4-Exhibit C - Phase 1 Environmental Site Assessment dated 9.3.25.pdf

Exhibit A

Phase 1 Environmental Site Assessment dated 9/3/25

Exhibit

Phase 1 Environmental Site Assessment dated 9/3/25

A

PHASE I ENVIRONMENTAL SITE ASSESSMENT REPORT

FOR THE PROPERTY IDENTIFIED AS

2-20 MEREDITH COURT

MODENA BOROUGH, CHESTER COUNTY, PENNSYLVANIA

Prepared For:

Meredith CT LLC

15 Yarmouth Lane

Downingtown, PA 19335

Prepared By:

Penn Environmental & Remediation, Inc.

400 Old Dublin Pike

Doylestown, PA 18901

September 3, 2025

HA010374

TABLE OF CONTENTS

1.0 SUMMARY ....................................................................................................................................... 1-1

2.0 INTRODUCTION ............................................................................................................................. 2-1

2.1 Purpose .................................................................................................................................... 2-1

2.2 Scope of Services .................................................................................................................... 2-1

2.3 Limitations ............................................................................................................................... 2-2

3.0 USER PROVIDED INFORMATION ............................................................................................... 3-1

3.1 Chain-of-Title .......................................................................................................................... 3-1

3.1 ASTM User Questionnaire ...................................................................................................... 3-1

3.1.1 Environmental Cleanup Liens................................................................................................ 3-1

3.1.2 Activity and Use Limitations ................................................................................................. 3-1

3.1.3 Specialized Knowledge or Experience of the User ................................................................ 3-1

3.1.4 Price of Property .................................................................................................................... 3-2

3.1.5 Commonly Known or Reasonably Ascertainable Information .............................................. 3-2

3.1.6 Presence or Likely Presence of Contamination ..................................................................... 3-2

4.0 HISTORICAL RECORDS REVIEW ................................................................................................ 4-1

4.1 Ownership History .................................................................................................................. 4-1

4.1.1 Environmental Liens .............................................................................................................. 4-1

4.2 Sanborn Fire Insurance Maps .................................................................................................. 4-1

4.3 Aerial Photographs .................................................................................................................. 4-1

4.4 Topographic Maps ................................................................................................................... 4-2

4.5 City Directories ....................................................................................................................... 4-3

4.6 Environmental Records Review .............................................................................................. 4-3

4.6.1 Standard Federal, State, and Tribal Environmental Record Sources ..................................... 4-3

4.7 Vapor Encroachment Screen ................................................................................................... 4-5

4.8 Regulatory Agency File and Records Review ........................................................................ 4-5

4.8.1 United States Environmental Protection Agency (EPA) ....................................................... 4-5

4.8.2 Pennsylvania Department of Environmental Protection (PADEP) ....................................... 4-5

4.8.3 Chester County....................................................................................................................... 4-5

4.8.4 Modena Borough ................................................................................................................... 4-6

4.9 Summary of Past Subject Property Uses ................................................................................. 4-6

4.10 Summary of Notable Past Uses of Adjoining Properties ........................................................ 4-6

5.0 SITE RECONNAISSANCE .............................................................................................................. 5-1

5.1 Site Reconnaissance Observations .......................................................................................... 5-1

5.2 General Setting of the Subject Property and Adjoining Properties ......................................... 5-1

6.0 INTERVIEWS ................................................................................................................................... 6-1

6.1 Interview with the User ........................................................................................................... 6-1

6.2 Interview with the Property Owner ......................................................................................... 6-1

7.0 NON-SCOPE SERVICES ................................................................................................................. 7-2

7.1 Asbestos Containing Material ................................................................................................. 7-2

7.2 Lead-Based Paint ..................................................................................................................... 7-2

7.3 Substances Not Defined as Hazardous Substances ................................................................. 7-2

8.0 EVALUATION.................................................................................................................................. 8-1

8.1 Findings and Opinions ............................................................................................................. 8-1

8.1.1 Data Gaps ............................................................................................................................... 8-1

8.2 Conclusions ............................................................................................................................. 8-2

9.0 REFERENCES .................................................................................................................................. 9-1

10.0 SIGNATURES AND QUALIFICATIONS ..................................................................................... 10-1

FIGURES

Figure 1 .................................................................................................... Subject Property Location Map

Figure 2 ....................................................................................................... Subject Property Layout Map

APPENDICES

Appendix A ..................................................... ASTM User Questionnaire and User Provided Documents

Appendix B ..................................................................... Historical Sanborn® Fire Insurance Map Report

Appendix C ...................................................................................... Historical Aerial Photographs Report

Appendix D ......................................................................................... Historical Topographic Map Report

Appendix E ............................................................................................................... City Directory Report

Appendix F................................................................................................ Environmental Database Report

Appendix G ........................................................................................ Vapor Encroachment Screen Report

Appendix H ............................................................................................ Regulatory Requests and Records

Appendix I ................................................................................................... Subject Property Photographs

Appendix J ............................................................................................................... Professional Resumes

1-1

1.0 SUMMARY

This Phase I Environmental Site Assessment (ESA) was conducted by Penn Environmental &

Remediation, Inc. (Penn E&R) for Meredith CT LLC. The Phase I ESA was completed for the Subject

Property identified as Chester County UPI #10-4-41.1. A Subject Property Location Map is provided as

Figure 1 and a Subject Property Layout Map with areas of interest, in the form of an aerial photograph, is provided as Figure 2.

