Attachment 24 - Phase I II Environmental Property Assessment May 2018.pdf

May 07, 2018

Phase I & II Environmental Property Assessment 500 Valley Street Providence, Rhode Island

E&E ECLP-0905 & ECLP-0940

500 Valley Street looking north

May 07, 2018

DEB NETA

795 Plymouth Street Holbrook, MA 02343

Re: Phase I & II Environmental Property Assessment

500 Valley Street

E&E ECLP-0905 & ECLP-0940

DEB NETA:

Environmental & Energy Solutions, Inc. (E&E) is pleased to present this Phase I & II Environmental Property Assessment for property referenced as 500 Valley Street, Providence, Rhode Island (the property).

E&E appreciates the opportunity to assist you with this transaction. Feel free to schedule a debriefing meeting, which may be conducted at your office, by telephone, or by WebEx.

Sincerely, Environmental & Energy Solutions, Inc.

Joseph Dorsett, Jr. Brent Tardiff President Environmental Consultant

TABLE OF CONTENTS

TITLE PAGE

TRANSMITTAL LETTER

TABLE OF CONTENTS

1.0 EXECUTIVE SUMMARY

1.1 Purpose

1.2 Scope of Services & Methodology

1.3 Environmental Professional Conducting Assessment

1.4 Primary Findings

1.5 Conclusion

1.6 Recommendations

1.7 Property Transfer Requirements

2.0 PROPERTY DESCRIPTION

2.1 Providence, Rhode Island

2.2 Property Location & Legal Reference

2.3 Property & Vicinity Characteristics

2.4 Property Improvements

2.4.1 Structures & Improvements

2.4.2 Roadways

2.4.3 Heating Ventilation & Air Conditioning Systems

2.4.4 Hot Water

2.4.5 Sanitary Waste Disposal

2.4.6 Potable Water Supply

2.5 Information from Property Owner or Representative

2.6 Tenants in Possession & Property Use

2.7 Adjoining Properties

3.0 PROPERTY HISTORY

3.1 Information from Property Owner or Representative

3.2 Historic Environmental Documentation

3.3 Title Records

3.4 Municipal Records

3.5 Historic Record Sources

3.5.1 Sanborn Fire Insurance Maps

3.5.2 Topographic Maps

3.5.3 Orthophotographs

3.5.4 City Directories

4.0 STANDARD ENVIRONMENTAL RECORDS DATABASE EVALUATION

4.1 Environmental Permits

4.2 Environmental Complaints & Enforcement Actions

5.0 ENVIRONMENTAL SETTING

5.1 Topography

5.2 Surface Water

5.3 Bordering Vegetated Wetlands

5.4 Soil Lithology

5.5 Bedrock Outcrops

5.6 Hydrology

5.7 Flood Zone

5.8 RIDEM Soil Category

5.9 RIDEM Groundwater Classification

5.10 Critical Resource Area

6.0 PROPERTY INSPECTION

6.1 Underground Storage Tanks

6.2 Aboveground Storage Tanks

6.3 Oil & Hazardous Materials

6.4 Solid Waste

6.5 Polychlorinated Biphenyls

6.6 Hydraulic Elevators or in Ground Automobile Lifts

6.7 Stained Surfaces

6.8 Distressed Vegetation

6.9 Fill Material

6.10 Underground Structures

6.11 Floor Drains or Sumps

6.12 Grease Traps, Gas Traps or Oil Water Separators

6.13 Utilities or Appurtenances Not Otherwise Specified

6.14 Soil Borings or Ground Water Monitoring Wells

6.15 Asbestos-Containing Material

6.16 Lead-Based Paint

6.17 Mold Conditions

7.0 SUBSURFACE EXPLORATION

7.1 04/18 Subsurface Exploration

7.2 Geological Conditions

7.3 Hydrological Conditions

8.0 MEDIA SAMPLING & FIELD SCREENING

8.1 04/18 Soil Sampling & Field Screening

8.2 04/18 Ground Water Sampling & Field Screening

9.0 MEDIA LABORATORY ANALYSES

9.1 04/18 Soil Sample Laboratory Analyses Summary

9.2 04/18 Ground Water Sample Laboratory Analyses

10.0 REFERENCES

11.0 LIMITATIONS & CONDITIONS

APPENDIX A - FIGURES

Figure 1 – 1978 Printing USGS Topographic Map Figure 2 – Tax Assessors Map Figure 3 – Property Plan Figure 4 – Street Map Figure 5 – 1972 Survey USGS Orthophotograph Figure 6 – 2017 Survey USGS Orthophotograph Figure 7 – 1894 Survey USGS Topographic Map Figure 8 – 1939 Survey USGS Topographic Map Figure 9 – Standard Environmental Records Map Figure 10 – 3-D Ground Water Flow Direction Map Figure 11 – USDA Soil Map Figure 12 – RIDEM Wetlands Map Figure 13 – FEMA Flood Zone Map Figure 14 – Water Resource Map Figure 15 – OTWS Critical Resource Area Figure 16 – 1921 Sanborn Fire Insurance Figure 17 – 1951 Sanborn Fire Insurance Figure 18 – 1956 Sanborn Fire Insurance Figure 19 – 1982 Sanborn Fire Insurance Figure 20 – Subsurface Exploration Map

APPENDIX B - PHOTOGRAPHS

APPENDIX C - TAX ASSESSMENT & DEED INFORMATION

APPENDIX D - HISTORIC ENVIRONMENTAL DOCUMENTATION

APPENDIX E - STANDARD ENVIRONMENTAL RECORDS

APPENDIX F - ASTM E 1527-13 USER QUESTIONNAIRE

APPENDIX G - ENVIRONMENTAL PROFESSIONAL RESUME

APPENDIX H - SUBSURFACE EXPLORATION LOGS

APPENDIX I - SAMPLING LOGS

APPENDIX J - LABORATORY CERTIFICATES OF ANALYSES

TABLES

TABLE 1 - Property Location & Legal Description TABLE 2 - Structures & Improvements TABLE 3 - Tenants in Possession & Property Use TABLE 4 - Adjoining Properties TABLE 5 - Historic Environmental Documentation TABLE 6 - Title Records TABLE 7 - Local Records TABLE 8 - Sanborn Fire Insurance Maps TABLE 9 - Topographic Maps & Orthophotographs TABLE 10 - Historic Atlases TABLE 11 - City Directories TABLE 12 - Standard Environmental Records Database Evaluation

