PHASE I ENVIRONMENTAL SITE ASSESSMENT

OF

VACANT PARCEL OF LAND

NORTHWEST OF THE HIGHWAY 40 AND 248 INTERSECTION

PARK CITY, UTAH 84404

R&R PROJECT NO. PI-02212025

FEBRUARY 24, 2025

Prepared by: Prepared for:

R&R Environmental, Inc. State of Utah, DFCM 47 West 9000 South, Suite 2 4315 South 2700 West, 3rd Floor Sandy, Utah 84070 Taylorsville, Utah 84129-2128 Phone: (801) 352-2380 Phone: (801) 641-0964 Fax: (801) 352-2381 aubreystapel@utah.gov mailto:aubreystapel@utah.gov

Vacant Parcel of Land

Northwest of the Highway 40 and 248 Intersection Park City, Utah 84404

Project No. PI-02212025 i R&R Environmental, Inc.

TABLE OF CONTENTS

1.0 EXECUTIVE SUMMARY

1.1 General Information

1.2 Findings and Conclusions Summary

1.3 Significant Data Gap Summary

1.4 Recommendations

2.0 INTRODUCTION

2.1 Purpose

2.2 Scope

2.3 Significant Assumptions

2.4 Limitations and Exceptions

2.5 Special Terms and Conditions (User Reliance)

3.0 SITE DESCRIPTION

3.1 Location and Legal Description

3.2 Surrounding Area General Characteristics

3.3 Current Use of the Subject Property

3.4 Description of Subject Property and Any Improvements

3.5 Current Uses of Adjoining Properties

4.0 USER-PROVIDED INFORMATION

4.1 Title Records

4.2 Environmental Liens or Activity and Use Limitations (AULs)

4.3 Specialized Knowledge

4.4 Significant Valuation Reduction for Environmental Issues

4.5 Owner, Property Manager, and Occupant Information

4.6 Reason for Performing Phase I ESA

4.7 Other User-Provided Documents

5.0 RECORDS REVIEW

5.1 Standard Environmental Records

5.1.1 Federal Agency Database Findings

5.1.2 State and Tribal Database Findings

5.1.3 Local Environmental Records Sources

5.2 Physical Setting Sources

5.2.1 Topography

5.2.2 Geology

5.2.3 Soils

5.2.4 Hydrology

5.2.5 Other Physical Setting Sources

5.3 Historical Records Sources

5.3.1 Aerial Photographs

5.3.2 Fire Insurance Maps

5.3.3 Property Tax Files

5.3.4 Recorded Land Title Records and AULs

5.3.5 Historical USGS Topographic Quadrangles

5.3.6 City Directories

5.3.7 Building Department Records

5.3.8 Zoning and Land Use Records

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5.3.9 Prior Reports

5.3.10 Other Historical Sources

6.0 SITE RECONNAISSANCE

6.1 Methodology and Limiting Conditions

6.2 Hazardous Substance Use, Storage, and Disposal

6.3 Underground Storage Tanks (USTs)

6.4 Aboveground Storage Tanks (ASTs)

6.5 Other Petroleum Products

6.6 Polychlorinated Biphenyls (PCBs)

6.7 Unidentified Substance Containers

6.8 Nonhazardous Solid Waste

6.9 Wastewater

6.10 Waste Pits, Ponds, and Lagoons

6.11 Sumps

6.12 Septic Systems

6.13 Stormwater Management System

6.14 Wells

7.0 INTERVIEWS

8.0 OTHER ENVIRONMENTAL CONDITIONS

8.1 Asbestos-Containing Materials (ACM)

8.2 Radon

8.3 Lead in Drinking Water

8.4 Lead-Based Paint (LBP)

8.5 Mold Screening

8.6 Vapor Encroachment

9.0 REFERENCES

10.0 APPENDICES

APPENDIX A – Site Vicinity Map APPENDIX B – Site Plan APPENDIX C – Site Photographs APPENDIX D – User-Provided Documentation APPENDIX E – Regulatory Database Report APPENDIX F – Aerial Photographs APPENDIX G – Historical Research Documentation APPENDIX H – Prior Reports APPENDIX I – Resumes APPENDIX J – Records of Communication APPENDIX K – Laboratory Reports APPENDIX L – Other Supporting Documents APPENDIX M - Terminology

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1.0 EXECUTIVE SUMMARY

1.1 General Information

Project Information Subject Property Information Vacant Parcel of Land Vacant Parcel (Subject Property is a portion of a parcel) NW of the Intersection of Highway 40 and 248 Park City, Utah 84404

Consultant Information Site Access Contact R&R Environmental, Inc. Ms. Aubrey Stapel 47 West 9000 South, Suite 2 (801) 641-0964 Sandy, Utah 84070 Telephone: (801) 352-2380 Client Information Fax: (801) 352-2381 Division of Facilities Construction and Mgmt.

Reconnaissance Date: February 21, 2025 4315 South 2700 West, 3rd Floor Site Assessor: Stephen S. Galley Taylorsville, Utah 84129-2128 Report Writer: Stephen S. Galley aubreystapel@utah.gov Environmental Professionals: Stephen S. Galley and David C. Roskelley

Environmental Professional Statement:

I declare that, to the best of my professional knowledge and belief, I meet the definition of Environmental Professional as defined in § 312.10 of 40 CFR 312. I have the specific qualifications of education, training, and experience to assess a property with 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 312.