The Subject Property is 0.6759-acres in size and developed with ten residential buildings identified as 2, 4, 6, 8, 10, 12, 14, 16, 18, and 20 Meredith Court, which are scheduled to be razed as part of the planned redevelopment of the property. Based on a review of historical records, the Subject Property was developed for residential purposes prior to 1937. The surrounding area consists of a mix of residential, commercial, and industrial properties.

Penn E&R completed this Phase I ESA in general conformance with the American Society for Testing and Materials (ASTM) standard (ASTM E1527-21) recommended for ESAs, the purpose of which is to define good commercial and customary practice for conducting an ESA, including identifying

Recognized Environmental Conditions and other associated conditions. ASTM E1527-21 provides the following definitions:

Recognized Environmental Condition (REC): “(1)The presence of hazardous substances or petroleum products in, on, or at the subject property due to a release to the environment; (2) the likely presence of hazardous substances or petroleum products in, on, or at the subject property due to a release or likely release to the environment; or (3) the presence of hazardous substances or petroleum products in, on, or at the subject property under conditions that pose a material threat of a future release to the environment”.

Historical Recognized Environmental Condition (HREC): “A previous release of hazardous substances or petroleum products affecting the subject property that has been addressed to the satisfaction of the applicable regulatory authority or authorities and meeting unrestricted use criteria established by the applicable regulatory authority or authorities without subjecting the subject property to any controls

(for example, activity and use limitations or other property use limitations). A historical recognized environmental condition is not a recognized environmental condition”.

Controlled Recognized Environmental Condition (CREC): “Recognized environmental condition affecting the subject property that has been addressed to the satisfaction of the applicable regulatory authority or authorities with hazardous substances or petroleum products allowed to remain in place subject to implementation of required controls (for example, activity and use limitations or other property use limitations)”. A CREC shall be listed in the findings section of the ESA, and as a REC in the conclusions section of the ESA.

Business Environmental Risk (BER): “A risk which can have a material environmental or environmentally-driven impact on the business associated with the current or planned use of commercial real estate, not necessarily related to those environmental issues required to be investigated in this practice. Consideration of BER issues may involve addressing on or more non-scope considerations”.

De minimis Condition: “A condition related to a release that generally does not present a threat to human health or the environment and that generally would not be the subject or an enforcement action if brought to the attention of appropriate governmental agencies. A condition determined to be a de minimis condition is not a recognized environmental condition nor a controlled recognized environmental condition”.

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Based on our review of available documents and our observations during the Subject Property inspection, the Phase I ESA has revealed the following:

Recognized Environmental Conditions (RECs): None Identified.

Controlled Recognized Environmental Conditions (CRECs): None Identified.

Historically Recognized Environmental Conditions (HRECs): None Identified.

Business Environmental Risk (BER): None Identified.

De minimis Conditions: None Identified.

Additional Environmental Observation(s) are not currently considered RECs, CRECs, HRECs, or de minimis conditions in connection with the Subject Property; however, their presence is noted and should be considered when determining future site usage.

Additional Environmental Observations: Historical Basin, Domestic Well

• Historical Basin

A large off-site basin was identified in the aerial photographs between 1937 and 1950 along the western property boundary. Historical records do not indicate what the basin was utilized for but it is believed to be associated with the adjacent industrial facility.

• Domestic Well

A review of the Interview Questionnaire identified a domestic well within the on-site garage. The

Site reconnaissance activities confirmed the presence of this well. The well was reportedly last used in June 2021. If redevelopment plans include the use of this well for potable purpose, then the well should be tested. If the well is not used, then the well should be closed by a licensed well driller in accordance with state and local regulations.

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2.0 INTRODUCTION

2.1 Purpose

Penn E&R was retained by Meredith CT LLC to conduct a Phase I ESA for the Subject Property identified as Chester County UPI #10-4-41.1.

The Phase I ESA was completed in general conformance with the ASTM standards recommended for

ESAs (ASTM E 1527-21). The primary objective of the Phase I ESA was to identify any Recognized

Environmental Conditions (RECs) at the Subject Property. As defined in the ASTM Standard, the term

Recognized Environmental Condition means “(1) the presence of hazardous substances or petroleum products in, on, or at the subject property due to a release to the environment; (2) the likely presence of hazardous substances or petroleum products in, on, or at the subject property due to a release or likely release to the environment; or (3) the presence of hazardous substances or petroleum products in, on, or at the subject property under conditions that pose a material threat of a future release to the environment”.

2.2 Scope of Services

The following tasks were implemented as part of the Phase I ESA:

1. Penn E&R requested a 60-year chain-of-title from EDR to identify and document the current and previous owners of the Subject Property and identify whether there are any environmental liens associated with the Subject Property.

