Attach IV ESA PHASE I - 1104_N_Western_Ave_Wenatchee_Final_Phase_I_ESA_08242020.pdf

Phase I Environmental Site Assessment Report

1104 N Western Ave Wenatchee 1104 N Western Ave

Wenatchee, WA 98801

Prepared for

USDA

1104 N Western Ave

Wenatchee, WA 98801

Prepared by

BMEC

PO Box 545

Waitsburg, WA 99361 Phone: 509-520-4416

Job Number: P2020 0703 08/25/2020

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Table of Contents ii l Page

1.0 General Information 1

2.0 Executive Summary 2

3.0 Introduction 5

4.0 Site Description 8

5.0 User Provided Information 10

6.0 Records Review 11

7.0 Site Reconnaissance 16

8.0 Interviews 18

9.0 Other Environmental Considerations 19

Appendices

Appendix A: Figures 22 Appendix B: Photographs 27 Appendix C: Historical Research 34 Appendix D: Regulatory Records 48 Appendix E: Qualifications 300 Appendix F: Additional Documentation 303

1104 N Western Ave, Wenatchee Phase I ESA

1.0 GENERAL INFORMATION

Project Information:

1104 N Western Ave Wenatchee Project Number:

P2020 0703

Site Information:

1104 N Western Ave Wenatchee 1104 N Western Ave Wenatchee, WA 98801 Latitude, Longitude: 47.438492, -120.349409 Site Access Contact:Consultant Information:

BMEC

PO Box 545 Waitsburg, WA 99361 Phone: 509-520-4416 Fax:

E-mail Address:

Inspection Date:

Report Date: 08/25/2020

Client Information:

USDA

Mike Tonge 1104 N Western Ave Wenatchee, WA 98801

Site Assessor:

Yancy Meyer Environmental Professional

Senior Reviewer:

Peter H. Trabusiner Engineer

EP Certification:

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 this part.

Yancy Meyer - Environmental Professional

AAI Certification:

I have the specific qualifications based on education, training, and experience to assess a property of the nature, history, and setting of the subject property. I have developed and performed the all appropriate inquiries in conformance with the standards and practices set forth in 40 CFR Part 312.

Yancy Meyer - Environmental Professional

2.0 EXECUTIVE SUMMARY

2.1 Subject Property Description

The subject property consists of three separate areas all located at 1104 N Western Ave. in Wenatchee, Washington, on the west side of Western Ave., approximately 750 feet northwest of the intersection of Western

Ave. and Springwater Ave. The three areas are shown on a Site Map Located in Appendices A and F of this report. The areas are described as follows:

Area 1. Northwest Lot (New Greenhouse Site): This portion of the site consists of approximately 12,500 square feet of vacant land formerly planted to orchards. This portion of the site is surrounded by agricultural land.

Area 2. Land under Buildings 5, 6, and 10, including a small area of land west of Building 5, which is the planned location of a new power pole. This portion of the site consists of approximately 6,000 square feet of land and

5,500 square feet of structures. This portion of the site is surrounded by structures and agricultural land.

Area 3. Building 7 and the land underneath. This portion of the site consists of an approximately 3,000 square-foot greenhouse structure. This portion of the site is surrounded by buildings, paved parking/access, and landscaping.

2.2 Data Gaps

The data gap includes no prior owner interviews. These gaps are significant; however, given the known history of the site, it is reasonable and prudent to believe that this information would not alter the opinion in Section 2.4.

2.3 Environmental Report Summary

BMEC, Inc. has performed a Phase I Environmental Site Assessment in conformance with the scope and limitations of ASTM Practice E 1527-13 of the property located at 1104 N Western Ave. Wenatchee, Washington. Any exceptions to, or deletions from, this practice are described in Section 3.4 of this report. This assessment has revealed evidence of Recognized Environmental Conditions in connection with the site:

Area 1. Northwest Lot (New Greenhouse Site):

The historical use of this portion of the site has been farmland and the use of pesticides and herbicides is assumed. If the intended use of the property is agricultural or commercial then no further investigation is required; however, if the intended use of the property is residential development, soil sampling for pesticides and herbicides is recommended to insure no contamination above residential clean up levels at the site.

Area 2. Land under Buildings 5, 6, and 10, including a small area of land west of Building 5, which is the planned location of a new power pole:

According to the OSHA Asbestos Construction Standard (29 CFR 1926.1101), building owners and employers are required to identify the potential asbestos hazards within their pre-1989 facilities, and provide that information upon request to employees that may work near those hazards. During the on-site inspection, various suspect asbestos-containing materials building materials were observed. As defined in NESHAP 61.141, the observed materials may be classified as regulated asbestos-containing materials, and prior to demolition, renovation, or any other activity that may disturb these materials, either an inspection should be performed by an

AHERA accredited Building Inspector or the materials should be handled as asbestos-containing.