TABLE 13 - Environmental Permits TABLE 14 - Environmental Complaints & Enforcement Actions TABLE 15 - Underground Storage Tanks TABLE 16 - Aboveground Storage Tanks TABLE 17 - 04/18 Subsurface Exploration TABLE 18 - 04/18 Soil Sampling & Field Screening TABLE 19 - 04/18 Ground Water Sampling & Field Screening TABLE 20 - 04/18 Soil Sample Laboratory Analyses Summary TABLE 21 - 04/18 Ground Water Sample Laboratory Analyses TABLE 22 - References

1.0 EXECUTIVE SUMMARY

1.1 Purpose

Environmental & Energy Solutions, Inc. (E&E) has conducted a Phase I & II Environmental Property Assessment for property referenced as 500 Valley Street, Providence, Rhode Island (the property). There are five purposes of this assessment.

First, provide an objective third party opinion as to the environmental status or condition of the property. Second, identify recognized environmental conditions, if any.

Recognized environmental condition means the presence or likely presence of any hazardous substances or petroleum products on the property under conditions that indicate an existing release, past release, or material threat of release. Third, recommend additional testing or investigation warranted by the findings of the assessment, and provide cost estimates for such recommendations. Fourth, gather preliminary information regarding the compliance of the property with applicable environmental laws, regulations and permits. Fifth, qualify the client for Landowner Liability Protection offered by the Small Business Relief and Brownfields Revitalization Act of 2001.

1.2 Scope of Services & Methodology

This Phase I & II Environmental Assessment was completed consistent with professional practices established in the field of environmental science, the ASTM International Phase I Environmental Assessment Process ASTM E 1527-13, the ASTM International Phase II Environmental Assessment Process ASTM E 1903-11, United States Environmental Protection Agency 40 Code of Federal Regulation 312 Standards & Practices for All Appropriate Inquires, United States Small Business Administration Standard Operating Procedure SOP 50 10 (5) I pursuant to Part 120 of Title 13 of the Code of Federal Regulations, and RIDEM DEM DSR-01-93 Rules and Regulations for the Investigation and Remediation of Hazardous Material Releases.

This assessment was completed such that the client may qualify for protections pursuant to United States Environmental Protection Agency 40 Code of Federal Regulation 312 Standards & Practices for All Appropriate Inquires. As such, All Appropriate Inquiries were developed and performed. See Appendix F for details.

1.3 Environmental Professional Conducting the Assessment

The assessment was conducted by Joseph Dorsett, Jr.; President, Environmental & Energy Solutions, Inc. Mr. Dorsett meets the definition of “Environmental Professional” pursuant to United States Environmental Protection Agency 40 Code of Federal Regulation 312 Standards & Practices for All Appropriate Inquires. See Appendix G for details.

1.4 Primary Findings

The primary findings of this assessment include:

1.4.1 The property address is 500 Valley Street, Providence, Rhode Island. The property is comprised of one irregular shaped land parcel totaling 2.17 acres.

1.4.2 The property vicinity is characterized as densely populated mixed residential, commercial, industrial and institutional use. Valley Street was developed for commercial and industrial use before the turn of the 20th century.

1.4.3 The property is improved with a 25,519 square foot office warehouse constructed in multiple phases beginning in 1960.

1.4.4 Historically, the property was improved with a series of commercial buildings, residential dwellings and accessory buildings dating back to at least 1921.

1.4.5 The property is currently unoccupied.

1.4.6 Historically, the property was occupied by JD Market Place/Flea Market from the 2000s until 2017. The property was occupied by Hallamore Corporation from 1985 to the 2000s for commercial use including fleet vehicle and heavy machinery maintenance. The property was occupied by Zavato Brothers Rigging from the 1960s until 1985 for commercial use including fleet vehicle and heavy machinery maintenance. The property was occupied by Silver Top Taxi for commercial use as a fleet maintenance and parking facility from at least 1953 to the 1960s. The property was occupied by R.I. Cement Pipe Co. for commercial use dating back to at least 1921. In addition, the eastern portion of the property has been occupied by residential tenants from at least the 1921 until at least the 1960s for residential use.

1.4.7 An Environmental Site Assessment was completed by Bewick Associates, Inc. in September 1988. The report revealed detections of Polychlorinated Biphenyls (PCBs) in surface soil. The results were submitted to the Department of Environmental Management in 1988. The RIDEM suggested further assessment.

1.4.8 An Environmental Site Assessment was completed by Garofalo Environmental Services, Inc. in January 1989. The assessment was aimed at further defining PCB concentrations revealed in the 1988 Bewick Associates Assessment. Soil and the groundwater concentrations were below laboratory detection limits in the 1989 assessment. It was concluded that no remedial action for PCBs was required at the property.

1.4.9 A request for further information was submitted to Garofalo Environmental Services, Inc. from the RIDEM in March 1989. Garofalo Environmental Services, Inc. addressed the RIDEM’s request and reinforced that no remedial action for PCBs was required at the property. The RIDEM concurred with Garofalo Environmental Services, Inc.’s conclusions in a letter dated May 17, 1989.

1.4.10 A Spill resulting from a broken hydraulic line on a crane was reported to the RIDEM in March 1999. The spill was remediated by Clean Harbors and the case was closed by the RIDEM in March 1999.

1.4.11 206 environmental records were identified within ASTM and AAI search radii criteria. There are 28 environmental records for 13 addresses located within 0.15 miles of the property. Seven of these records are for the property. Three of these addresses are potentially hydraulically connected to the property. These include 475 Valley Street, 28 Wolcott Street and 20 Regent Street.