2. Penn E&R submitted a file review request to the Pennsylvania Department of Environmental

Protection (PADEP) to determine if it has any information regarding environmental reports and/or violations or any other information that will help us document the environmental condition of the Subject Property.

3. Penn E&R contacted local and county regulatory agencies to determine if these agencies have any information regarding environmental reports and/or violations or any other information that will help us document the environmental condition of the Subject Property.

4. Penn E&R completed a federal and state computerized database search to identify the location of potential environmental concerns [i.e., National Priority List (NPL), Comprehensive

Environmental Response, Compensation and Liability Act (CERCLA), Resource Conservation and Recovery Act (RCRA), ERNs, Underground Storage Tank (UST), Leaking UST (LUST)

Sites, Superfund Sites with PFAS Detections Information (PFAS NPL), Federal Sites PFAS

Information (PFAS FEDERAL SITES), List of PFAS Added to the TRI (PFAS TRIS), Manufacture and Imports Information (PFAS TSCA PFAS), Transfers Identified In the RCRA

Database Listing (PFAS RCRA MANIFEST PFAS), Contamination Site Location Listing

(PFAS ATSDR PFAS), Ambient Environmental Sampling for PFAS (PFAS WQP), Clean Water

Act Discharge Monitoring Information (PFAS NPDES), Facilities in Industries that May Be

Handling PFAS Listing (PFAS ECHO), Facilities in Industries that May Be Handling PFAS

Listing (PFAS ECHO FIRE TRAIN), All Certified Part 139 Airports PFAS Information Listing

(PFAS PT 139 AIRPORT), Aqueous Foam Related Incidents Listing (AQUEOUS FOAM

NRC), Sites With Known PFAS Contamination (PA PFAS)] which have been reported to either the EPA or the PADEP and which are located within the applicable ASTM search radius of the

Subject Property.

5. Penn E&R requested, obtained, and reviewed available historical aerial photographs, historical topographic maps, and Sanborn fire insurance maps of the Subject Property and surrounding areas to document past uses.

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6. Penn E&R attempted to obtain and review any commonly known or reasonably ascertainable information within the local community about the Subject Property, including information that may be available through on-line research.

7. Penn E&R requested environmental files, environmental reports, environmental liens, deed restrictions or acknowledgements that may be available for the Subject Property as provided by

Client, or as encountered during the file reviews.

8. Penn E&R conducted a reconnaissance of the Subject Property on August 16, 2025.

2.3 Limitations

This report was prepared for the use of Meredith CT LLC. Penn E&R is not responsible for any use or interpretation of this report by any other party. The findings and conclusions reached in this report are based solely on the information reported herein. Additional information regarding this or nearby sites, which was unavailable to us at the time this assessment was prepared, as listed below, could modify the stated conclusions. Performance of this ESA is intended to reduce, but not eliminate, uncertainty regarding the potential for RECs in connection with the Subject Property.

No sampling activities completed were conducted at the Subject Property as part of this assessment as these activities are beyond the scope of the ASTM Standard for Phase I ESAs.

This report is presumed to be viable when it is conducted within one year prior to the date of acquisition of the Subject Property, or the date of intended transaction (such as a lease or refinance). The following components must be conducted or updated within 180 days prior to the date of intended transaction:

1. Interviews with owners, operators, and occupants.

2. Searches for recorded environmental cleanup liens.

3. Reviews of federal, tribal, state, and local government records.

4. Visual inspections of the Subject Property and of adjoining properties.

5. The declaration by an Environmental Professional responsible for the assessment or update.

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3.0 USER PROVIDED INFORMATION

For the purpose of this Phase I ESA, the User is Meredith CT LLC.

3.1 Chain-of-Title

Penn E&R requested a complete 60-year chain-of-title for the Subject Property from the User. As of the date of this report, Meredith CT LLC has not provided Penn E&R with current Deed/Title information or the 60-year chain-of title documents for the Subject Property. However, as presented below and based on Penn E&R’s review of historical aerial photographs, Subject Property use has been documented back to at least 1937.

An EDR report obtained by Penn E&R also provides historical chain-of-title information from 1980, details of which are included later in this report.

3.1 ASTM User Questionnaire

Penn E&R provided Meredith CT LLC with a questionnaire to be completed by a representative of the

User. Mr. Henry Marcelo Munoz completed a User Questionnaire for the Subject Property, which is provided in Appendix A. Meredith CT LLC is not aware of any environmental liens or activity use limitations associated with the Subject Property. Meredith CT LLC has no specialized knowledge or experience related to the historical operation at the Subject Property and believes that the purchase price for the Subject Property represents the fair market value. Additionally, Meredith CT LLC has no reasonably ascertainable information about the Subject Property and there is no obvious or likely presence of contamination at the Subject Property.

3.1.1 Environmental Cleanup Liens

Penn E&R requested an AUL and Lien search for the Subject Property from EDR back to 1980.

