Subject Property inspection particular attention was paid to any hazardous materials, hazardous waste activities, storage containers and tanks, and any unusual surface features. Photographs of current Subject Property conditions were taken and are included in this report.

• A visual reconnaissance of adjoining properties was conducted in order to identify potential sources of contamination or activities that could negatively impact the environmental integrity of the Subject Property.

• Interviews with persons knowledgeable about the Subject Property were conducted in order to gather information related to environmental management practices and Subject Property history.

• A historical overview of the Subject Property was developed through a review of available information such as aerial photographs; historical maps and directories;

federal, state, and local records; title information; and operating documents and permits.

• A Subject Property-specific database was ordered that detailed federal and state environmentally regulated facilities located within ASTM-specific radii of the Subject Property. The database was reviewed and the results confirmed in the field to the extent possible.

1.3 Significant Assumptions

HPE has assumed that the areas of the Subject Property that were accessible at the time of the Subject Property visit are representative of the portions of the Subject Property that were not directly viewed. HPE has also assumed that information and data provided by others was accurate and reliable.

1.4 Purpose and Limitations

In addition to the tasks referenced in Section 1.2 of this report, the Scope of Work for the ESA also included an evaluation of oil or hazardous materials that are, have been, or potentially could be released onto the Subject Property or in the vicinity of the Subject Property. The scope of the ESA included a Subject Property and Subject Property vicinity inspection; interviews with Subject Property personnel; interviews with local officials; and a review of federal, state, and local records. The work was performed in accordance with generally accepted environmental consulting practices and the ASTM minimum standards for the performance of Phase I ESAs and is subject to the following limitations:

• This report has been prepared for the exclusive use of the Client, PAS Architecture, LLC. The opinions rendered herein are based on professional expertise and experience using that degree of care and skill ordinarily exercised under similar circumstances by other professionals practicing in this field. No other warranty, either expressed or

Waldorf, MD 20601 3 implied, is made as to the professional advice presented in this report. Any use of, or reliance on, this report by a third party shall be at such party’s sole risk.

• The findings set forth in this report are strictly limited to the date of the evaluation. The conclusions presented in the report are based solely on the services described herein and not on scientific tasks or procedures beyond the scope of agreed upon services.

• The purpose of this report was to assess the physical characteristics of the Subject Property with respect to the presence in the environment of oil or hazardous material.

No specific recommendation was made to check on the compliance of present or past owners or operators of the subject property with federal, state, or local laws and regulations, environmental or otherwise.

• Partial findings of this investigation are based on data provided by others. No warranty is expressed or implied with the usage of such data. A portion of the information provided in this report is based upon personal interviews and research of all available documents, records, and maps held by the appropriate government and private agencies. The information relied on in this report is subject to the limitations of historical documentation, availability and accuracy of pertinent records, and the personal recollection of those persons contacted by HPE.

• The initial Subject Property investigation took into account the natural and man-made features of the Subject Property, including any unusual or suspect phenomenon. Those factors, with the Subject Property's geology, hydrology, topography, and past and present land uses, served as a combined basis for determining areas of environmental concern. The presence of asbestos, radon, lead-based paint, lead-in-water, radioactive materials, and biological hazards was not investigated.

• This report represents a good-faith effort conducted in a professional manner consistent with applicable environmental industry standards. HPE makes no representation whatsoever concerning the legal significance of its findings or as to other legal matters touched on in this report, including, but not limited to, ownership of property or the application of any law to the facts set forth herein. Except as otherwise may be requested by the Client, HPE disclaims any obligation to update this report for events taking place after the date on which this assessment was conducted.

• Neither HPE, nor any staff member assigned to this investigation has any interest or contemplated interest, financial or otherwise, in the subject or surrounding properties, or in any entity which owns, leases, or occupies the subject or surrounding properties or which may be responsible for environmental issues identified during the course of this investigation, and has no personal bias with respect to the parties involved.