1.4.12 A 3,000-gallon capacity gasoline Underground Storage Tank was removed from the property in November 1988. The tank failed a tightness test, and was subsequently removed. No Underground Storage Tank closure report or assessment was available for review.

1.4.13 A 10,000-gallon capacity diesel Underground Storage Tank Closure Assessment was completed at the property by Coneco Environmental Corp.

in December 1992. The assessment was completed pursuant to RIDEM Regulations for Underground Storage Facilities Used for Petroleum Products and Hazardous Materials (June 1992). During tank removal activities, residual petroleum contamination was observed in the southern side of the tank grave adjoining the feed line. An unknown amount of impacted soil was stockpiled on site for off-site disposal. The report recommended no further action relating to the tank closure.

1.4.14 Permits were maintained by historic tenants in possession of the property, Hallamore Corporation, to use, store, and generate Oil and Hazardous Materials pursuant to the Resource Conservation and Recovery Act. One 55-gallon-capacity 17H drum of oily solids was located on the property. The drum was transported and disposed of by duly licensed vendors.

1.4.15 A 275-gallon capacity #2 fuel Aboveground Storage Tank is located in the building improvement basement. The tank is currently out of service.

Historically, a 10,000 gallon capacity diesel fuel Aboveground Storage Tank was located adjoining the motor vehicle service shop. Approximately 3 gallons of diesel fuel was pumped from piping historically connecting the historic Aboveground Storage Tank to the historic dispenser.

1.4.16 A floor drain is located in the motor vehicle service shop. It appears the drain discharges to the City of Providence Municipal Sanitary Waste Disposal System.

1.4.17 Based on the findings of this Phase I Environmental Property Assessment, a Phase II Environmental Property Assessment was commissioned.

1.4.18 Phase II Environmental Property Assessment activities included subsurface exploration, soil sampling and field screening, groundwater sampling and field screening, and soil and groundwater sample laboratory analyses.

1.4.19 A total of 4 soil borings and 3 groundwater monitoring wells were advanced on the property in locations consistent with cultural features of interest revealed in the Phase I Environmental Property Assessment. In addition, 3 existing groundwater monitoring wells were sampled.

1.4.20 Continuous soil samples and ground water samples were field screened for evidence of elevated analyte concentrations utilizing visual, olfactory, and headspace techniques. Field screening revealed no evidence of elevated analyte concentrations in soil, and de minimis evidence of elevated analyte concentrations in ground water.

1.4.21 Samples from 5 soil borings 6 groundwater monitoring wells were submitted for laboratory analysis utilizing USEPA and RIDEM approved methodologies.

1.4.22 Laboratory analysis revealed no detectable concentrations of Volatile Organic Compounds or Semivolatile Organic Compounds in soil.

Laboratory analysis revealed no detectable concentrations of Semivolatile Organic Compounds, Metals, or Polychlorinated Biphenyls in ground water.

Detectable concentrations of Volatile Organic Compounds in groundwater were identified. However, no analyte concentrations exceeded applicable RIDEM GB Groundwater Objectives.

1.5 Conclusion

The Phase II Environmental Property Assessment did not reveal evidence of a reporting condition pursuant to RIDEM DSR-01-93 Remediation Regulations.

1.6 Recommendations

There are no recommendations for additional assessment activities at this time.

1.7 Property Transfer Requirements

The State of Rhode Island and the City of Providence do not have property transfer requirements.

2.0 PROPERTY DESCRIPTION

2.1 Providence, Rhode Island

Providence is the capital and most populous city of the U.S. state of Rhode Island, founded in 1636 and one of the oldest cities in the United States. It was founded by Roger Williams, a religious exile from the Massachusetts Bay Colony. He named the area in honor of "God's merciful Providence" which he believed was responsible for revealing such a haven for him and his followers to settle. The city is situated at the mouth of the Providence River at the head of Narragansett Bay.

Providence was one of the first cities in the country to industrialize and became noted for its textile manufacturing and subsequent machine tool, jewelry, and silverware industries.

Today, the city of Providence is home to eight hospitals and seven institutions of higher learning which have shifted the city's economy into service industries, though it still retains some manufacturing activity. The city was once nicknamed the "Beehive of Industry"; it began rebranding itself as the "Creative Capital" in 2009 to emphasize its educational resources and arts community.

As of the census of 2000, the population consisted of 173,618 people, 162,389 households, and 35,859 families. The population density was 9,401.7 inhabitants per square mile, characteristic of comparatively older cities in New England such as New Haven, Connecticut, Springfield, Massachusetts, and Hartford, Connecticut. Its population peaked in the 1940s, just prior to the nationwide period of rapid suburbanization.

2.2 Property Location & Legal Reference

A review of Table 1 reveals that the property address is 500 Valley Street, Providence, Rhode Island. The City of Providence Assessor’s Office references the property as 490 Valley Street. However, for this report the property will be referenced as 500 Valley Street. The property is comprised of one irregular shaped land parcel totaling 2.17 acres.

The City of Providence Assessor’s Offices identifies the parcel as 66//437//. The current deed reference is 0001-001. See Appendix A, B and C for details.

TABLE–1 - Property Location & Legal Reference

ADDRESS

PARCEL IDENTIFICATION

PARCEL AREA

DEED REFERENCE

500 Valley 66//437// 2.17 A 0001-001

2.3 Property & Vicinity Characteristics

The property vicinity is characterized as densely populated mixed residential, commercial, industrial and institutional use. Valley Street was developed for commercial and industrial use before the turn of the 20th century. See Appendix A and B for details.

2.4 Property Improvements

2.4.1 Structures & Improvements

A review of Table 2 reveals that the property is improved with a 25,519 square foot office warehouse constructed in multiple phases beginning in 1960. The office warehouse is a 1-story masonry and pre-engineered steel frame construction with a flat tar and gravel roof sitting atop a concrete slab foundation with a partial basement. The office warehouse is configured into storage warehouses, office space and a motor vehicle service shop. In addition, the property has a 58,500 square foot paved asphalt parking lot. Historically, the property was improved with a series of commercial buildings, residential dwellings and accessory buildings dating back to at least 1921. See Appendix A, B and C for details.