Prepared by: Reviewed by:

Stephen S. Galley, CSP David C. Roskelley, MSPH, CIH, CSP Environmental Services Director President Environmental Professional Environmental Professional mailto:aubreystapel@utah.gov

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1.2 Findings and Conclusions Summary

R&R Environmental, Inc. (R&R) has tailored its Phase I Environmental Site Assessment (ESA) report to the scope and limitations of ASTM Standard Practice E 1527-21. Any exceptions to or deletions from this practice are described in Section 2.0 of this report. This assessment has not revealed evidence of recognized environmental conditions in connection with the subject property. Information regarding this finding is detailed in the table below.

FINDINGS AND CONCLUSIONS SUMMARY

Report Section Further Action?

De Minimis

Condition

Recognized Environmental

Condition

(REC)

Historical

REC

Controlled

REC

ASTM

Non-Scope Condition

Description

3.5 Current uses of

Adjoining Properties

No

4.0 User-Provided

Information

No

5.1.1 Federal Agency

Database Findings

5.1.2 State and

Tribal Database Findings

5.1.3 Local

Environmental Record Sources

5.2 Physical

Setting Sources

No

5.3 Historical

Records Sources

6.2 Hazardous

Substance Use, Storage, and Disposal

6.3 Underground

Storage Tanks

6.4 Aboveground

Storage Tanks

No

6.5 Other

Petroleum Products

6.6 Polychlorinated

Biphenyls (PCBs)

6.7 Unidentified

Substance Containers

6.8 Nonhazardous

Solid Waste

6.9 Wastewater No

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FINDINGS AND CONCLUSIONS SUMMARY

Report Section Further

Action?

De

Minimis Condition

Recognized Environmental

Condition

(REC)

Historical

REC

Controlled

REC

ASTM

Non-Scope Condition

Description

6.10 Waste Pits, Ponds, and Lagoons

No

6.11 Sumps No

6.12 Septic Systems No

6.13 Stormwater

Management System

No

6.14 Wells No

7.0 Interviews No

8.1 Asbestos-

Containing Materials

(ACM)

8.2 Radon No

8.3 Lead in

Drinking Water

No

8.4 Lead-Based

Paint (LBP)

No

8.5 Mold Screening No

8.6 Vapor

Encroachment

1.3 Significant Data Gap Summary

Data gaps may have been encountered during the performance of this Phase I ESA and are discussed within the section of the report where they were encountered. However, according to ASTM Standard Practice E 1527-21, data gaps are only significant if “other information and/or professional experience raises reasonable concerns involving the effects of that data gap.”

The following table is a summary of any significant data gaps identified in this report.

SIGNIFICANT DATA GAP SUMMARY

Report Section Description

3.5 Current Uses of Adjoining Properties No significant data gap identified

4.2 Environmental Liens or Activity and

Use Limitations (AULs) No significant data gap identified

5.1 Standard Environmental Records No significant data gap identified

5.2 Physical Setting Sources No significant data gap identified

5.3 Historical Records Sources No significant data gap identified

6.1 Methodology and Limiting Conditions No significant data gap identified

7.0 Interviews No significant data gap identified

1.4 Recommendations

Based on the information collected from the Phase I ESA, R&R does not recommend additional investigation of the subject property at this time.

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2.0 INTRODUCTION

2.1 Purpose

The purpose of this Phase I ESA was to identify at the property any recognized environmental conditions and certain potential environmental conditions outside the scope of ASTM Standard Practice E 1527-21.

This report documents the findings, opinions, and conclusions of the Phase I ESA.

2.2 Scope

This Phase I ESA was conducted in general accordance with the ASTM Standard Practice E 1527-21, consistent with the care and skill ordinarily practiced in similar circumstances by similar environmental consulting professionals. Significant additions, deletions, or exceptions to ASTM Standard Practice E 1527-21 are noted below or in the corresponding sections of this report. The scope of this assessment included an evaluation of the following:

• Physical characteristics of the subject property via review of references such as topographic maps and geologic, soil, and hydrologic reports.

• Usage of the subject property, adjoining properties, and surrounding area via review of historical sources such as land title records, fire insurance maps, city directories, aerial photographs, prior reports, and interviews.

• Observations and interviews regarding current subject property usage and conditions including the use, treatment, storage, disposal, or generation of hazardous substances, petroleum products, hazardous wastes, nonhazardous solid wastes, and wastewater.

• Usage of adjoining and surrounding properties and the likely impact on the subject property from those properties’ known or suspected releases of hazardous substances or petroleum products.

• Information from environmental agency databases and local environmental records within the specified approximate minimum search distance from the subject property.

The scope of the assessment also considered the following environmental issues or conditions that are beyond the scope of ASTM Standard Practice E 1527-21:

• Mold screening, a baseline survey of readily observable mold and conditions conducive to mold growth on the subject property, as identified by limited interview, document review, and physical observation. This screening reported findings that provide an opinion on whether an identified condition warrants further action. The scope of work for the Mold Screening was consistent with ASTM Standard Practice E 2418-06: Standard Guide for Readily Observable Mold and Conditions Conducive to Mold in Commercial Buildings: Baseline Survey Process. The scope of work, including potential deviations from the Standard Guide, is described as follows:

o The interview was limited to one knowledgeable person from property management or engineering staff.

o The document review was limited to those relevant documents that were made readily available to R&R in a timely manner.

o The physical observations were limited to certain Heating, Ventilation, and Air Conditioning (HVAC) system areas and other readily accessible building areas subject to

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probable water damage, plumbing leaks, and flooding. Unless noted otherwise herein, R&R also observed the following:

HVAC equipment room(s) and readily accessible mechanical rooms. In buildings with package units in the ceiling, R&R observed at least one unit per floor.