1.5 Deviations from Scope of Work

There were no deviations from the Scope of Work outlined in Section 1.2 of this report.

1.6 Reliance

The report has been prepared for the sole use of PAS Architecture, LLC. No other users may rely on this report without the express written consent of HP Environmental, Inc.

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2.0 USER/OWNER PROVIDED INFORMATION

The following sections provide a summary and discussion of User, Owner, and Subject Property Manager provided information. This information was solicited from the User, Owner, and Subject Property Manager by HPE at the onset of this assessment.

Responses, if received, are included in Appendix A.

2.1 Title Records

A chain of title was not provided to HPE by the Client or current property owner. Local online real estate assessment records indicate that the Subject Property is currently owned by TOMMY’S TRUCK SERVICE II, LLC. The current owner purchased the property in 2022.

Online tax records indicate the current warehouse structure was built in 1967, though other historical records indicate that it was either expanded from one originally built by 1952, or was rebuilt with a slightly different footprint in 1967 from this earlier one observed in aerials as early as 1952.

HPE reviewed readily ascertainable online deed records for the Subject Property. The most recent deed dated April 28, 2022, was reviewed and did not contain any environmental deed restrictions or activity and use limitations (AULs).

2.2 Specialized Knowledge

The User questionnaire was returned and indicated no specialized knowledge for the Subject Property. The Client has verbally indicated no knowledge of environmental liens, AULs, or any special knowledge related to environmental conditions at the Subject Property.

2.3 Commonly Known or Reasonably Ascertainable Information

HPE was not aware of any commonly known or reasonably ascertainable information related to the Subject Property.

2.4 Environmental Liens or Activity and Use Limitations

The Owner questionnaire was returned and indicated no knowledge of AULs or Environmental Liens on the Subject Property. The Client did not retain HPE to perform a deed search for the Subject Property. HPE’s subsequent evaluation of practicably reviewable data indicates that no environmental liens, engineering controls, or activity and use limitations were recorded for the Subject Property with the Maryland Department of Assessments and Taxation online records, or in the 2022 Deed reviewed online as part of this Phase I ESA.

2.5 Owner, Property Manager, and Occupant Information

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A Site Manager Questionnaire was also returned and indicated knowledge of an active fuel oil tank in service to an office heater (eastern half of the warehouse), as well as a prior use of the property as a “Tobacco selling facility for farmers.” Information obtained by HPE during the performance of this assessment from parties with knowledge of the Subject Property, including, but not limited to the user report, is included in other sections of this report.

2.6 Reason for Performing this Phase I

Representatives of the Client indicated to HPE that the reason for the completion of this Phase I ESA is for possible real estate transaction.

3.0 ENVIRONMENTAL REGULATORY AGENCY INQUIRIES

This section of the report details the results of the regulatory record search as well as information obtained from local sources that are relevant to the history or environmental integrity of the Subject Property.

3.1 Environmental Database Review

HPE obtained an environmental database report for the Subject Property from Environmental Data Resources, Inc. (EDR). This report, EDR Inquiry Number: 8150998.2s dated October 24, 2025, attached as Appendix B, is a compilation of several federal and state environmental databases. Representative regulated Sites identified in the EDR report are summarized below:

• National Priority List (NPL) and Delisted NPL The Subject Property was not listed.

No NPL facilities were listed within one mile of the Subject Property.

• Comprehensive Environmental Response Compensation and Liability Information System (CERCLIS)/SEMS The Subject Property was not listed. No CERCLIS facilities were listed within one-half mile of the Subject Property.

• CERCLIS--No Further Remedial Action Planned Sites (NFRAP)/ SEMS-ARCHIVE The Subject Property was not listed. No NFRAP/SEMS-ARCHIVE facilities were listed within one-half mile of the Subject Property.

• Resource Conservation and Recovery Act (RCRA) Corrective Actions and Associated TSD (CORRACTS) The Subject Property was not listed. No RCRA CORRACTS facilities were listed within one mile of the Subject Property.