Effective June 3, 1993, the Lead in Construction Standard codified in 29 CFR 1926.62 applies to sources or potential sources of lead exposure present in an "employment-related" context. The trigger mechanism for application of the standard is an activity that by its inherent nature may cause exposure to lead. Therefore, within the content of regulatory compliance for OSHA, the subject property did not appear to require further response to suspect lead-based paint. However, prior to renovation, demolition, or any activity that will cause a disturbance of any suspect lead-based paint, sampling to determine lead content is recommended.

Research indicates Building 5 had one in-ground hydraulic lift which was decommissioned at the site. According to information from Imperial Construction provided by the client, the portion of lift that extends above floor and all existing diamond plating was removed and filled in with concrete to level flooring surface. The work was completed in March of 2018. No soil sampling was done at the time of the lift decommissioning. It is the opinion of BMEC that the former lift at the site poses a potential recognized environmental condition. BMEC recommends soil sampling by push-probe to investigate possible contamination due to the prior in-ground lift at the site.

Area 3. Building 7 and the land underneath:

According to the OSHA Asbestos Construction Standard (29 CFR 1926.1101), building owners and employers are required to identify the potential asbestos hazards within their pre-1989 facilities, and provide that information upon request to employees that may work near those hazards. During the on-site inspection, various suspect asbestos-containing materials building materials were observed. As defined in NESHAP 61.141, the observed materials may be classified as regulated asbestos-containing materials, and prior to demolition, renovation, or any other activity that may disturb these materials, either an inspection should be performed by an

Effective June 3, 1993, the Lead in Construction Standard codified in 29 CFR 1926.62 applies to sources or potential sources of lead exposure present in an "employment-related" context. The trigger mechanism for application of the standard is an activity that by its inherent nature may cause exposure to lead. Therefore, within the content of regulatory compliance for OSHA, the subject property did not appear to require further response to suspect lead-based paint. However, prior to renovation, demolition, or any activity that will cause a disturbance of any suspect lead-based paint, sampling to determine lead content is recommended.

Report Section No Further Action

REC HREC CREC Issue/Further Investigation

Comments

4.4 Current Use of Property X

4.6 Adjoining Property Information X

6.1 Standard Environmental Records

Sources X

Report Section No

Further Action

REC HREC CREC Issue/Further Investigation

Comments

6.4.1 Historical Summary X Hydraulic in-ground lift

removed from Building 5 with no soil sampling. Soil sampling recommended.

6.4.6 Other Environmental Reports X

7.3.1 Hazardous Substances X

7.3.3 USTs X

7.3.4 ASTs X

7.3.5 Other Suspect Containers X

7.3.6 Equipment Likely to Contain

PCBs X

7.3.11 Stained Soil/Stressed Vegetation X

9.1 Asbestos-Containing Materials X

9.2 Lead-Based Paint X

9.3 Radon X

2.4 Recommendations

During the course of the on-site visual inspection, a review of the available information at the Chelan County

Courthouse and a review of the Environmental Database for the site, no potential environmental risks, recognized environmental conditions or hazards other than those described in Section 2.3 were discovered.

It is the opinion of BMEC that the former hydraulic lift at the site poses a potential recognized environmental condition. BMEC recommends soil sampling by push-probe to investigate possible contamination due to the prior in-ground lift at the site.

3.0 INTRODUCTION

3.1 Purpose

The purpose of the Phase I Environmental Site Assessment (ESA) was to evaluate the current and historical conditions of the Subject Property in an effort to identify recognized environmental conditions in connection with the Subject Property.

A recognized environmental condition is defined by ASTM E1527-13 as:

Recognized Environmental Condition - the presence or likely presence of any hazardous substances or petroleum products in, on or at a property: (1) due to any release to the environment; (2) under conditions indicative of a release to the environment; or (3) under conditions that pose a material threat of a future release to the environment. De minimis conditions are not recognized environmental conditions.

De minimis conditions are those that generally do not present a material risk to public health or the environment and that generally would not be the subject of an enforcement action if brought to the attention of appropriate government agencies.

The identification of recognized environmental conditions in connection with the subject property may impose an environmental liability on owners or operators of the site, reduce the value of the site, or restrict the use or marketability of the site, and therefore, further investigation may be warranted to evaluate the scope and extent of potential environmental liabilities.