Readily accessible areas of the basement (or lowest level), the top floor, the roof, and at least one mid-level floor, if applicable.

For multistory buildings, up to 10% of the total number of floors were observed if readily accessible, including those already mentioned. For hotel and multi-family buildings, the lowest and highest levels and the roof were observed along with up to 10% of units, one per floor if readily accessible.

o The Mold Screening does not include destructive methods of observation.

o No sampling or laboratory analyses were conducted.

o The Mold Screening service described herein was limited in scope by the time and cost considerations typically associated with performing a Phase I ESA. No method can guarantee that a hazard will be discovered, especially if the hazard is not encountered in the screening. Opinions and conclusions must, out of necessity, be extrapolated from limited information and discrete, noncontinuous data points. Unidentified mold or other microbial conditions may exist on the property.

• Visual observation and, possibly, limited sampling and limited surveys of suspect asbestos-containing material (ACM) at the property.

o The visual observation provides an opinion on the condition of suspect ACM on the property based on site reconnaissance.

o Limited sampling, if conducted, submits bulk material samples to a certified laboratory to determine asbestos concentrations. The sampling is limited in that it is not intended to comply with the sampling requirements described in 40 CFR Part 763 or 40 CFR Part 61.

o Limited surveys identify the presence of readily accessible suspect ACM and develop recommendations about the need for a more thorough survey or an Operations and Maintenance program.

• Radon document review of published radon data to evaluate the potential for elevated levels of radon gas in the surrounding area of the subject property.

• Lead and drinking water data review acquired from the water supplier, which provides information regarding potable water provided to the subject property and whether it meets or exceeds drinking water standards for lead.

• Visual observation of lead-based paint (LBP), along with research on the construction date of buildings, which is used to provide an opinion on the potential for LBP.

• Wetlands document review of a current National Wetlands Inventory map of the surrounding area to note if the subject property contains a wetland.

• Flood plain document review of a flood plain map of the surrounding area (as is reasonable to ascertain) to note if the subject property is located within a flood plain.

2.3 Significant Assumptions

R&R does not consider any assumptions in this report to have a significant impact on determining recognized environmental conditions associated with the property.

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2.4 Limitations and Exceptions

R&R has prepared this Phase I ESA report using reasonable efforts to identify recognized environmental conditions associated with hazardous substances or petroleum products at the property. Findings in this report are based on information and observations from the day(s) of site reconnaissance and from reasonably available information from certain public agencies and other referenced sources.

The ASTM Standard Practice E 1527-21 recognizes inherent limitations for Phase I ESAs:

• Uncertainty Not Eliminated—A Phase I ESA cannot eliminate uncertainty regarding the potential for recognized environmental conditions in connection with any property.

• Not Exhaustive—A Phase I ESA is not an exhaustive investigation of the subject property and environmental conditions on the subject property.

• Past Uses of the Property—A Phase I ESA only requires review of standard historical sources at five-year intervals. Therefore, past uses of property between the five-year intervals may not be identified.

The above list is not exhaustive; Users of this report may refer to ASTM Standard Practice E 1527-21 for further information regarding these and other limitations.

This report is not definitive and should not be assumed to be a complete and/or specific definition of all conditions above or below grade. R&R used reasonable efforts to identify evidence of aboveground and underground storage tanks and ancillary equipment on the subject property during the assessment. These efforts were limited to interviews, observations of accessible areas, and the review of referenced public records. Current subsurface conditions may differ from the conditions determined by these reasonable efforts, which might not identify subsurface equipment or evidence hidden from view by snow cover, paving, construction activities, stored materials, landscaping, and so on. The most reliable method to evaluate subsurface conditions is the use of intrusive techniques, which is beyond the scope of this report.

Information in this report is not intended to be used as a construction document and should not be used for demolition, renovation, or other property construction purposes. Any use of this report beyond the scope and intent of the original parties shall be at the sole risk and expense of such user.

R&R makes no representations or warranty that the past, current, or future operations at the subject property are, have been, or will be, in compliance with all applicable federal, state, and local laws, regulations, and codes. Regardless of the findings stated in this report, R&R is not responsible for consequences or conditions that arise from any facts not fully disclosed to R&R during the assessment.

An independent data research company provided the government agency database referenced in this report. R&R requested information on surrounding area properties for approximate minimum search distances, which is assumed to be correct and complete unless obviously contradicted by R&R’s observations or other credible sources reviewed during the assessment. R&R is not liable for any such data company’s failure to make relevant files or documents properly available, to properly index files, or to maintain or produce accurate or complete records.