• RCRA Permitted Treatment, Storage, and Disposal Facilities (TSDF) The Subject

Property was not listed. No TSDF were identified within one-half mile of the Subject Property.

• Solid Waste Landfills, Incinerators, or Transfer Stations (SWLF) The Subject

Property was not listed. No SWLF was listed within one-half mile of the Subject

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• Oil Control Program Cases (OCPCases) The Subject Property was not listed. Thirty-eight (38) OCPCase facilities were listed within one-half mile of the Subject Property. All of these OCPCases are listed as “closed” indicating that no additional investigation or remediation is being required by the regulatory agency. Based on the “closed” regulatory status and distance or location of the OCPCases they are not thought to pose a threat to the environmental integrity of the Subject Property. Note, a separate environmental database listed as “MD HIST LUST” was also reviewed and had earlier information for four petroleum release sites which were also included in the OCPCases reviewed for this report.

• Registered Underground Storage Tanks (RUST) The Subject Property was listed for one 550-gallon capacity fuel oil UST, which is thought to have been installed in 1967.

This tank is considered a REC, as it is out of use, but not properly closed. This listing indicates the current 550-gallon tank is bare steel or asphalt-coated steel. A tank of this age (58 years) should be regularly tested to ensure tightness in order to prevent a release to the environment. Multiple RUST facilities were listed as abutting the Subject Property to the west across Old Washington Road; however, in every case the tanks were listed as permanently out of use. As no open OCPCases exist for these listings indicating an ongoing risk to human health and the environment these are not thought to have negatively impacted the environmental integrity of the Subject Property. No other RUST facilities were found to be abutting the Subject Property.

• RCRA Large and Small Quantity Generators (LQGs and SQGs), Very Small

Quantity Generators (VSQGs), and Non-Generators (NonGens) The Subject Property address was not listed. No abutting properties were listed as LQGs, or SQGs.

Two VSQGs were listed; R&R Motorsports abutting to the north (2640 Old Washington Road), and Advance Auto Parts #4684 abutting to the west (2725 Old Washington Road). One NonGen facility was listed; Core-Main LP abbuting to the southwest (2720 Old Washington Road). All three of these facilities are listed with no violations. These are not thought to have negatively impacted the environmental integrity of the Subject

• Emergency Response Notification System (ERNS) The Subject Property was not listed.

• Voluntary Cleanup Program (VCP) The Subject Property was not listed. One VCP facility was within one-half mile of the Subject Property; “Bardon, Inc. Waldorf Facility” addressed as 12250 Acton Lane, approximately 0.391 miles east of the Subject Property. Due to its distance from the Subject Property and interpreted local hydraulic gradient to be toward the east, this facility is not thought to have negatively impacted the environmental integrity of the Subject Property.

• Institutional Controls and Engineering Controls (IC/EC) The Subject Property was not listed. One IC/EC facility was listed within one-half mile of the Subject Property.

This is the same facility discussed in the VCP section above; therefore, it is not thought to have negatively impacted the environmental integrity of the Subject Property.

• Historical Cleaners The Subject Property was not listed as having been a cleaner. No historical cleaner was listed within one-eighth mile of the Subject Property.

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• Land Restoration Program (LRP) The Subject Property was listed as an LRP facility under “Cherry Hill/Pittman Road/Waldorf Trailer/Cherry Pit Drum Site (Waldorf Location)” addressed as 2690 Old Washington Road. As no other information related to this listing was readily available a data gap exists for contextualizing or characterizing whether this was an easily remedied illicit dumping of a single “drum,” or something on a larger-scale.

This listing and inherent data gap is considered a REC for the Subject Property. HPE has submitted a PIA request for more information from the MDE related to this Site;

however, as of the finalization of this report no files have yet been made available for review.