Unless specifically noted within the text of this Report, this Phase I Environmental Site Assessment (ESA) does not include or address groundwater, soil, or extraneous materials contamination upon or under the surface soils, with respect to testing, coring, or sampling analysis.

3.2 Scope of Work

The Phase I ESA conducted at the Subject Property was in general accordance with ASTM Standard E 1527-13 and included the following:

- Review of previous environmental site assessments;

- Records review;

- Interviews with regulatory officials and personnel associated with the subject and adjoining properties;

- A site visit; and

- Evaluation of information and preparation of the report provided herein.

Typically, a Phase I ESA does not include sampling or testing of air, soil, groundwater, surface water, or building materials. These activities would be carried out in a Phase II ESA, if required. For this Phase I ESA, no additions to the ASTM E 1527-13 standard were made.

3.3 Significant Assumptions

It is assumed that this investigation is being conducted to identify recognized environmental conditions concerning the subject property, and to permit the user to satisfy one of the requirements to qualify for the innocent landowner defense to CERCLA liability. This investigation may mention but does not fully address non-scope considerations such as, but not limited to, asbestos containing materials (ACM), radon, lead-based paint (LBP), lead in drinking water, mold, wetlands, regulatory compliance, cultural and historical resources, industrial hygiene, health and safety, ecological resources, endangered species, indoor air quality, and/or high voltage power lines, although, one or more may be mentioned in the report as a business environmental risk concern.

It is also assumed that the information provided by the client is accurate and that the client is not withholding any information that would alter the conclusions of this report.

3.4 Limitations and Exceptions

Along with all of the limitations set forth in various sections of the ASTM E 1527-13 protocol, the accuracy and completeness of this report may be limited by the following:

Access Limitations - None

Physical Obstructions to Observations - None

Outstanding Information Requests - None

Historical Data Source Failure - No prior interviews

Other - None

It should be noted that this assessment did not include a review or audit of operational environmental compliance issues, or of any environmental management systems (EMS) that may exist on the property. Where required, the documents listed in Appendices A and E were used as reference material for the completion of the

Phase I ESA. Some of the information presented in this report was provided through existing documents and interviews. Although attempts were made, whenever possible, to obtain a minimum of two confirmatory sources of information, BMEC, Inc. in certain instances has been required to assume that the information provided is accurate.

The information and conclusions contained in this report are based upon work undertaken by trained professional and technical staff in accordance with generally accepted engineering and scientific practices current at the time the work was performed. The conclusions and recommendations presented represent the best judgment of BMEC, Inc. based on the data obtained from the work. Due to the nature of investigation and the limited data available, BMEC, Inc. cannot warrant against undiscovered environmental liabilities.

Conclusions and recommendations presented in this report should not be construed as legal advice.

Should additional information become available which differs significantly from our understanding of conditions presented in this report, we request that this information be brought to our attention so that we may reassess the conclusions provided herein.

3.5 Deviations

No deviations from the recommended scope of ASTM Standard E 1527-13 were performed as part of this Phase

I ESA with the exception of any additions noted in Detailed Scope of Services.

3.6 Special Terms and Conditions

Authorization to perform this assessment was given by the client on July 14, 2020. Instructions as to the location of the property, access, and an explanation of the property and facilities to be assessed were provided by Mike

Tonge with the USDA.

3.7 Reliance

This report has been prepared for the sole benefit of the client. The report may not be relied upon by any other person or entity without the express written consent of BMEC, Inc. and the client. We acknowledge a third party's reliance on this report as part of the process of evaluating the risks associated with this transaction.

4.0 SITE DESCRIPTION

4.1 Location and Legal Description

The subject property is located at 1104 N Western Ave. in Wenatchee, Washington, on the west side of Western

Ave., approximately 750 feet northwest of the intersection of Western Ave. and Springwater Ave. The subject property is currently occupied by the USDA, and the land is owned by Eastern Washington University.

Information obtained from the Chelan County Assessor's Department indicated that the tax assessment parcel number for the subject property is 232032440150. The subject site is in Section 32, Township 23 N and Range

20 E.W.M.

4.2 Activity/Use Limitations

No specific Activity/Use limitations were specified for the subject property.

4.3 Site and Vicinity Description

The subject property consists of approximately 0.62 acres and is developed with four commercial buildings totaling approximately 8,500 square feet. The ground surface at the site slopes gradually east. The property is primarily covered with one storage shed, two greenhouses and one shop with two bay doors. The subject property can be accessed from the east via an entrance from Western Ave. .