TABLE 2 – Structures & Improvements

DATE

IMPROVEMENT

DESCRIPTION

SIZE

<1921 - <1951 500 Valley Commercial & residential dwellings

1&2-story commercial building, two 1-story commercial shops, three residential dwellings, two accessory sheds

<1951 - <1956 500 Valley Commercial & residential dwellings

1&2-story commercial building, 1-story commercial shop, two residential dwellings, two accessory sheds

<1956 - <1960 500 Valley Commercial buildings 1-story commercial building, 1-story stage, 1-story automobile garage --

1960 - Present 500 Valley Office warehouse & motor vehicle service shop

1-story, masonry construction & pre-engineered steel frame, flat tar & gravel roof, concrete slab foundation, partial basement, paved asphalt parking lot

25,519 ft2

2.4.2 Roadways

The property has frontage on Valley Street to the south and Wolcott Street to the west. See Appendix A, B and C for details.

2.4.3 Heating, Ventilation & Air Conditioning Systems

The property is heated by natural gas-fired unit heaters. In addition, portions of the buildings are air-conditioned. See Appendix B and C for details.

2.4.4 Hot Water

Hot water is supplied by a natural gas-fired hot water heater. See Appendix B and C for details.

2.4.5 Sanitary Waste Disposal

The property is serviced by the City of Providence Municipal Sanitary Waste Disposal system. See Appendix B and C for details.

2.4.6 Potable Water Supply

The property is serviced by the City of Providence Municipal Potable Water Supply System. See Appendix A and B for details.

2.5 Information from Property Owner or Representative

Mr. Paul Gaboury, property representative, was interviewed regarding the current use, storage, generation or release of oil and hazardous material and presence of lead-based paint and asbestos-containing material on the property. This included completing a User Questionnaire to qualify for Landowner Liability Protection offered by the Small Business Relief and Brownfields Revitalization Act of 2001. Mr. Gaboury had no knowledge of the current use, storage, and generation of oil and hazardous material on the property in connection with unoccupied activities. Mr. Gaboury did not have knowledge of the current likely presence of lead-based paint or asbestos-containing material. Last, Mr. Gaboury did not have knowledge that the purchase price included consideration due to the known or suspect presence of oil or hazardous materials.

2.6 Tenants in Possession & Property Use

A review of Table 3 reveals that the property is currently unoccupied. Historically, the property was occupied by JD Market Place/Flea Market from the 2000s until 2017. The property was utilized for commercial use including a flea market which sold electrical goods and furniture. The property was occupied by Hallamore Corporation from 1985 to the 2000s for commercial use including fleet vehicle and heavy machinery maintenance.

The property was occupied by Zavato Brothers Rigging from the 1960s until 1985 for commercial use including fleet vehicle and heavy machinery maintenance. The property was occupied by Silver Top Taxi for commercial use as a fleet maintenance and parking facility from at least 1953 to the 1960s. The property was occupied by R.I. Cement Pipe Co. for commercial use dating back to at least 1921 for commercial use. In addition, the eastern portion of the property has been occupied by residential tenants from at least the 1921 until at least the 1960s for residential use. See Appendix A, B, and C for details.

TABLE 3 - Tenants in Possession & Property Use

TENANTS IN POSSESSION

USE

<1921 - <1951 500 Valley R.I. Cement Drain Pipe Co., Residential tenants Residential & commercial <1953 – 1960s 500 Valley Silver Top Taxi, Residential tenants Residential & commercial 1960s – 1985 500 Valley Zavato Brothers Rigging Commercial 1985 – 2000s 500 Valley Hallamore Corp. Commercial

2000s – Oct 2017 500 Valley JD Market Place/Flea Market Commercial Oct 2017 -

Present 500 Valley Unoccupied Unoccupied

2.7 Adjoining Properties

A review of Table 4 reveals that the property vicinity is characterized as densely populated populated mixed residential, commercial, industrial and institutional use. Valley Street was developed for commercial and industrial use before the turn of the 20th century. The Providence Veteran’s Administration Medical Center adjoins the property to the north.

Valley Street, commercial buildings, Iron Horse Way and the Woonasquatucket River adjoin the property to the south. Commercial buildings adjoin the property to the east.

Wolcott Street, residential dwellings and commercial buildings adjoins the property to the west. See Appendix A for details.

TABLE 4 - Adjoining Properties

PROXIMITY

400’ North Providence Veterans Administration Medical Center 400’ South Valley Street, commercial buildings, Iron Horse Way, Woonasquatucket River 400’ East Commercial building 400’ West Wolcott Street, residential dwellings, commercial buildings

3.0 PROPERTY HISTORY

3.1 Information from Property Owner or Representative

Mr. Paul Gaboury, property representative, was interviewed regarding the historic use, storage, generation or release of oil and hazardous material, and presence of lead-based paint and asbestos-containing material at the property. Mr. Gaboury had knowledge of the historic use, storage, and generation of oil and hazardous material on the property in connection with commercial activities. Mr. Gaboury had no knowledge of lead-based paint or asbestos containing material at the property.

3.2 Historic Environmental Documentation

A review of Table 5 reveals that historic environmental documentation was identified for the property.

An Environmental Site Assessment was completed by Bewick Associates, Inc. in September 1988. The assessment included subsurface exploration and soil laboratory analysis. The report revealed detection of Polychlorinated Biphenyls (PCBs) in surface soil up to 66 ppm. At the time of assessment, the Rhode Island guideline contaminant level was 1 ppm. The results were submitted to the Department of Environmental Management in 1988. The RIDEM suggested further assessment.