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Any estimates of costs or quantities in this report are approximations for due diligence purposes in commercial real estate transactions. Estimates are based on the findings, opinions, and conclusions of this assessment, which are limited by the scope of the assessment, schedule demands, cost constraints, accessibility limitations, and other factors associated with performing the Phase I ESA. Subsequent costs or quantities may vary from the estimates in this report. The estimated costs or quantities in this report are not intended to be used for financial disclosure related to the Financial Accounting Standards Board (FASB) Statement No. 143, FASB Interpretation No. 47, the Sarbanes–Oxley Act, or any United States Securities and Exchange Commission reporting obligations, and this report’s estimates may not, in any form, be used for such purposes without the express written permission of R&R.

R&R is not a professional title insurance or land surveyor firm. As such, R&R makes no guarantee, express or implied, that any land title records, physical descriptions, or depictions of the property that have been acquired, reviewed, or indicated in this report represent a comprehensive definition or precise delineation of property ownership or boundaries.

The Environmental Professional Statement in Section 1.1 of this report does not “certify” the findings contained in this report and is not a legal opinion of the Environmental Professional. The Environmental Professional Statement only documents R&R’s opinion that a qualified Environmental Professional was involved in performing the assessment and that the activities performed by or under the supervision of the Environmental Professional conformed to the standards and practices set forth in 40 CFR Part 312 per the methodology in ASTM Standard Practice E 1527-21 and the scope of work for this assessment.

Per ASTM Standard Practice E 1527-21, Section 6, User Responsibilities, the User of this assessment has specific obligations to perform tasks during this assessment that will help identify the possibility of recognized environmental conditions in connection with the property. The User’s failure to fully comply with the requirements may impact their ability to use this report to help qualify for Landowner Liability Protections (LLPs) under the Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA). R&R makes no representations or warranties regarding a User’s qualification for protection under any federal, state, or local laws, rules, or regulations.

In accordance with the ASTM Standard Practice E 1527-21, this report is presumed to be valid for a six-month period. If the report is older than six months, the following information must be updated for the report to be valid: (1) regulatory review, (2) site visit, (3) interviews, (4) specialized knowledge, and (5) environmental lien search. Reports older than one year may not meet the ASTM Standard Practice 1527- 21 and therefore must be updated entirely to reflect current conditions and property-specific information.

Other limitations and exceptions specific to the scope of this report may be found in their corresponding sections.

2.5 Special Terms and Conditions (User Reliance)

This report is to be used and relied upon for the benefit of the User, its affiliates, and third parties authorized in writing by the User and R&R, including any lender(s) connected with a secured financing of the subject property and their respective successors and assigns. By accepting this report, any third party agrees that any use or reliance on this report shall be limited by the exceptions and limitations in this report, with the acknowledgment that actual site conditions may change with time and that hidden conditions may exist at the property that were not discovered within the authorized scope of the assessment. Any use by or distribution of this report to third parties, without the express written consent of R&R, is at the sole risk and expense of such third party.

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R&R makes no other representation to any third party except that, in preparing the report and assembling its related information and data, it has used the degree of care and skill ordinarily exercised by environmental consultants. No other warranties are made to any third party, either expressed or implied.

With respect to any acts or omissions, R&R’s liability to any third party authorized to use or rely on this report is limited to a total maximum amount of $1,000, unless R&R and the third party have agreed otherwise in writing.

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3.0 SITE DESCRIPTION

3.1 Location and Legal Description

The subject property is located northwest of the Highway 40 and 248 intersection in Summit County and the subject property does not yet have an address. It is along the Park City municipal boundary in Utah 84404. A site vicinity map is included in Appendix A, a site plan is included in Appendix B, and site photographs are included in Appendix C. According to the Summit County Tax Assessor’s website (https://www.summitcountyutah.gov/1013/Property-Page) the subject property consists of a portion of a parcel that is currently be rezoned and redivided. The overarching parcel of land is PC-65-A-X. The subject property is currently one vacant land. The parcel is currently zoned ROS. The purpose of the ROS Zone is to define Recreation Open Space. The legal description of the overarching parcel, acquired from the County Recorder’s office, is included in Appendix L.

3.2 Surrounding Area General Characteristics

The surrounding area is primarily characterized by commercial and office uses of land, with some warehouse uses and vacant land. Specific adjoining property information is discussed further in Section 3.5.

3.3 Current Use of the Subject Property

The subject property is unoccupied and is not being used. It is not connected to public utilities. However, utilities are in the area. Site photographs are provided in Appendix C.

3.4 Description of Subject Property and Any Improvements

The following table provides general descriptions of the subject property and any improvements.

SUBJECT PROPERTY DESCRIPTION

Approximate Size of the Subject Property Unknown – 1 acre (est.)

General Topography of Subject Property Generally flat Adjoining and Access/Egress Roads Highway 248 to the south and Old Highway 40 to the northeast Paved or Concrete Areas (including parking) None Unimproved Areas All Landscaped Areas None Surface Water None Potable Water Source None Sanitary Sewer Utility None Storm Sewer Utility None Electrical Utility None Natural Gas Utility None Current Occupancy Status 0% occupied Unoccupied Buildings/Spaces/Structures None Number of Occupied Buildings None General Building Description NA Number of Floors NA Total Square Feet of Space (approximate) NA Construction Completion Year NA https://www.summitcountyutah.gov/1013/Property-Page

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SUBJECT PROPERTY DESCRIPTION

Construction Type None Description of Interior Finishes None Description of Exterior Finishes None Cooling System Type None Heating System Type None Emergency Power None

3.5 Current Uses of Adjoining Properties

No negative environmental conditions were observed on the adjoining properties during site reconnaissance other than the following. Observed current uses of the adjoining properties are as follows:

CURRENT USES OF ADJOINING PROPERTIES

Direction from Property

Address Occupant(s) Name Current Use Potential Environmental

Conditions Northeast None NA Vacant None

South

NA

None

Highway 248

Highway

Vacant Land

West NA

Highway 40

Highway

The adjacent properties are not considered a recognized environmental condition to the subject property.