Environmental liens were not identified for the Subject Property in the EDR report.

3.1.2 Activity and Use Limitations

As defined in the ASTM Standard, the term activity and use limitations (AULs) means “legal or physical restrictions or limitations on the use of, or access to, a site or facility: (1) to reduce or eliminate potential exposure to hazardous substances or petroleum products in the soil, soil vapor, groundwater, and/or surface water on the property, or (2) to prevent activities that could interfere with the effectiveness of a response action, in order to ensure maintenance of a condition of no significant risk to public health or the environment”.

No AULs were identified for the Subject Property according to the EDR AUL and Lien search report.

3.1.3 Specialized Knowledge or Experience of the User

The User has not indicated any other information, specialized knowledge or experience related to the

Subject Property or nearby properties.

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3.1.4 Price of Property

The User believes that the Subject Property price reasonably reflects the fair market value.

3.1.5 Commonly Known or Reasonably Ascertainable Information

The User has no information pertaining to specific chemicals that are present or once were present at the

Subject Property, or information pertaining to any undocumented spills/chemical releases or recorded environmental cleanups that have taken place at the Subject Property.

3.1.6 Presence or Likely Presence of Contamination

The User indicated they have no knowledge of obvious presence or likely presence of contamination at the subject property.

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4.0 HISTORICAL RECORDS REVIEW

The following standard historical sources were utilized to identify the obvious historical uses of the

Subject Property, back to the first developed use of the property or back to 1940, whichever is earlier.

4.1 Ownership History

Penn E&R requested a Property Tax Map and Building Permit Report search for the Subject Property from EDR back to 1980. EDR does not have access to building permits in the city where the Subject

Property is located. However, the following table was prepared based on deed information found on the

Chester County Government Records Website:

UPI No.: 10-4-41.1

Property Owner From To

Meredith CT LLC January 15, 2021 Present

Allen W. and Melinda E. Dugan August 12, 2015 January 15, 2021

Thomas E. Hendricks November 15, 1995 August 12, 2015

Thomas E. and Constance A. Hendricks Unknown November 15, 1995

4.1.1 Environmental Liens

As expressed in the ASTM Standard, it is the responsibility of the User to report any environmental liens or AULs identified through transaction-related title insurance documentation such as preliminary title reports and title commitments or through title search information reports such as condition of title, title abstracts, and AUL/environmental lien reports to Penn E&R.

No environmental liens were provided by Meredith CT LLC; however, Penn E&R requested an AUL and Lien search for the Subject Property from EDR back to 1980. No environmental liens or AULs were identified for the Subject Property according to the EDR report.

4.2 Sanborn Fire Insurance Maps

Certified historical Sanborn fire insurance maps were requested from EDR. The Subject Property is unmapped, and no fire insurance maps covering the target property were found. The EDR-Historical

Sanborn® Fire Map Report is provided in Appendix B.

4.3 Aerial Photographs

Penn E&R obtained historic aerial photographs from EDR for the Subject Property and area. The results of our review of these photographs are summarized below. The EDR-Historical Aerial Photograph

Report is provided in Appendix C.

Year Subject Property Surrounding Properties

1937, 1946, Residential structures are present on the southern portion of the property along

Meredith Court. A separate structure, identified as a garage, is located on the eastern portion of the property.

The surrounding properties are a mix of residential properties to the north, residential and commercial properties to the east, and a large industrial property to the west. In addition, a railroad line is visible along the northern property

4-2 boundary and a large basin is visible along the western property boundary. The land is vacant to the south, beyond which is the

West Branch of the Brandywine Creek.

1957, 1965, 1968, 1971, 1975, 1980

No significant changes are noted. The basin along the western property boundary is no longer visible and appears to have been backfilled. New industrial structures are visible to the east of the

Subject Property.

1982, 1992, 1999, 2005, 2010, 2015, 2019, 2022

No significant changes are noted. A parking area is visible to the south of the Subject Property along with a number of small buildings.

4.4 Topographic Maps

Penn E&R requested historic topographic maps of the Subject Property and the surrounding area from

EDR. The Subject Property is located on the Lake Como and Hancock Pennsylvania 7.5-minute

Quadrant Maps, the Starrucca Pennsylvania 15-minute Quadrant Maps, and the Honesdale 30-minute

Quadrant Map. A written summary of the historic topographic maps review is presented below. The

EDR Historical Topo Map Report is provided in Appendix D.

Year Subject Property Surrounding Area Concerns

1904, 1906, 1917, 1918

The Subject Property is depicted as vacant land.

Residential properties are depicted to the north (beyond the railroad tracks) and south (beyond the West Branch of the

Brandywine Creek). A large industrial building is depicted to the west of the

Subject Property.

1943 Buildings are depicted along the southern portion of the Subject Property.

Additional residential, commercial, and industrial buildings are depicted to the east of the Subject Property.

1953, 1968, 1973, 1992, No significant changes. No significant changes to the surrounding area.