• Orphans Facilities which have uncertain addresses are listed as “Orphan Sites” and located whenever possible to ascertain their proximity to the Subject Property. All Orphan Sites were for OCPCases, and were found to be in closed regulatory status, indicating they have been resolved to the satisfaction of the MDE, the regulatory body overseeing each of the cases for those Sites discovered during this regulatory database review.

3.2 Local Government Agencies

PIA requests were submitted to the MDE for the Subject Property, specifically for information related to the LRP listing and the UST. No response has yet been received beyond confirming they have received our request. HPE reserves the right to alter its opinion of the Subject Property conditions based on document reviews of what is eventually provided by the MDE. No other local government agencies were contacted in relation to the Subject

4.0 PHYSICAL SETTING

This section of the report describes the topography, surface water, subsurface geology, and groundwater characteristics of the Subject Property based on the physical inspection and published sources.

4.1 Topography and Surface Water Characteristics

The Subject Property is situated on terrain that is generally flat where the structures are constructed, but has a drainage ditch between the two parcels which appears to flow toward the east to the Penn Central Railroad track area. Overall the Subject Property grades to the east-southeast from a local high watershed in the form of Old Washington Road itself, with an approximate elevation of 195 feet above mean sea level (MSL). Regionally the land surface is flat with gentle slopes to the east and west from a local high along Old Washington Road. The nearest surface water body to the Subject Property is a small freshwater pond approximately 380 feet to the southeast. Surface water runoff at the Subject Property is generally allowed to infiltrate into the soil adjacent to paved areas.

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The U.S. Geological Survey (USGS) topographic map reviewed for the Subject Property, Piscataway, Maryland dated 2019, shows the abutting streets, but no individual structures.

The current Subject Property improvements are not shown on the topographic map.

The following considerations are not part of the ASTM Standard E1527 – 21 and are considered “non-scope” considerations, however on behalf of the Client, HPE reviewed readily available records for the following “non-scope” considerations:

Based on information obtained from the National Wetland Inventory Map for the area of the Subject Property, wetlands were not identified on or adjacent to the Subject Property. A review of the Flood Insurance Rate Map for the area of the Subject Property indicates the property is located in Zone X, which is an “area of minimal flood hazard.” Copies of the wetland and flood plain maps are provided in Appendix A.

4.2 Soils and Subsurface Geology

According to the online U.S. Department of Agriculture web soil survey, the soils for the Subject Property are mapped as Urban Land (100%).

Geologically, the Subject Property is located in the Coastal Plain Physiographic Province of Maryland. The Maryland Geological Survey map for the area of the Subject Property, the Geologic Map of Charles County by Lucy McCartan (1989), indicates that the Subject Property is underlain by Upland Gravel 3 from the Lower to Upper Pleistocene. This geologic unit is further described as: “Predominantly interbedded medium sand and gravel with coarse sand matrix; cobbles in lower part; pebbles floating in poorly sorted sandy silt cap at the top in many places…”

4.3 Groundwater Characteristics

No Subject Property-specific groundwater flow data was available for review by HPE;

however, HPE has requested any such information if it exists from the MDE regarding any specific data pertaining to an abandoned well believed to still be on the property. Note this well was looked for but not found during the Subject Property inspection of the 2660 Old Washington Road parcel.

The local groundwater will most likely mimic the local topography and flow toward the east-southeast. HPE did not observe any evidence of groundwater monitoring wells, nor did it discover the abandoned drinking water supply well thought to still exist on the Subject Property during the inspection. This out of use well should be properly closed to prevent downward migration of surface contaminants, but is thought to be in an overgrown field area of the Subject Property and was not discovered during the Site visit. As no inherent immediate threat was observed near the area the well was thought to be in, the closure of this abandoned well is thought to be a Business Environmental Risk (BER). Based on a east-southeasterly direction of groundwater flow in the area of the Subject Property, properties located to the northwest of the Subject Property are considered to be hydraulically upgradient, while properties located to the southeast are considered to be hydraulically downgradient. Note, as Old Washington Road is thought to represent a local watershed, properties to the west of the road are considered to be hydraulically upgradient to properties farther west, rather than to the Subject Property.