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4.0 USER-PROVIDED INFORMATION

The following section summarizes any information provided by the User (State of Utah) related to the Phase I ESA. Documentation may be found in Appendix D and in the locations where they are referenced in this report.

4.1 Title Records

The User did not provide title record information for the parcels in the form of a title report. No negative environmental data was identified from title records.

4.2 Environmental Liens or Activity and Use Limitations (AULs)

User provided no information regarding subject property environmental liens or activity and use limitations (AULs). No environmental liens or AULs were identified in the searched documents.

4.3 Specialized Knowledge

User did not provide specialized knowledge regarding recognized environmental conditions associated with the subject property. User indicated the property was not historically used.

4.4 Significant Valuation Reduction for Environmental Issues

User provided no information regarding a significant valuation reduction for environmental issues associated with the subject property.

4.5 Owner, Property Manager, and Occupant Information

User provided R&R with site access indicating the subject property owner’s name and contact information.

4.6 Reason for Performing Phase I ESA

User indicated the Phase I ESA was being performed prior to a financial transaction related to the subject property.

4.7 Other User-Provided Documents

User did not provide an environmental questionnaire concerning the subject property. Negative environmental impacts noted by the Environmental Professional are addressed in the appropriate section of this report. No other documents as described in the ASTM Standard Practice E 1527-21 were supplied to R&R, except for a current aerial photograph of the subject property and basic information.

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5.0 RECORDS REVIEW

5.1 Standard Environmental Records

Environmental Data Resources, Inc., (EDR) of Milford, Connecticut, supplied the regulatory agency database report discussed in this section, which contains information regarding reported releases of hazardous substances and petroleum products on or near the subject property.

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

The complete regulatory agency database report may be found in Appendix E. The following table is a summary of the findings of the database review:

SUMMARY OF FEDERAL, STATE, AND TRIBAL DATABASE FINDINGS

Regulatory Database Approx. Minimum

Search Distance Property Listed?

Additional Sites Listed

Federal National Priorities List (NPL) 1 mile No 0 Federal Deleted NPL 1 mile No 0 Federal Comprehensive Environmental Response, Compensation, and Liability Information System (CERCLIS) list

½ mile No 0

Federal CERCLIS No Further Remedial Action Planned (NFRAP)

½ mile No 0

Federal Resource Conservation and Recovery Act (RCRA) Corrective Action (CORRACTS)

1 mile No 0

Federal RCRIS non-CORRACTS Treatment, Storage, and Disposal Facilities (TSD)

½ mile No 0

Federal RCRA Hazardous Waste Generators ¼ mile No 1 Federal RCRA Non-generators ¼ mile No 0 Federal Institutional and Engineering Controls Summary

½ mile No 0

Federal Emergency Response Notification System

(ERNS)

Subject Property No 0

Federal Facility Index System/Facility Registry Service (FINDS)

Subject Property No 0

State/Tribal Correspondence Concerning NPL 1 mile No 0 State CERCLIS 1 mile No 0 State Waste Facilities/Landfills ½ mile No 0 State and Tribal Leaking Underground Storage Tanks (LUST) Program

½ mile No 1

State and Tribal Underground Storage Tanks (UST) Certification Lists

¼ mile No 2

State and Tribal Registered Aboveground Storage Tanks (AST)

¼ mile No 0

State and Tribal Registered Leaking Aboveground Storage Tanks (LAST)

½ mile No 0

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SUMMARY OF FEDERAL, STATE, AND TRIBAL DATABASE FINDINGS

Regulatory Database Approx. Minimum

Search Distance Property Listed?

Additional Sites Listed

State Institutional and Engineering Controls Registry ½ mile No 0 State Voluntary Cleanup Program (VCP) ½ mile No 0 State Brownfields Program ½ mile No 0 State Industrial & Hazardous Waste (Ind. Haz Waste) database

Subject Property No 0

State Tier 2 database Subject Property No 0

5.1.1 Federal Agency Database Findings

The subject property address was not listed in the federal databases researched. There was one facility indicated within the specified federal agency search distances. The facility identified was Gerber Collision & Glass which is a very small quantity RCRA generator located at 3095 Atkinson Road. The facility is less than 1/8 mile distant from the subject property in an expected down-gradient groundwater flow direction. Based upon the distances and projected groundwater flow direction, the nearby properties with federal agency database findings, are not considered a recognized environmental condition for the subject property.

Based on the distance, topography, assumed groundwater gradient, current regulatory status, and absence of reported releases, no other information from the reviewed federal agency databases represents a likely past, present, or current material threat to the subject property.