The site is zoned commercial. The area surrounding the site is primarily commercial

4.4 Current Use of Property

The subject property is currently occupied by the USDA. Hazardous substances are limited to household quantities. No unusual or suspicious storage, handling, or disposal was observed.

4.5 Description of Structures and Other Improvements

Structures at the site include: one storage shed, two green houses, one shop

Property Summary Size of Property (approximate): 34.56 acres General Topography of Property: flat Adjoining and/or Access/Egress Roads: Western Ave Paved or Concrete Areas (including parking): none Unimproved Areas: none Landscaped Areas: 5% Surface Water: None Potable Water Source: City of Wenatchee Sanitary Sewer Utility: City of Wenatchee Storm Sewer Utility: None Electrical Utility:

Natural Gas Utility: Cascade natural gas

Building Summary Building Name: Storage shed Number of Floors: 1 Total Square Feet of Space (approximate): 900 sq-ft Construction Completion Date (year):

Construction Type: Concrete blocks

Interior Finishes Description: brick Exterior Finishes Description: brick Cooling System Type: none Heating System Type: none Emergency Power: none

Building Name: Green house 1 Number of Floors: 1 Total Square Feet of Space (approximate): 1,800 sq-ft Construction Completion Date (year):

Construction Type: Metal frame, covered with heavy PVC sheet material Interior Finishes Description: Unfinished Exterior Finishes Description: PVC translucent Cooling System Type:

Heating System Type: None Emergency Power: None

Building Name: Green house 2 Number of Floors: 1 Total Square Feet of Space (approximate): 2,700 sq-ft Construction Completion Date (year):

Construction Type: Metal frame, covered with heavy PVC sheet material Interior Finishes Description: Unfinished Exterior Finishes Description: PVC translucent Cooling System Type:

Heating System Type: None Emergency Power: None

Building Name: Shop Number of Floors: 1 Total Square Feet of Space (approximate): 3,200 sq-ft Construction Completion Date (year):

Construction Type: Wood framed Interior Finishes Description: concrete, dry wall, metal Exterior Finishes Description: Metal Cooling System Type: None Heating System Type: Natural gas Emergency Power: None

4.6 Adjoining Property Information

For the Scope of this Assessment, properties are defined and categorized based upon their physical proximity to the subject property. An adjacent property is any real property located within 0.25 miles of the subject property's border. An adjoining property is any real property whose border is contiguous or partially contiguous with the subject property, or that would be if the properties were not separated by a roadway, street, public thoroughfare, river, or stream. All adjoining properties were inspected to the greatest extent possible given access restrictions.

Direction From Site Occupant Use Comments North residential Residential South Residential Residential East apartment complex Residential West agricultural Agricultural

5.0 USER PROVIDED INFORMATION

5.1 Specialized Knowledge

No specialized knowledge in connection with the subject property or facility operations was identified by the user/client.

5.2 Valuation Reduction for Environmental Issues

No environmental issues were identified by the user/client that could result in property value reduction.

5.3 Owner, Property Manager, and Occupant Information

Mike Tonge is identified as the Key Site Manager, and was contacted concerning the subject property.

Information regarding the site was provided by Mike Tonge with USDA. Copies of the provided documents are included in Appendix F of this report.

5.4 Reason For Performing Phase I

The Phase I ESA is being conducted as part of environmental due diligence prior to property transfer or refinancing.

6.0 RECORDS REVIEW

6.1 Standard Environmental Records Sources

BMEC, Inc. contracted Environmental Data Resources, Inc. (EDR) to conduct a search of Federal and State databases containing known and suspected sites of environmental contamination. The number of listed sites identified within the approximate minimum search distance (AMSD) from the Federal and State environmental records database listings specified in ASTM Standard E 1527-13 are summarized in the following table. Detailed information for sites identified within the AMSDs is provided below, along with an opinion about the significance of the listing to the analysis of recognized environmental conditions in connection with the subject property.

Copies of the EDR research data and a description of the databases are included in Appendix D of this report.

The subject site is listed on the ALLSITES, FINDS, ECHO, WA MANIFEST, and the RCRA-VSQG (very small quantity generator) databases. These databases provide information about facilities, sites or places that are subject to environmental regulations or of environmental interest (i.e. compliance, permits, corrective actions, etc.), but do not necessarily identify properties of environmental concern. The EDR Report indicates that the facility is a "very small quantity generator" and indicates "no violations." Due to the nature of these listings, it is the opinion of BMEC that these listings do not represent a recognized environmental condition at the subject property.