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5.0 HISTORICAL USE INFORMATION OF THE SUBJECT PROPERTY

This section provides the general history of the Subject Property including previous property owners, past usage, and environmental background.

5.1 Property Ownership

A chain of title was not provided to HPE by the Client. Based on the information obtained by HPE from local online real estate assessment records, the current owner of the tax parcel is Tommy’s Truck Service II, LLC. No environmental liens, deed restrictions, or institutional or engineering controls were noted in the records reviewed. No past owners of the Subject Property were deemed to be environmentally suspect. The most recent deed dated April 28, 2022, was reviewed for the Subject Property and indicated no environmental liens, deed restrictions, or institutional or engineering controls were recorded for the Subject Property.

5.2 Property Use

The history of the property was reconstructed based on the physical inspection; a review of aerial photographs for the years 1938, 1952, 1957, 1960, 1963, 1970, 1977, 1981, 1988, 1999, 2007, 2011, 2015, 2018, and 2023; a review of topographical (topo) maps for the years 1892, 1895, 1899, 1906, 1911, 1913, 1944, 1946, 1956, 1971, 1985, 1988, 1993, 2014, 2016, and 2019; and a review of the city directories for the years 1977, 1980, 1985, 1992, 1995, 2000, 2005, 2010, 2014, 2017, and 2022. No aerial photographs earlier than 1938 or later than 2023 were available for review. No topo maps earlier than 1892 or later than 2019 were available for review. No city directories earlier than 1977 or later than 2022 were available for review. No Sanborn Fire Insurance maps were available for review.

The historical review indicates that the Subject Property has been developed with the current warehouse since 1967; however, a previous warehouse appears to have been at the property of shorter width by 1952 until the current one was developed. Multiple outbuildings were previously present between 1952 and 2015 which had all been razed by the time of the site inspection. Prior to the construction of the first warehouse improvements the Subject Property was undeveloped, wooded land.

Following is a summary of the aerial photography review conducted by HPE as part of this

ESA:

• In the 1938 aerial photograph the Subject Property is undeveloped wooded land bounded by agricultural use land to the north, Old Washington Road to the west, the railroad track to the east, and more wooded land to the south.

• In the 1952 through 1963 aerial photographs the Subject Property is shown with an earlier warehouse approximately 30 feet thinner than the current structure, as well as at least four out-buildings for unknown use. Surrounding properties are being developed to the south, west, and east of the Subject Property into commercial and light industrial uses. To the north a small residential area has replaced the agricultural fields observed in the 1938 aerial photograph.

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• In the 1970 through 2023 aerial photographs the Subject Property is depicted with the current warehouse, but with multiple out-buildings for the majority of this period. By 2023 the outbuildings appear to be razed to the condition observed during the site visit, with detritus left in place from the original building materials. Surrounding properties have been developed to commercial and light industrial use in all directions, the former single-family homes to the north have been razed and replaced by parking lots and a warehouse by 1988.

Following is a summary of the topographical map review conducted by HPE as part of this

ESA:

• In the 1892 through 1913 topo maps no structures are depicted on the Subject Property.

The railroad is visible throughout; however, Old Washington Road is not shown until the 1911 map.

• In the 1944 through 1988 topo maps the Subject Property is shown depicted with a warehouse and multiple smaller structures which change over time. There is no map coverage for the Subject Property in 1993.

• In the 2014 through 2019 topo maps only streets are shown, no structures are depicted on the Subject Property or any adjacent property.

Following is a summary of the city directory review conducted by HPE as part of this ESA:

• In the directories the Subject Property is listed under an individual or business name for

1992 through 2022. The Subject Property is not listed in the 1977, 1980, 1985, or 2014 directories reviewed. Listings for 2660 Old Washington Road include “Jim Baines,” and “United Auto Sales” for 2000 and 2022. Listings for 2690 Old Washington Road were only available for 2017 under “A & B Trucking”. No neighboring listings were new from those observed in the database review. No suspect uses at the Subject Property were indicated in the review of historical directories for this Phase I ESA.