An Environmental Site Assessment was completed by Garofalo Environmental Services, Inc. in January 1989. The site assessment consisted of a site inspection, property representative interviews, subsurface exploration and analytical laboratory analysis of soil and groundwater. The assessment was aimed at further defining PCB contamination that was revealed in the 1988 Bewick Associates Assessment. A total of 48 soil samples were obtained from a grid pattern sampling protocol in the area in which Bewick Associates obtained the 66ppm PCB sample. 12 soil borings were advanced in the northeast corner of the property at 2’ intervals to a total depth of 8.0’ below ground surface. In addition, one groundwater sample was obtained from an historic groundwater monitoring advanced by Bewick Associates, Inc. in 1988. All 48 soil samples and the one groundwater sample were submitted for laboratory analysis. Soil and the groundwater concentrations were below laboratory detection limits in the 1989 assessment. It was concluded that no remedial action for PCBs was required at the property.

A request for further information was submitted to Garofalo Environmental Services, Inc.

from the RIDEM in March 1989. The letter requested further information regarding the 1988 Bewick Associates, Inc. and the 1989 Garofalo Environmental Services, Inc.

Environmental Site Assessments.

A response letter was submitted to the RIDEM from Garofalo Environmental Services, Inc. in May 1989. The letter supplied information requested in the March 1989 letter. A lack of communication between Bewick and Garofalo had created data gaps. Garofalo Environmental Services, Inc. addressed all the RIDEM’s requests and reinforced that remedial action for PCBs was required at the property. The RIDEM concurred with Garofalo Environmental Services, Inc.’s conclusions in a letter dated May 17, 1989.

An Underground Storage Tank Closure Assessment was completed at the property by Coneco Environmental Corp. in December 1992. The assessment was completed pursuant to RIDEM Regulations for Underground Storage Facilities Used for Petroleum Products and Hazardous Materials (June 1992). A 10,000-gal capacity diesel fuel Underground Storage Tank was closed on November 25, 1992. During tank removal activities, residual petroleum contamination was observed in the southern side of the tank grave adjoining the feed line. An unknown amount of impacted soil was stockpiled on site for eventual off-site disposal. No Bill of Ladings (BOLs) or information on impacted soil disposal were included in the report. Nine confirmatory samples were screened utilizing a Photoionization Device (PID) and three confirmatory samples were submitted for laboratory analysis. Total Petroleum Hydrocarbons (TPH) in the soil samples ranged from 62ppm to 710ppm. The report recommended no further action relating to the tank closure.

A Spill resulting from a broken hydraulic line on a crane that was driven from Pawtucket to the property was reported to the RIDEM in March 1999. Clean Harbors was contacted and the streets that were impacted were sanded. The Spill was Closed with the RIDEM in March 1999. See Appendix D for details.

TABLE 5 – Historic Environmental Documentation

AUTHOR / SOURCE

09/27/88 500 Valley Environmental Site Assessment Bewick Associates, Inc.

01/1989 500 Valley Environmental Site Assessment Garofalo Environmental Services, Inc.

03/07/89 500 Valley Request for Additional Information Letter RIDEM 05/04/89 500 Valley Additional Information Letter Garofalo Environmental Services, Inc.

05/17/89 500 Valley Response Letter RIDEM 12/24/92 500 Valley UST Closure Assessment Coneco Environmental Corp.

03/05/99 500 Valley Spill Report RIDEM

3.3 Title Records

A review of Table 6 reveals that title records were reviewed at the City of Providence Assessors’ Office dating back to 2008. These records revealed commercial property use dating back to at least 2008. See Appendix C for details.

TABLE 6 - Title Records

DEED

GRANTEE

500 Valley 12/18/08 9289-335 DEB NET LLC 500 Valley 01/01/16 0001/001 Deb Neta LLC

3.4 Municipal Records

A review of Table 7 reveals that municipal records were reviewed at the City of Providence Offices dating back to 2008. These records revealed commercial property use dating back to at least 2008. See Appendix C for details.

TABLE 7 - Municipal Records

SOURCE

INFORMATION

Assessor’s Office 12/20/17 Assessors Records, Ownership Records Building Department 12/20/17 Property File, Building Permits Board of Health 12/20/17 Property File

3.5 Historic Record Sources

Historic record sources were reviewed at local and state agencies and offices in order to determine prior uses of the property and property vicinity.

3.5.1 Sanborn Fire Insurance Maps

A review of Table 8 reveals there is Sanborn Fire Insurance map coverage for the property or property vicinity for 1921, 1951, 1956 and 1982. The 1921 Survey Sanborn Fire Insurance Map depicts the property as occupied by RI Cement Drain Co. and residential tenants for commercial and residential use. The property vicinity is depicted as densely populated mixed residential, commercial, industrial and institutional use. The 1951 Survey Sanborn Fire Insurance Map depicts the property as occupied for commercial and residential use. The property vicinity is depicted as densely populated mixed residential, commercial, industrial and institutional use. The 1956 Survey Sanborn Fire Insurance Map depicts the property as occupied for commercial and residential use. The property vicinity is depicted as densely populated mixed residential, commercial, industrial and institutional use. The 1982 Survey Sanborn Fire Insurance Map depicts the property as occupied for Machinery Transportation Terminal use. The property vicinity is depicted as densely populated mixed residential, commercial, industrial and institutional use. See Appendix A for details.

TABLE 8 - Sanborn Fire Insurance Maps

SURVEY

PROPERTY

VICINITY USE

1921 500 Valley RI Cement Drain Pipe Co., Residential Tenants Commercial & residential 1951 500 Valley Commercial & Residential Tenants Commercial & residential 1956 500 Valley Commercial & Residential Tenants Commercial & residential 1982 500 Valley Machinery Transportation Terminal Commercial

3.5.2 Topographic Maps

A review of Table 9 reveals that the 1894 United States Geological Survey topographic map depicts the property as a “Built-Up Area.” The property vicinity is depicted as a “Built-Up Area.” “Built-Up Areas” are areas of densely populated mixed residential, commercial and industrial use. The 1949 United States Geological Survey topographic map depicts the property as a “Built-Up Area”. The property vicinity is depicted as a “Built-Up Area.” The 1978 United States Geological Survey topographic map depicts the property as a “Built-Up Area.” The property vicinity is depicted as a “Built-Up Area.” See Appendix A for details.