5.1.2 State and Tribal Database Findings

The subject property address was not listed in the state or tribal databases. However, State and tribal regulatory agencies did identify three properties within the specified search distances from the subject property. One LUST facility and two UST facilities were listed in the State and local databases within the specified search distances. The LUST site has a closed date associated with it. A closed date is a point in time that the State of Utah has determined no further action is required on the site at the time of the determination.

Based on the distance, topography, assumed groundwater gradient, current regulatory status, and absence of reported releases, the sites listed in the state and tribal databases do not represent a likely past, present, or current material threat to the subject property. These properties are not considered a recognized environmental condition to the subject property.

5.1.3 Local Environmental Records Sources

Health Department R&R requested information from the Summit County Health Department regarding records of environmental concern for the subject property and vicinity; a Government Records Access and Management Act request was submitted verbally to the agency on February 21, 2025. The agency indicated no releases, spills, or other records of environmental concern have been reported for the subject property vicinity.

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Fire Department R&R spoke with Fire Marshal Mike Owens regarding any records of environmental concern about hazardous material responses at the subject property. Fire Marshal Owens indicated there were no records of fire-related responses. No records of environmental concern were recorded for the subject property.

Planning Department According to the City’s Planning and Zoning website (https://www.parkcity.org), the subject property is currently zoned ROS. The purpose of the ROS Zone is to designate it as recreation open space. The legal description of the overarching parcel acquired from the County Recorder’s office are included in Appendix L.

Building Department R&R requested information from the Park City Building Department regarding records for the subject property. At the time this report was prepared, the records had not been received. If R&R receives additional information that changes the conclusions or recommendations of this assessment, that information will be forwarded as an addendum to this report. However, the building department is unlikely to have building records within the city’s 5-year retention period.

Electrical Utility Company Rocky Mountain Power provides electrical service for the subject property area.

Water Utility Park City Water District provides water utility for the subject property area.

Sewer Utility Park City provides sewer utility for the subject property area.

Natural Gas Utility Dominion Energy provides natural gas utility for the subject property area.

Other Local Environmental Records Sources No additional sources of local environmental records were reviewed for this assessment.

5.2 Physical Setting Sources

5.2.1 Topography

R&R located the subject property on the United States Geological Survey 7.5-Minute Series Park City East Topographic Quadrangle Map, dated 2020 and provided by EDR. The subject property is approximately 6,600 feet above mean sea level (msl). The topography of the subject property is relatively flat with a slight regional decline to the northeast. Storm water is funneled and drained into the surrounding streets and storm drains, then to the city storm drain system. A copy of the topographic map is included in Appendix A.

According to the 1900–2020 topographic maps, the site was not improved. No potentially adverse topographic features, such as standing water, streams, playas, or karst topography, appear on the topographic map of the property. R&R did not observe any evidence of surface water, surface impoundments, or dry wells at the subject property during site reconnaissance.

https://www.parkcity.org/

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5.2.2 Geology

According to the EDR report, the subject property is Cenozoic Era, Tertiary System, and Lower Tertiary Volcanic Rocks Series with a Volcanic Rocks Sequence Category. According to The Geologic Map of Utah, dated 1980, the subject property is in an area underlain by Permian alluvium, colluvium, and other Lake Bonneville deposits that travel outward.

5.2.3 Soils

The EDR report indicates that the native soil at the subject property is FEWKES, gravelly loam. The soil is Class B with moderate infiltration rates. The soil is deep and moderately deep, moderately well and well drained with moderately coarse textures. The soil is well drained. The soils are not hydric. The depth to groundwater is expected to be 10-30 feet. According to additional soil layer information provided by EDR, the soil layer information is gravelly loam from 0–11 inches below ground surface (bgs), and clay loam from 11-59 inches bgs. A copy of the EDR report is included in Appendix E.

According to the United States Department of Agriculture Soil Conservation Service’s Soil Survey website (http://websoilsurvey.sc.egov.usda.gov/App/HomePage.htm), the soil at the subject property address consists of gravelly loam and clay loam.

5.2.4 Hydrology

Considering the surface topography of the property vicinity and the influence of the Wasatch Mountains, groundwater is expected to flow to the northeast. Therefore, properties located directly southwest are most likely to have an environmental impact on the subject property. However, underground structures, seasonal fluctuations, soil and bedrock geology, production wells, and other factors beyond the scope of this study often locally influence actual groundwater flow direction.

Based on information obtained from the Utah Department of Environmental Quality Division of Environmental Response and Remediation (http://enviro.deq.utah.gov/), a nearby site shows the groundwater elevation is approximately 10-30 feet bgs, and groundwater flows in a northeasterly direction. The actual groundwater flow and elevation under the subject property can only be accurately determined by installing groundwater monitoring wells, which is beyond the scope of this project.

5.2.5 Other Physical Setting Sources

Flood Plain Map According to the Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) Panel “Only Panel Printed” from Community Panel, the subject property is outside of an incorporated area in a Zone X Flood Zone. A Zone X flood zone is an area subject to minimal flood hazard, generally determined using approximate methodologies. Because detailed hydraulic analyses have not been performed, no Base Flood Elevations (BFEs) or flood depths are shown. Mandatory flood insurance purchase requirements and floodplain management standards apply. A copy of the FIRM Map is included in Appendix E.