The historical research conducted by HPE did not reveal the presence of any environmentally suspect uses for the Subject Property, except to confirm uses for vehicular repair which are considered a REC. Copies of appropriate historical records are included in Appendix A.

5.3 Data Gaps

A data gap was encountered during the performance of the Phase I ESA as the history of the Subject Property was traced back prior to 1940, but not in five-year intervals. This is not thought to be a significant data gap as the historical use of the Subject Property over time is readily apparent despite the lack of five-year interval imagery. All readily available historical sources were reviewed as a part of this assessment. Aerial photographs were reviewed back to 1938 at greater than five-year intervals. Prior to the use as a multi-purpose warehouse with vehicle repair on the east side of the building, the Subject Property was used for automotive sales, moving and storage, trucking, as a farmer’s tobacco auction warehouse, and before these uses, it was undeveloped wooded land until at least 1938. A finding in the environmental databases registered with the LRP, discussed in Section 3, is the source of a PIA request which has not yet yielded documents for HPE to review and

Waldorf, MD 20601 11 determine why a brownfields designation appears to have been made for the Subject Property portion on 2690 Old Washington Road. This data gap is considered a REC.

5.4 Previous Environmental Assessments

No previous reports were provided to HPE from the owner of the Subject Property in reference to previous environmental assessments or work of environmental relevance:

Based on the records reviewed and interviews completed by HPE the current UST is registered and has the required permitting for a UST. At the time of this report the Owner has indicated they are in the process of acquiring the proper permits and approvals for the removal of the existing UST.

6.0 SUBJECT PROPERTY RECONNAISANCE

HPE inspected the Subject Property on Wednesday, October 29, 2025. HPE’s inspector, Jesse Sanders, walked the entirety of the exterior area and interior of the Subject Property.

HPE was not accompanied during the inspection of the Subject Property. The following sections describe the condition of the Subject Property at the time of the inspection.

Photographs taken during the Subject Property inspection are attached as Appendix C. A generalized Subject Property sketch of the subject property is provided as Figure 2.

6.1 Subject Property Setting

The Subject Property includes two tax parcels which encompass a total of 9.56 acres of land. The Subject Property is located 350 feet south of the intersection of Old Washington Road and Acton Lane, on the east side of Old Washington Road in Waldorf, Maryland (Figure 1). The Subject Property is bounded to the north by Clinton Fence and Beltway Truck and Tire, then Acton Lane, then a greenspace and Qarles diesel filling station, and another repair facility; to the east by railroad tracks, then a large multi-use warehouse surrounded by asphalt-paved drive lanes primarily used for U.S. Food Truck Factory, moving and storage, and a tow and repair service near the northeast side, then another warehouse for moving and storage farther east; to the south by a water works equipment supplier and storage yard, then a vehicle repair facility, then a mixed-use facility including another tow yard and repair shop; and to the west by Old Washington Road, then a self-storage facility and Tommy’s Truck Service, followed by Acton Square Shopping Center in a mixed commercial and light industrial area of Waldorf, Maryland. The buildings shown on the northern side of the property in Figure 2 are no longer standing; however, the remains of their prior construction remain as rubble on their former foundation slabs. Nature has begun to reclaim sections along the northeast corner and eastern side of the northern lot (2660 Old Washington Road). Surrounding the east end of the warehouse on the southern lot (2690 Old Washington Road) are multiple dumpsters, roll-off dumpsters, an area staged with out of use tanks and some pieces of equipment attachments. The large warehouse also has a UST between the two entry doors to the eastern side tenant space (based on location of the fill and vent port), as well as an approximately 750-gallon capacity double-walled steel diesel AST which is still in use. There is also a single cinder-block building formerly used as a break room with plumbing by former tenants which is now filled with refuse. All buildings are slab on grade construction. The Subject Property is addressed as 2660 and 2690 Old Washington Road, Waldorf, Maryland 20601.