TABLE 9 - Topographic Maps

VICINITY USE

1894 500 Valley “Built-Up Area” “Built-Up Area” 1949 500 Valley “Built-Up Area” “Built-Up Area” 1978 500 Valley “Built-Up Area” “Built-Up Area”

3.5.3 Orthophotographs

A review of Table 10 reveals that the 1972 survey United States Geological Survey Orthophotograph depicts the property as improved for commercial use. The property vicinity as depicted as densely populated mixed residential, commercial and industrial use. The 2017 survey United States Geological Survey Orthophotograph depicts the property as improved for commercial use. The property vicinity is depicted as densely populated mixed residential, commercial and industrial use. See Appendix A for details.

TABLE 10 - Orthophotographs

PROPERTY USE

PROPERTY VICINITY USE

1972 500 Valley Commercial Densely populated mixed residential, commercial & industrial 2017 500 Valley Commercial Densely populated mixed residential, commercial & industrial

3.5.4 City Directories

A review of Table 11 reveals that City of Providence Directories are available for review should it become necessary.

TABLE 11 - City Directories

TENANT IN POSSESSION

None 500 Valley Available for review should it become necessary

4.0 STANDARD ENVIRONMENTAL RECORDS DATABASE EVALUATION

Environmental records were reviewed via electronic means utilizing a database search from a leading third party specialist. ASTM and AAI search criteria were utilized in preparing the database search, including recommended search radii. 206 environmental records were identified within ASTM and AAI search radii criteria. A review of Table 12 reveals there are 28 environmental records for 13 addresses located within 0.15 miles of the property. Seven of these records are for the property. Three of these addresses are potentially hydraulically connected to the property. These include 475 Valley Street, 28 Wolcott Street and 20 Regent Street.

The property is listed in the United States Federal Environmental Protection Agency Facility Index System and Enforcement and Compliance History Information. The property is listed as a State Hazardous Waste Site (SHWS), project number SR-28-1616.

The facility status is deemed inactive in May 1989. A Leaking Underground Storage Tank, project number 2841-LS was reported at the site in November 1992. The Facility Status details no further action required. A Spill was reported at the property in March 1999. The spill was result of oil leaking from a truck. The spill was closed in 1999. The property is listed on the Recovered Government Archives Leaking Underground Storage Tank (RGA LUST) list from 1995 to 2012. The property is listed on the Recovered Government Archives Hazardous Waste Site (RGA HWS) from 2004 to 2012. Two Underground Storage Tanks are listed at the property. A 10,000-gal capacity diesel and a 3,000-gal capacity gasoline Underground Storage Tank were Permanently Closed at the Site.

A permit was maintained by tenants in possession of 501 Valley Street, Precisions Industries, Inc., to use, store, and generate Oil and Hazardous Materials pursuant to the Resource Conservation and Recovery Act.

475 Valley Street is listed as US Brownfields site. The site was initially developed in the 1870s and has been used for industrial proposes such as locomotive manufacturing, machine shop, heavy machine production and repair and record warehousing. Soil and groundwater have been found to be impacted with lead, metals, Polycyclic biphenyls (PCBs), petroleum, Volatile Organic Compounds (VOCs). Portions of the property have been recently developed.

Three Underground Storage Tanks were Permanently Closed by the tenants in possession of 20 Regent Avenue, Our Lady of Providence Prep. Seminary. The tanks include a 5,000-gal capacity #2 fuel oil, 3,000-gal capacity #2 fuel oil and a 1,000-gallon capacity #2 fuel oil Underground Storage Tanks.

A Leaking Underground Storage Tank, project number 28275-ST was reported by the tenants of possession of 28 Wolcott Street, William Dandreta Company in October 2006.

The Facility Status details soil removal only, no further action required. See Appendix D for details.

TABLE 12 – Standard Environmental Records Database Evaluation

PROXIMITY

PROPERTY NAME

DATA BASE HYDRAULIC

CONNECTION

Property 500 Valley Hallamore Corp.

Valley Street

FINDS, RI SHWS, RI LUST, RI

SPILLS, RI RGA LUST, RI RGA

HWS, RI LUST

Property

0.046 SE 501 Valley Precision Industries RCRA Unlikely

0.060 SSW 475 Valley Waterfire Providence

Waterfire Arts Centre

RI SHWS-Inactive, US Brownfields, RI UST, RCRA Potentially

0.064 WNW 28 Wolcott William Dandreta Com RI LUST, RI UST Potentially

0.070 SW 480 Valley P&M Auto Body

Boghos Auto Repair RCRA Unlikely

0.076 NW 20 Regent Our Lady of Providence RI UST Potentially

0.080 W 107 Prescott J&M Auto Repair RCRA Unlikely

0.091 ENE 550 Valley Westminster Motors

Anores Auto Body RCRA, RCRA Unlikely

0.095 SW 466 Valley Valley Street Auto Repair RCRA Unlikely

0.104 ENE 555 Valley Licht Properties RI SHWS-Inactive, RI LUST, RI

UST

Unlikely

0.110 W 6 Robin Flair Industries RI UST, RCRA Unlikely

0.124 SW 450 Valley Panbro Sales Corp. RI UST Unlikely

0.196 SSW 411 – 555 Valley American Locomotive RI-SHWS-Inactive, RI AUL Unlikely

4.1 Environmental Permits

A Review of Table 13 reveals that environmental permits were identified for the property.

Permits were maintained by tenants in possession of the property, Hallamore Corporation, to maintain two Underground Storage Tanks at the property. See Appendix E for details.

TABLE 13 – Environmental Permits

AUTHOR / SOURCE

12/1/70 500 Valley 10,000-gal Diesel UST Registration RI UST 08/01/78 500 Valley 3,000-gal Gasoline UST Registration RI UST

4.2 Environmental Complaints or Enforcement Actions

A review of Table 14 reveals that environmental complaints or enforcement actions were not identified for the property. See Appendix E for details.