Wetlands Map According to the U.S. Fish and Wildlife Service National Wetlands Inventory, no wetlands are located on the subject property. A copy of the Wetland Map is included in Appendix E. This investigation did not formally determine the presence or absence of possible wetlands on the subject property.

http://websoilsurvey.sc.egov.usda.gov/App/HomePage.htm http://enviro.deq.utah.gov/

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5.3 Historical Records Sources

The following table summarizes R&R’s research findings on the historical subject property and surrounding area uses.

HISTORICAL USES SUMMARY

Period Identified Historical Uses Source(s) Intervals/Comments

Subject Property Surrounding Area

Prior to 1940 Vacant Vacant Topographic Maps Interview

None prior to 1900

1940–1960 Vacant Vacant Aerial Photographs Topographic Maps

Interview

5-year

1961–1980 Vacant Vacant Aerial Photographs Topographic Maps

Interview

5-year

1981–Present Vacant Vacant Aerial Photographs Topographic Maps

City Directories Interview

5-year

The historical use research conducted during this Phase I ESA did not identify recognized environmental conditions on the subject property.

Data gaps were encountered in the table above. However, based on the historical research conducted, no significant data gaps were identified during this Phase I ESA. As such, the requirements of ASTM Standard Practice E 1527-21 § 8.3 have been satisfied, and the historical research is considered complete.

5.3.1 Aerial Photographs

The table below shows descriptions and interpretations from R&R’s review of the aerial photographs of the subject property and surrounding areas as provided by EDR. Available aerial photographs ranged from 1953 to 2018. Copies of aerial photographs are included in Appendix F.

AERIAL PHOTOGRAPH SUMMARY

Year Scale Comments 1953 1 inch =

500 feet Subject Property: The subject property appears as it currently exists except Highway 40 runs through it.

Surrounding Area: The properties to the northeast, south, and west appear as they currently exist. Highway 40 is visible.

1962 1 inch = 500 feet

Subject Property: The subject property appears as it currently exists except Highway 40 runs through it.

Surrounding Area: The properties to the northeast, south, and west appear as they currently exist. Highway 40 is visible.

1967 1 inch = 500 feet

Subject Property: The subject property appears as it currently exists except Highway 40 runs through it.

Surrounding Area: The properties to the northeast, south, and west appear as they currently exist. Highway 40 is visible.

Project No. PI-10062024 17 R&R Environmental, Inc.

AERIAL PHOTOGRAPH SUMMARY

Year Scale Comments 1976 1 inch =

500 feet Subject Property: The subject property appears as it currently exists except Highway 40 runs through it.

Surrounding Area: The properties to the northeast, south, and west appear as they currently exist. Highway 40 is visible.

1978 1 inch = 500 feet

Subject Property: The subject property appears as it currently exists except Highway 40 runs through it.

Surrounding Area: The properties to the northeast, south, and west appear as they currently exist. Highway 40 is visible.

1981 1 inch = 500 feet

Subject Property: The subject property appears as it currently exists except Highway 40 runs through it.

Surrounding Area: The properties to the northeast, south, and west appear as they currently exist. Highway 40 is visible.

1983 1 inch = 500 feet

Subject Property: The subject property appears as it currently exists except Highway 40 runs through it.

Surrounding Area: The properties to the northeast, south, and west appear as they currently exist. Highway 40 is visible.

1993 1 inch = 500 feet

Subject Property: The subject property appears as it currently exists.

Surrounding Area: The properties to the northeast, south, and west appear as they currently exist. Highways 40 and 248 are visible.

1997 1 inch = 500 feet

Subject Property: The subject property appears as it currently exists.

Surrounding Area: The properties to the northeast, south, and west appear as they currently exist. Highways 40 and 248 are visible.

2006 1 inch = 500 feet

Subject Property: The subject property appears as it currently exists.

Surrounding Area: The properties to the northeast, south, and west appear as they currently exist. Highways 40 and 248 are visible.

2011 1 inch = 500 feet

Subject Property: The subject property appears as it currently exists.

Surrounding Area: The properties to the northeast, south, and west appear as they currently exist. Highways 40 and 248 are visible.

2014 1 inch = 500 feet

Subject Property: The subject property appears as it currently exists.

Surrounding Area: The properties to the northeast, south, and west appear as they currently exist. Highways 40 and 248 are visible.

2018 1 inch = 500 feet

Subject Property: The subject property appears as it currently exists. There are, what appears to be, some construction vehicles on a portion of the site, likely for the rerouting of Old Highway 40 Surrounding Area: The properties to the northeast, south, and west appear as they currently exist. Highways 40 and 248 are visible.

In reviewing the aerial photographs, R&R did not identify past uses that would indicate recognized environmental conditions at the subject property or surrounding area.

5.3.2 Fire Insurance Maps

R&R attempted to procure Sanborn maps from EDR. EDR indicated the subject property is considered an unmapped property and Sanborn maps were not available. The unmapped property letter is included in Appendix G.

5.3.3 Property Tax Files

According to the Summit County Assessor’s office, the subject property is made up of a single parcel of land that is part of a larger parcel. At the time of the site reconnaissance, the subject property was vacant.

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Site photographs are provided in Appendix C, and a site vicinity map is provided in Appendix A. The information from the county assessor’s office, including the subject property owner and legal property description, is included in Appendix L.

Additional historical ownership information was not available. In reviewing the tax files, R&R did not identify past uses that would indicate recognized environmental conditions at the subject property.