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6.1.1 Exterior

The exterior of the Subject Property building is comprised of metal. The building exterior appeared to be in fair condition.

6.1.2 Interior

Interior finishes include bare concrete floors, floor tiles (office area); bare foam insulation along the roof and some exterior wall gaps; sheetrock and plaster covered walls, and exposed, sheetrock, and drop ceiling tiles in the office area.

6.1.3 Limiting Conditions

HPE did not encounter any limiting conditions during the inspection of the Subject Property, except for a locked storage container, as well as locked trucks and trailers stored on the property which were not individually opened or inspected other than from the exterior.

Given the generally high level of access achieved during the site inspection, these limitations are not thought to have impacted the conclusions drawn during the performance and preparation of this Phase I ESA.

6.2 General Subject Property Setting

The Subject Property includes two tax parcels which encompass a total of 9.56 acres of land. The Subject Property is located 350 feet south of the intersection of Old Washington Road and Acton Lane, on the east side of Old Washington Road in Waldorf, Maryland (Figure 1). The Subject Property is bounded to the north by Clinton Fence and Beltway Truck and Tire, then Acton Lane, then a greenspace and Qarles diesel filling station, and another repair facility; to the east by railroad tracks, then a large multi-use warehouse surrounded by asphalt-paved drive lanes primarily used for U.S. Food Truck Factory, moving and storage, and a tow and repair service near the northeast side, then another warehouse for moving and storage farther east; to the south by a water works equipment supplier and storage yard, then a vehicle repair facility, then a mixed-use facility including another tow yard and repair shop; and to the west by Old Washington Road, then a self-storage facility and Tommy’s Truck Service, followed by Acton Square Shopping Center in a mixed commercial and light industrial area of Waldorf, Maryland. Due to the unknown reason for a brownfields case at 2690 Old Washington Road discussed in Section 3 it is possible that a previous use of the facility was environmentally suspect. The current use of the eastern tenant space of the warehouse for vehicle repair is another environmentally relevant concern given the housekeeping conditions observed on the date of the Subject Property inspection. Finally, the age of the UST which has been out of use for a long period of time, but is known by the Owner to have product in it is a third environmentally suspect issue. Each of these are addressed in other portions of this report and are considered RECs. The Subject Property is addressed as 2660 and 2690 Old Washington Road, Maryland 20601. According to information provided by the online tax assessment documents reviewed by HPE, the Subject Property currently includes 63,312 square feet square feet of aboveground space within the warehouse, as the indoor aboveground space previously at 2660 Old Washington Road no longer exists.

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6.2.1 Current Use of the Property

The Subject Property is currently only in use as truck and trailer storage at 2660 Old Washington Road; and by two tenants using the warehouse for a moving and storage business and a vehicle repair facility at 2690 Old Washington Road. Uncontrolled dumping was observed on various parts of both tax parcels, multiple roll-off dumpsters were observed near and around the warehouse some full of refuse, others empty. Per the Owner a former moving company left most of the refuse when they ceased activities at the Subject Property.

Multiple out-of-use ASTs were observed staged awaiting either future recycling or recertification and return to service near the southeast corner of the warehouse. One in use approximately 750-gallon double-walled steel diesel fuel AST was observed east of the repair facility access door. Evidence of a registered, but out of use (per the Owner) heating oil UST was observed between the two access doors to the repair facility portion of the warehouse (Figure 2).

6.2.2 Past Use of the Property

HPE was able to determine that a previous warehouse approximately 30-35 feet thinner than the present warehouse was on the property by 1952, which was likely razed prior to the current warehouse construction in 1967. Multiple steel storage and shop buildings appear to have been present on the Subject Property since 1952 through at least 2019.