2013, 2016, There are limited buildings or other features depicted on the Subject Property or in the surrounding area. According to USGS, historical USGS 7.5-minute topographic map series produced from 1945 to 1992 included feature classes that are not yet shown on

US Topo maps, which began being produced in 2009, although more are added each year. Feature class examples include recreational trails, pipelines, power lines, survey markers, and many types of buildings.

The ground surface elevation of the Subject Property ranges from approximately 270 to 280 feet above mean sea level. Topography at the Subject Property is variable, but generally, the lowest point is in the southern corner and highest in the north-central portion of the Subject Property. In addition, no obvious topographic evidence of previously filled areas was observed or found within the quarter mile area during the topographic map review.

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4.5 City Directories

The EDR-City Directory Image Report (see Appendix E) includes the review of historic sources such as business directories and phone books at approximately five-year intervals. The search results for the

Subject Property area and adjoining properties contained the years 1992 to 2020. The following addresses were listed:

No adjoining properties were identified by EDR.

4.6 Environmental Records Review

4.6.1 Standard Federal, State, and Tribal Environmental Record Sources

A computerized database search of various pertinent files maintained by the EPA and the PADEP was conducted through EDR. The database search conforms to ASTM standards for Phase I ESAs. The most current version of each database was searched for this ESA. EDR contacts the appropriate governmental agency on a monthly or quarterly basis, as required; therefore, most of these databases are current, except when databases have not been updated for several years by government agencies, which may therefore underreport the number and types of facilities within the search criteria of the Subject

Property. A complete list of relevant federal and state ASTM standard database files maintained by the

EDR is found beginning on page GR-1 of the EDR Radius Map™ Report. The results of this database search are summarized below, and a copy of the EDR Radius Map™ Report with GeoCheck® is included as Appendix F.

Target Property (the Subject Property)

Based on EDR radius map, no listings were identified for the Subject Property.

Subject Property – 2 Meredith Court

Year Listing

2014 Anna Hafer

Subject Property – 4 Meredith Court

Year Listing

2022 Llewellyn Childress

Subject Property – 8 Meredith Court

Year Listing

2014 James Pennypacker

Subject Property – 12 Meredith Court

Year Listing

2022 Meghan Moore

Subject Property – 14 Meredith Court

Year Listing

2022 Cassie Navarro, Cathleen Navarro, Jordan Navarro

2014 Damon Johnson

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Adjoining Properties

The following listings associated with adjoining properties were identified in EDR databases.

• Sealed Air Corp Modena Plant – 22 Meredith Court – adjoining to the west northwest and downgradient to the subject Property.

o PFAS Echo: Facility ID – 110008054871. Status – Active.

o Echo Facility Report: No violations were reported through the Echo Database. Failure to

Report DMR throughout 2023 resulted in a Noncompliance message. Facility Last

Inspection – 12/12/2023. Facility Date Last Informal Inspection – 4/11/2017. Facility

Date Last Formal Inspection – 8/1/2017.

▪ Clean Air Act (CAA): Operating 80% Synthetic Minor (PA000493321).

▪ Clean Water Act (CWA): Non-Major, Permit Effective (PAG030253) No Major, Permit Terminated; Compliance Tracking Off (PAR140012).

▪ Resource Conservation and Recovery Act (RCRA): Active VSQG, (PAR000566968).

• Modena Paper Mill – 22 Meredith Court – adjoining to the west northwest and downgradient to the Subject Property.

o Asbestos: Project ID – 420292575A. Project ID 1 – 278017. Facility Type – Renovation.

Facility Type Code – R. Start Date – 8/28/2017. End Date – 10/31/2017. ASB Amount –

400. ASB Unit – LF.

• Sealed Air Corp Modena Plant – 22 Meredith Court - adjoining to the west northwest and downgradient to the Subject Property.

o FINDS: Registry ID – 110008054871.

o ECHO: EnvID – 1016110048. Registry ID – 110008054871. No violations were reported through the Echo Database. Failure to Report DMR throughout 2023 resulted in a

Noncompliance message.

o RCRA-VSQG: EPAID – PAR000566968. Federal Waste Generator Description –

Conditionally Exempt Small Quantity Generator. No NCAPS ranking. Handler Date of

Last Change – 8/14/2023.

▪ Hazardous Waste Summary:

• Waste Code: D001. Waste Description: Ignitable Waste.

• Waste Code: D002. Waste Description: Corrosive Waste.

• Waste Code: D003. Waste Description: Reactive Waste.

• Waste Code: F003. Waste Description: The Following Spent

Nonhalogenated Solvents: Xylene, Acetone, Ethyl Acetate, Ethyl

Benzene, Ethyl Ether, Methyl Isobutyl Ketone, N-Butyl Alcohol, Cyclohexanone, And Methanol; All Spent Solvent Mixtures/Blends

Containing, Before Use, Only The Above Spent Nonhalogenated Solvents;

And All Spent Solvent Mixtures/Blends Containing, Before Use, One Or

More Of The Above Nonhalogenated Solvents, And A Total Of Ten

Percent Or More (By Volume) Of One Or More Of Those Solvents Listed

In F001, F002, F004, And F005; And Still Bottoms From The Recovery

Of These Spent Solvents And Spent Solvent Mixtures.