5.3.4 Recorded Land Title Records and AULs

The scope of work for this ESA did not require the acquisition of recorded land title records. A title record was not supplied by the User. R&R did conduct a standard search for environmental liens and/or AULs using User-supplied information, which did not indicate any environmental liens or AULs.

5.3.5 Historical USGS Topographic Quadrangles

R&R reviewed 1900, 1903, 1955, 1999, 2014, 2017, and 2020 historical USGS Topographic Quadrangles of the area (acquired from EDR) for information regarding past uses of the subject property. The EDR Historical Topographic Map Report is included in Appendix G. The subject property appeared as vacant land in each of the topographic maps reviewed.

In reviewing the historical topographic maps, R&R did not identify past uses that would indicate recognized environmental conditions at the subject property.

5.3.6 City Directories

EDR conducted research on the availability of historical city directories and supplied a subsequent report based on Cole Information Services directories, R. L. Polk Company directories, and the EDR digital archives for the years 1992 through 2020. The subject property was not listed in any of the directories from 1992 through 2020. Adjoining property information from 1992 through 2020 did not indicate any references to historically adjacent properties that might negatively impact the property. This research did not identify past uses that would indicate recognized environmental conditions. The EDR–City Directory Abstract is included in Appendix G.

5.3.7 Building Department Records

R&R requested Building Department Records from Park City. No information regarding building records was available because the city does not typically retain plan information or records for more than five years.

5.3.8 Zoning and Land Use Records

According to Park City ((https://www.parkcity.org) the subject property is currently zoned ROS. The purpose of the ROS Zone is to designate the land as Recreation Open Space. The legal description of the parcel, acquired from the County Recorder’s office, is included in Appendix L.

5.3.9 Prior Reports

No prior reports were supplied for review in this assessment.

https://www.parkcity.org/

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5.3.10 Other Historical Sources

No other historical sources were reviewed for this assessment.

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6.0 SITE RECONNAISSANCE

Site reconnaissance was conducted by a representative of R&R Environmental on February 21, 2025. The following paragraphs summarize any visual and physical observations of the subject property on the day of the site inspection. Photographs of the subject property can be found in Appendix C.

6.1 Methodology and Limiting Conditions

Site reconnaissance included visual and physical observations of the subject property, improvements, and adjoining sites as viewed from the subject property. Site reconnaissance also included visual observations of the surrounding area made during the trip to and from the subject property. Weather conditions did not significantly limit site reconnaissance; on that date, conditions were partly cloudy, and the temperature was approximately 35 degrees Fahrenheit. It is noted that the site was covered with snow on the day of the site visit and visual observations of the ground surface were not possible.

6.2 Hazardous Substance Use, Storage, and Disposal

R&R did not observe evidence of hazardous substance use, storage, or disposal at the subject property.

The existence of small quantities of these materials would indicate a recognized environmental condition to the subject property.

6.3 Underground Storage Tanks (USTs)

R&R did not find evidence of USTs on the subject property.

6.4 Aboveground Storage Tanks (ASTs)

R&R did not find evidence of ASTs on the subject property.

6.5 Other Petroleum Products

R&R did not observe the storage or disposal of other petroleum products or hydraulic lifts on the subject property.

6.6 Polychlorinated Biphenyls (PCBs)

Polychlorinated biphenyls (PCBs) are toxic coolants or lubricating oils used in some electrical transformers, light-ballasts, electrical panels, and other similar equipment. The Toxic Substance Control Act regulates any transformer with mineral oil that contains PCBs in concentrations greater than 50 ppm.

Such transformers are considered PCB-contaminated and require appropriate remediation if found to be stained or leaking. The US EPA has grouped electrical transformers into three categories based on PCB content:

< 50 ppm Non-PCB 50 to 499 ppm PCB-contaminated 500 ppm and greater PCB transformer

There were no pole-mounted transformers, and no pad-mounted electrical transformers identified on the subject property. The non-existence of transformers does not represent a recognized environmental condition on the subject property.

Project No. PI-10062024 21 R&R Environmental, Inc.

6.7 Unidentified Substance Containers

R&R did not identify any unidentified substance containers on the subject property.

6.8 Nonhazardous Solid Waste

R&R did not identify nonhazardous or solid waste other than minor surface trash and debris on the subject property.

6.9 Wastewater

R&R identified wastewater (including sanitary sewage and stormwater) that was generated, treated, or discharged on the subject property or to adjoining properties as summarized below.

WASTEWATER SUMMARY TABLE

Type of Wastewater Generation Process Treatment System? Discharged via?

Stormwater Rainfall No Runoff into the surrounding streets or percolation into the ground Sanitary Sewer NA NA NA

6.10 Waste Pits, Ponds, and Lagoons

R&R did not find evidence of waste pits or lagoons on the subject property.

6.11 Sumps

R&R did not find evidence of sumps or separators on the subject property.

6.12 Septic Systems

R&R did not find evidence of a septic system or leach field on the subject property.

6.13 Stormwater Management System

R&R did not find any evidence of surface water or dry wells at the subject property. Stormwater that falls onto the subject property runs off by the slope of the land to the surrounding streets and then into the stormwater drains in the streets.

6.14 Wells

R&R did not find evidence of wells on the subject property.

Project No. PI-10062024…