TABLE 14 - Environmental Complaints or Enforcement Actions

REGULATORY PROGRAM

None No Environmental Complaints or Enforcement Actions identified None

5.0 ENVIRONMENTAL SETTING

5.1 Topography

The property is located at a topographic elevation of approximately 30’ above Mean Sea Level. Topography in the property vicinity slopes from the north to the south. See Appendix A and B for details.

5.2 Surface Water

Surface water was not identified on the property. See Appendix A and B for details.

5.3 Wetlands

Wetlands were not identified on the property. See Appendix A and B for details.

5.4 Soil Lithology

The property is located in an area of soil lithology mapped by the United States Department of Agriculture as Udorthents – Urban land complex, Hinckley loamy sand and Merrimac-Urban land. See Appendix A and B for details.

5.5 Bedrock Outcrops

Bedrock outcrops were not identified on the property. See Appendix A and B for details.

5.6 Hydrology

Topography in the property vicinity slopes from the north to the south. In addition, the RIDEM has delineated a groundwater divide north of the property. Last, Woonasquatucket River is located south of the property. Therefore, based upon topographic features, location of the ground water divide, and surface water features, groundwater in the property vicinity likely flows from the north to the south and discharges into Woonasquatucket River. See Appendix A for details.

5.7 Flood Zone

The property is mapped by the Federal Emergency Management Agency as a Flood Zone X. Flood Zone X areas are outside the 1% annual chance floodplain, areas of 1% annual chance sheet flow flooding where average depths are less than 1 foot, areas of 1% annual chance stream flooding where the contributing drainage area is less than 1 square mile, or areas protected from the 1% annual chance flood by levees. See Appendix A for details.

5.8 RI DEM Soil Category

The property is currently improved for commercial use. Therefore, under the RI DEM Soil Categories, the Direct Exposure Criteria for Industrial/ Commercial apply to this property.

5.9 RIDEM Groundwater Classification

The property is located in an area mapped by the RI DEM as GB. GB groundwater resources are known or presumed to be unsuitable for drinking water use without treatment. No wellhead protection areas were identified adjoining the site. The areas where the groundwater is classified as GB are served by public water systems. See Appendix A for details.

5.10 Critical Resource Area

The property is not mapped as a delineated OTWS Critical Resource Area, Environmental Justice Area or a Natural Heritage Area. See Appendix A for details. See Appendix A for details.

6.0 PROPERTY INSPECTION

The property inspection was conducted by Joseph Dorsett, President, and Ryan Willis, Environmental Consultant, Environmental & Energy Solutions, Inc. Mr. Dorsett and Mr.

Willis were accompanied by Mr. Paul Gaboury, property representative, during the property inspection. The property and surrounding grounds were inspected on 12/20/17.

Weather was sunny and dry with temperatures in the 35° F range. See Appendix A and B for details.

6.1 Underground Storage Tanks

A review of Table 15 reveals that Underground Storage Tanks were not identified or reported on the property. However, the property has a history of Underground Storage Tanks. One 3,000-gallon capacity gasoline Underground Storage Tank was closed on the property in November 1988. The tank failed a tightness test, and was subsequently removed. No Underground Storage Tank closure report or assessment was available for review.

A 10,000-gal capacity diesel fuel Underground Storage Tank was closed at the property on November 25, 1992. During tank removal activities, residual petroleum contamination was observed in the southern side of the tank grave adjoining the feed line. An unknown amount of impacted soil was stockpiled on site for eventual off-site disposal. The assessment was completed pursuant toe RIDEM Regulations for Underground Storage Facilities Used for Petroleum Products and Hazardous Materials (June 1992). No further assessment was recommended. See Appendix D and for details.

TABLE 15 – Underground Storage Tanks

CAPACITY

PRODUCT

INSTALLED

CLOSED

3,000 Gasoline 08/01/78 08/29/88 10,000 Diesel 12/1/70 11/24/92

6.2 Aboveground Storage Tanks

A review of Table 16 reveals that Aboveground Storage Tanks were identified or reported on the property. A 275-gallon capacity #2 fuel Aboveground Storage Tank is located in the building improvement basement. Historically, a 10,000-gal capacity diesel fuel Aboveground Storage Tank was located outside the east side of the motor vehicle service shop. The tank and dispenser were removed several decades ago. Approximately 3 gallons of diesel fuel was pumped from piping historically connecting the historic Aboveground Storage Tank to the historic dispenser. See Appendix A, B and D for

TABLE 16 – Aboveground Storage Tanks

CAPACITY

PRODUCT

STATUS

275 #2 Fuel Oil Out of Service 8,000 – 10,000 Diesel Removed

6.3 Oil & Hazardous Materials

Oil and hazardous materials were not identified or reported during the property inspection.

See Appendix B and D for details.

6.4 Solid Waste

One 55-gallon-capacity 17H drum of oily solids was located on the property. The drum was transported and disposed of by duly licensed vendors. Occupancy-related waste is collected in dumpsters for removal and disposal off the property by third party vendors.

See Appendix B for details.

6.5 Polychlorinated Biphenyls

No Polychlorinated Biphenyls were identified or reported during the property inspection.

There are pole-mounted electric transformers located along Valley Street and Wolcott Street. In addition, there are transformers located in the building improvements.

However, no transformer is labeled “PCB” or “PCB Containing”. See Appendix A and B for details.

6.6 Hydraulic Elevators or In Ground Automobile Lifts

Hydraulic Elevators or In Ground Automobile Lifts were not identified or reported during the property inspection. See Appendix A and B for details.

6.7 Stained Surfaces

Stained Surfaces were not identified or reported during the property inspection. See Appendix A and B for details.

6.8 Distressed Vegetation

Distressed Vegetation was not identified or reported during the property inspection. See Appendix A and B for details.

6.9 Fill Material

Fill Material was not identified or reported during the property inspection. However, fill material is located in the historic Underground Storage Tank graves that were removed from the property in 1988 and 1992. See Appendix A and B for details.