• Waste Code: F005. Waste Description:

The Following Spent Nonhalogenated Solvents: Toluene, Methyl Ethyl

Ketone, Carbon Disulfide, Isobutanol, Pyridine, Benzene, 2-

Ethoxyethanol, And 2-Nitropropane; All Spent Solvent Mixtures/Blends

Containing, Before Use, A Total Of Ten Percent Or More (By Volume) Of

One Or More Of The Above Nonhalogenated Solvents Or Those Solvents

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Listed In F001, F002, Or F004; And Still Bottoms From The Recovery Of

These Spent Solvents And Spent Solvent Mixtures.

o Historic Generators:

▪ Receive Date – 09/22/2021. Handler Name – Sealed Air Corp Modena Plant.

Federal Waste Generator Description – Large Quantity Generator. Large Quantity

Handler of Universal Waste – Yes.

▪ Receive Date – 07/24/2023. Handler Name – Sealed Air Corp Modena Plant.

Federal Waste Generator Description – Very Small Quantity Generator (formerly

Conditionally – Exempt Small Quantity Generator). Large Quantity Handler of

Universal Waste.

o List of NAICS Codes and Descriptions:

▪ NAICS Code – 32212. NAICS Description – Paper Mills.

▪ NAICS Code – 322121. NAICS Description – Paper (Except Newsprint) Mills.

o Evaluation Action Summary:

▪ Evaluation Date – 12/01/2023. Evaluation Responsible Agency – State. Found

Violation – No. Evaluation Type Description – compliance Evaluation Inspection.

▪ Evaluation Date – 05/18/2022. Evaluation Responsible Agency – State. Found

Violation – No. Evaluation Type Description – Compliance Evaluation

Inspection.

4.7 Vapor Encroachment Screen

Penn E&R utilized ASTME2600-10, Tier I Method and EDR Vapor Encroachment Screen to determine if a vapor encroachment condition (VEC) exists at the Subject Property (Appendix G). Based upon available information the potential for a VEC on the Subject Property from adjacent properties, there is minimal risk of VEC.

4.8 Regulatory Agency File and Records Review

Penn E&R contacted or sought information online from federal, state, and local regulatory agencies related to the Subject Property. A summary of those requests and findings is included below and pertinent correspondence is included as Appendix H.

4.8.1 United States Environmental Protection Agency (EPA)

Penn E&R obtained information on-line through the EPA’s Envirofacts website on July 22, 2025. The

Subject Property was not identified in the Envirofacts database.

4.8.2 Pennsylvania Department of Environmental Protection (PADEP)

Penn E&R submitted a request for information to the PADEP on July 22, 2025, to determine if it maintained information regarding the Subject Property. Penn E&R has not received a response as of submission of this report.

4.8.3 Chester County

Penn E&R submitted a Right-to-Know request to Chester County on July 22, 2025 to determine if it maintained information regarding the Subject Property. Penn E&R completed a file review at the

Chester County Health Department on July 30, 2025. Based on this review, no environmental issues associated with the Subject Property or adjacent properties were identified.

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4.8.4 Modena Borough

Penn E&R submitted a Right-to-Know request to Modena Borough on July 22, 2025 to determine if it maintained information regarding the Subject Property. Penn E&R has not received a response from the county as of the submission of this report.

4.9 Summary of Past Subject Property Uses

Based on a review of historical records, the Subject Property was utilized for residential purpose from at least 1937.

4.10 Summary of Notable Past Uses of Adjoining Properties

The Subject Property is located in a mixed-use area of the Modena Borough comprised of commercial, residential, and industrial properties. The adjoining property to the west has historically been utilized for industrial purposes, including a paper mill, and is currently occupied by the Sealed Air Corporation.

The properties to the east and south have historically been utilized for a mix of residential and commercial purposes and there are residential properties to the north beyond a railroad which runs along the property boundary.

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5.0 SITE RECONNAISSANCE

5.1 Site Reconnaissance Observations

The Subject Property reconnaissance was completed on August 16, 2925. A visual inspection of the

Subject Property grounds was conducted by traversing the Subject Property on foot. A summary of the observations, done at the Subject Property, is presented below and pertinent photographs taken during the reconnaissance are included in Appendix I.

Penn E&R Personnel Thomas Christie

Site Representative/Relationship to Site Marcelo Munoz/Owner&Jennifer Daywalt/Borough of Modena

Weather Conditions Sunny, humid, temperature in the mid-80s degree

Fahrenheit.

Limiting Conditions (accessibility, acreage.

vegetation overgrowth, safety concerns, etc.)

None

INTERIOR & EXTERIOR OBSERVATIONS:

Current Use/Operations The Subject Property consists up of 10 vacant houses and a storage garage.

Paved/Concrete/Gravel Areas Pavement in front of each house.

Stormwater Features Overland.

USTs and Appurtenances None.

ASTs and Appurtenances None.

Materials Storage (Hazardous Substances/

Petroleum Products in/not in connection with

Identified Uses)

None.

PCB-Containing Electrical Equipment None.

Hydraulic Equipment None.

Stains or Corrosion None.

Floor Drains, Pits, Sumps The basement of each individual house has a sump.

Solid Waste (debris, trash storage/handling) None.

Surface Lagoons or Impoundments None.

Stressed Vegetation, Disturbed Areas, Dumping and/or Filling None.

Wells (monitoring, potable, irrigation, etc.) A potable water well was located in the storage garage on the east portion of the Subject Property.

Septic Systems None.

Other Environmental Conditions Based on the age of the houses and garage, the use of asbestos and lead-based paints are possible.

5.2 General Setting of the Subject Property and Adjoining Properties

ASTM E1527-E defines adjoining properties as any real property or properties the border of which is contiguous or partially contiguous with that of the Subject Property, or that would be contiguous or partially contiguous with that of the property but for a street, road, or other public thoroughfare separating them.

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The Subject Property is located in a mixed-use area of Chester County. The Subject Property consists of ten connected houses with two to three bedrooms and one bathroom on the second floor. The first floor of each house contains a living room, dining room, and a kitchen. Each of the basements were empty at the time of the Site reconnaissance. However, a sump was identified in each of the individual basements. The following current adjoining property uses were identified:

North Railroad tracks, beyond which are residential properties.

South Commercial properties, beyond which is the West Branch of the Brandywine Creek.

East Residential, beyond which is Union Street and Residential and Commercial Properties.

West Vacant land, beyond which is an industrial building (sealed Air Corporation).

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6.0 INTERVIEWS

The objective of ASTM Interview and User Questionnaires is to obtain information indicating RECs in connection with the Subject Property.

6.1 Interview with the User

A User Questionnaire was provided to Meredith CT LLC. The completed User Questionnaire is provided within Appendix A.

6.2 Interview with the Property Owner

Penn E&R provided an Interview Questionnaire to Mr. Henry Marcelo Munoz, the current property owner. Mr. Munoz completed the Questionnaire, a copy of which is included in Appendix A.

According to Mr. Munoz, the Subject Property has not been utilized for industrial manufacturing purposes, and hazardous substances have not been used, handled, or stored on the property. He reported that a domestic well last utilized in June 2021 is located on-site in the garage. Mr. Munoz reported no knowledge of government notifications regarding violations, releases, or assessments that would indicate a release on the Subject Property.

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7.0 NON-SCOPE SERVICES

7.1 Asbestos Containing Material

Asbestos is a naturally occurring mineral fiber that was once widely used in building materials and products for its thermal insulating properties and fire resistance. EPA defines asbestos-containing material (ACM) as material that contains more than 1% asbestos. Building products containing ACM are often referred to as asbestos containing building materials (ACBM). Many building materials such as structural steel fireproofing, acoustic finishes, ceiling texture, ceiling tile, suspended ceiling panels, textured and elastomeric paints, window putty, flexible duct connectors, rubbery pipe insulation tape, building wiring insulation, pipe, boiler, and vessel insulation, interior plaster, and duct insulation commonly contained asbestos until the late 1970s. Other types of ACM were commonly used until the middle to late 1980s such as drywall joint compound, exterior stucco, sheet vinyl flooring, vinyl flooring products, flooring and other mastics (adhesives), roof tiles and coatings, asbestos-cement products and flues. EPA banned the use of asbestos in many products in 1993. However, several categories of building products were not subject to the ban. Thus, existing and even new buildings may lawfully contain ACBM.

Further information regarding the handling of ACM can be found at PADEP’s website.

An ACM survey was not completed by Penn E&R as part of this Phase I ESA, as this is beyond the scope of the ASTM E1527-21.

7.2 Lead-Based Paint

Lead is a soft, bluish metallic element that has been used in a wide variety of products. According to

EPA, paint manufacturers frequently used lead as a primary ingredient in many oil-based interior and exterior house paints through the 1940s and gradually decreased its use in the 1950s and 1960s as latex paints became more widespread. The federal Department of Housing and Urban Development (HUD) estimated that 75 % of the houses built in the United States before 1978 contain some lead-based paint

(LBP). Lead from paint, chips, and dust can pose health hazards if not properly managed. The

Consumer Product Safety Commission (CPSC) prohibited use of lead in paint for residential use in 1978 in concentrations greater than 0.06 percent lead by weight. It should be noted that the use of LBP in commercial and industrial buildings has not been prohibited.

Further information regarding the handling of LBP can be found at PADEP’s website.

An LBP survey was not completed by Penn E&R as part of this Phase I ESA, as this is beyond the scope of the ASTM E1527-21.