6.10 Underground Structures

Underground Structures were identified or reported during the property inspection. An underground vault containing the main water valve is located in the parking lot south of the warehouse building. In addition, there are typical underground structures on the property such as potable water service, sanitary waste disposal service, storm water drainage service and electric service. See Appendix A and B for details.

6.11 Floor Drains or Sumps

Floor drains or Sumps were identified or reported during the property inspection. A floor drain is located in the motor vehicle service shop. It appears the drain discharges to the City of Providence Municipal Sanitary Waste System. See Appendix A and B for details.

6.12 Grease Traps, Gas Traps, Or Oil Water Separators

Grease Traps, Gas Traps, or Oil Water Separators were not identified or reported during the property inspection. See Appendix A, B, and D for details.

6.13 Utilities or Appurtenances Not Otherwise Specified

Utilities or Appurtenances Not Otherwise Specified were identified or reported during the property inspection. A closed machinery pit is located in the motor vehicle service shop.

The pit was filled in with concrete several decades ago. See Appendix A and B for details.

6.14 Historic Soil Borings or Groundwater Monitoring Wells

Historic Soil Borings or Groundwater Monitoring Wells were identified or reported during the property inspection. Two historic groundwater monitoring wells were identified on the property. See Appendix A, B and D for details.

6.15 Asbestos-Containing Material

The building improvements were constructed before 1978 when Asbestos-Containing Material was in use. Therefore, there is potential for asbestos-containing material on the property. See Appendix A and B for details.

6.16 Lead-Based Paint

The building improvements were constructed before 1978 when Lead-Based Paint was in use. Therefore, there is potential for lead based paint on the property. See Appendix A and B for details.

6.17 Mold Evaluation

Conditions conducive to mold growth were not identified or reported during the property inspection. See Appendix A and B for details.

7.0 SUBSURFACE EXPLORATION

Subsurface explorations were completed as part of this assessment. Subsurface explorations were completed on 04/23/18. Weather on 04/23/18 was sunny and dry with temperatures in the 65° F range. Samples were collected utilizing a GeoProbe 5410 DT direct push drill rig in conjunction with 2.25” DT-22 tooling. See Appendix A, B and H for details.

Exploration locations are targeted based upon seven selection criteria. First, safety is an overriding consideration including overhead wires, underground utilities, dimensional access, and collateral property damage. Second, areas with the potential for a Release to have occurred are targeted, if any. Third, cultural features of interest are targeted.

Fourth, horizontal hydraulic gradient is considered. Fifth, real-time field screening of soil samples for contaminants may also be considered for subsequent boring locations. Sixth, the production capacity of the drilling equipment and crew is considered, including weather. Last, budget constraints are considered.

7.1 04/18 Subsurface Exploration

A review of Table 17 reveals that 7 soil borings were advanced on the property in April 2018. Three of these soil borings were converted into ground water monitoring wells.

Soil borings and groundwater monitoring wells were advanced in historic Underground Storage Tank loci, adjoining an Aboveground Storage Tank, and down gradient of building use and activities. In addition, three existing groundwater monitoring wells were sampled. This approach provided good 3 dimensional assessment of soil and ground water conditions.

TABLE 17 – 04/18 Subsurface Exploration

ID

TYPE

LOCATION

RATIONALE

201-MW Well S of Boiler Room Assess Conditions Downgradient of Building/ Boiler Room 202-MW Well SE Area of Property Assess Conditions Downgradient of Building 203-SB Boring Historic UST locus Assess Soil in Historic UST Locus 204-SB Boring 205-SB Boring 206-SB Boring SE Area of Property Assess Conditions Downgradient of Building 207-MW Well S of Historic AST Assess Conditions Downgradient of Fleet Fueling AST

OW-1 Well S of Building Near AST Existing Well Downgradient of Buildings OW-2 Well S of Historic UST Locus Existing Well Downgradient of UST OW-3 Well E Portion of Property Existing Well Downgradient of Historic PCB Concern

7.2 Geological Conditions

Overburden deposits from approximately 0.5’ to 12.0’ below ground surface are generally described as brown and tan silt and fine sand, with some medium to coarse sand and little gravel. See Appendix D for details.

7.3 Hydrological Conditions

Topography in the property vicinity slopes from the north to the south. In addition, the RIDEM has delineated a groundwater divide north of the property. Last, Woonasquatucket River is located south of the property. Therefore, based upon topographic features, location of the ground water divide, and surface water features, groundwater in the property vicinity likely flows from the north to the south and discharges into Woonasquatucket River. See Appendix A for details.

8.0 MEDIA SAMPLING & FIELD SCREENING

Media sampling and field screening was completed on 04/23/18. Weather on 04/23/18 was sunny and dry with temperatures in the 65° F range.

Samples were collected in laboratory provided, pre-cleaned bottles of the appropriate capacity, type and quantity. Headspace screening for Total Organic Volatiles utilizing a Photo Ionization Detector is qualitative, not quantitative, and evidence is biased toward Oil and Hazardous Material with high vapor pressures. Headspace concentrations are listed in parts per million vapor (ppmv). See Appendix E and I for details.

8.1 04/18 Soil Sampling & Field Screening

A review of Table 18 reveals no visual, olfactory or jar headspace field screening evidence of elevated analyte concentrations. Headspace concentrations are listed in parts per million vapor. Intervals and elevations are listed in feet Below Ground Surface.

Headspace concentrations denoted with an asterisk indicate there was moisture matrix interference, if any. Evidence listed in bold is considered significant. See Appendix E for

TABLE 18 – 04/18 Soil Sampling & Field Screening

INTERVAL

SCREEN

201-MW

202-MW

203-SB

204-SB

205-SB

206-SB

207-MW

0.0’ – 4.0’ Elevation 4.0’ 4.0’ 4.0’ NS NS 4.0’ 4.0’ Visual None None None NS NS None No Olfactory None None None NS NS None No Headspace 0.0 0.0 0.0 NS NS 0.0 0.0 Moisture Dry Dry Dry NS…