7.3 Substances Not Defined as Hazardous Substances

There are some substances that non-environmental professionals and others may assume to be hazardous substances that are not defined (or not yet defined) as hazardous substances under CERCLA through interpretation by EPA regulations and the courts. These substances may include: (1) some substances that occur naturally or through biological digestion (for example, methane), and (2) substances about which human understanding is evolving (for example, per- and polyfluoroalkyl substances, also known as “PFAS”). These and any other “emerging contaminants,” where they are not identified as a hazardous substance by CERCLA, as interpreted by EPA regulations and the courts, are not included in the scope of this practice. Some of these substances may be considered a

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“hazardous substance” (or equivalent) under applicable state laws. In those instances, where a Phase I

Environmental Site Assessment is performed to satisfy both federal and state requirements, or as directed by the user of the report, it is permissible to include analysis and/or discussion of these substances in the same manner as any other Non-Scope Consideration. If and when such emerging contaminants are defined to be a hazardous substance under CERCLA, as interpreted by EPA regulations and the courts, such substances shall be evaluated within the scope of this practice.

Further information regarding emerging contaminants can be found on the EPA’s website. An evaluation of emerging contaminants was not completed as part of this Phase I ESA. Although Penn

E&R cannot rule out the presence of PFAS at the Subject Property, Penn E&R did not identify evidence of the presence, production, or generation of PFAS based on the available records reviewed as part of this report.

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8.0 EVALUATION

8.1 Findings and Opinions

Penn E&R has performed a Phase I ESA in general conformance with the scope and limitation of ASTM

Practice E1527-21 for the was completed for the Subject Property identified as Chester County UPI #10-

4-41.1.

Based on our review of available documents and our observations during the Subject Property inspection, the Phase I ESA has revealed the following:

Recognized Environmental Conditions (RECs): None Identified.

Controlled Recognized Environmental Conditions (CRECs): None Identified.

Historically Recognized Environmental Conditions (HRECs): None Identified.

Business Environmental Risk (BER): None Identified.

De minimis Conditions: None Identified.

Additional Environmental Observation(s) are not currently considered RECs, CRECs, HRECs, or de minimis conditions in connection with the Subject Property; however, their presence is noted and should be considered when determining future site usage.

Additional Environmental Observations: Historical Basin, Domestic Well

• Historical Basin

A large off-site basin was identified in the aerial photographs between 1937 and 1950 along the western property boundary. Historical records do not indicate what the basin was utilized for but it is believed to be associated with the adjacent industrial facility.

• Domestic Well

A review of the Interview Questionnaire identified a domestic well within the on-site garage. The

Site reconnaissance activities confirmed the presence of this well. The well was reportedly last used in June 2021. If redevelopment plans include the use of this well for potable purpose, then the well should be tested. If the well is not used, then the well should be closed by a licensed well driller in accordance with state and local regulations.

8.1.1 Data Gaps

ASTM E1527-21 defines a data gap as a lack of or inability to obtain information required by this practice despite good faith efforts to gather such information. The following data gap was identified during the Phase I ESA but are not expected to significantly impact the conclusions of the Phase I ESA, unless otherwise noted:

• At the time this report was prepared, Penn E&R had not received a complete 60-year chain-of-title for the Subject Property from Meredith CT LLC.

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• Penn E&R submitted a Right-to-Know request to Modena Borough on July 22, 2025 to determine if it maintained information regarding the Subject Property. Penn E&R has not received a response from the county as of the submission of this report.

8.2 Conclusions

Penn E&R performed a Phase I Environmental Site Assessment in general conformance with the scope and limitations of ASTM Practice E 1527-21 for the Subject Property. Any exceptions to or deletions from this practice are described above in this report. Based on the results of the Phase I ESA, no RECs, BERs, HRECs, CRECs, or de minimis conditions were identified. However, two additional environmental observations were noted.

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9.0 REFERENCES

1. EDR, Certified Sanborn® Map Report, July 22, 2025.

2. EDR Historical Topo Map Report with QuadMatch™, July 22, 2025.

3. The EDR Aerial Photo Decade Package, July 22, 2025.

4. The EDR-City Directory Image Report, July 24, 2025.

5. The EDR Radius Map Report with GeoCheck, July 22, 2025.

6. The EDR Environmental Lien and AUL Search, July 24, 2025.

7. PADEP, eFACTS on-line database, https://www.ahs.dep.pa.gov/eFACTSWeb/default.aspx.

8. PADEP, eMapPA on-line mapping, https://gis.dep.pa.gov/emappa/.

9. US EPA, Envirofacts on-line database, https://enviro.epa.gov/.

10. Chester County, Government Records Database, https://chesterpa.countygovernmentrecords.com/ChesterRecorder/eagleweb/docSearch.jsp

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10.0 SIGNATURES AND QUALIFICATIONS

This Phase I Environmental Site Assessment report was prepared by the following Environmental

Professionals.

Report Prepared by:

Amanda Galarza

Environmental Scientist I

Report Reviewed by:

Thomas Petrecz

Regional Environmental Division Manager

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

Environmental Professional as defined in §312.10 of 40 CFR 312. We have the specific qualifications based on education, training, and experience to assess a property of the nature, history, and setting of the

Subject Property. We have developed and performed all appropriate inquiries in conformance with the standards and practices set forth in 40 CFR Part 312. Resumes outlining the qualifications of these professionals are included in Appendix J.

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