Map Findings Summary Database Target

Property Search

Distance (Miles)

< 1/8 1/8 - 1/4 1/4 - 1/2 1/2 - 1 > 1 Total Plotted

NPL 1 0 0 0 0 NR 0

Proposed NPL 1 0 0 0 0 NR 0

NPL LIENS 1 0 0 0 0 NR 0

Delisted NPL 1 0 0 0 0 NR 0

CORRACTS 1 0 0 0 0 NR 0

RCRA-TSDF 0.5 0 0 0 NR NR 0

RCRA-LQG 0.25 0 0 NR NR NR 0

RCRA-SQG 0.25 0 0 NR NR NR 0

US ENG CONTROLS 0.5 0 0 0 NR NR 0

ERNS 0.001 0 NR NR NR NR 0

HMIRS 0.001 0 NR NR NR NR 0

DOD 1 0 0 0 0 NR 0

FUDS 1 0 0 0 0 NR 0

US BROWNFIELDS 0.5 0 0 0 NR NR 0

CONSENT 1 0 0 0 0 NR 0

UMTRA 0.5 0 0 0 NR NR 0

ODI 0.5 0 0 0 NR NR 0

TRIS 0.001 0 NR NR NR NR 0

TSCA 0.001 0 NR NR NR NR 0

FTTS 0.001 0 NR NR NR NR 0

SSTS 0.001 0 NR NR NR NR 0

LUCIS 0.5 0 0 0 NR NR 0

DOT OPS 0.001 0 NR NR NR NR 0

ICIS 0.001 0 NR NR NR NR 0

HIST FTTS 0.001 0 NR NR NR NR 0

RADINFO 0.001 0 NR NR NR NR 0

LIENS 2 0.001 0 NR NR NR NR 0

PADS 0.001 0 NR NR NR NR 0

MLTS 0.001 0 NR NR NR NR 0

FINDS 1 0.001 3 NR NR NR NR 4

RAATS 0.001 0 NR NR NR NR 0

FUSRAP 1 0 0 0 0 NR 0

UXO 1 0 0 0 0 NR 0

US FIN ASSUR 0.001 0 NR NR NR NR 0

US CDL 0.001 0 NR NR NR NR 0

SCRD DRYCLEANERS 0.5 0 0 0 NR NR 0

EDR Hist Auto 0.125 0 NR NR NR NR 0

US MINES 0.25 0 0 NR NR NR 0

MINES MRDS 0.001 0 NR NR NR NR 0

COAL ASH EPA 0.5 0 0 0 NR NR 0

SEMS 0.5 0 0 0 NR NR 0

COAL ASH DOE 0.001 0 NR NR NR NR 0

DEBRIS REGION 9 0.5 0 0 0 NR NR 0

USGS WATER WELLS 1 0 0 0 0 NR 0

US AIRS 0.001 0 NR NR NR NR 0

EPA WATCH LIST 0.001 0 NR NR NR NR 0

US INST CONTROLS 0.5 0 0 0 NR NR 0

2020 COR ACTION 0.25 0 0 NR NR NR 0

SEMS-ARCHIVE 0.5 1 0 0 NR NR 1

FEDERAL FACILITY 0.5 0 0 0 NR NR 0

RCRA-VSQG 1 0.25 1 0 NR NR NR 2

PCB TRANSFORMER 0.001 0 NR NR NR NR 0

ECHO 1 0.001 3 NR NR NR NR 4

ROD 1 0 0 0 0 NR 0

RMP 0.001 0 NR NR NR NR 0

PRP 0.001 0 NR NR NR NR 0

RCRA NonGen / NLR 0.25 4 0 NR NR NR 4 EDR Hist Cleaner 0.125 0 NR NR NR NR 0

PWS TP NR NR NR NR NR 0

IHS OPEN DUMPS 0.5 0 0 0 NR NR 0

ABANDONED MINES 0.25 0 0 NR NR NR 0

FUELS PROGRAM 0.25 0 0 NR NR NR 0

US HIST CDL 0.001 0 NR NR NR NR 0

LEAD SMELTERS 0.001 0 NR NR NR NR 0

FEMA UST 0.25 0 0 NR NR NR 0

DOCKET HWC 0.001 0 NR NR NR NR 0

SWF/LF 0.5 0 0 0 NR NR 0

ALLSITES 1 0.5 6 5 7 NR NR 19

CSCSL 1 1 0 0 2 NR 3

HSL 1 1 0 0 1 NR 2

CSCSL NFA 0.5 1 1 2 NR NR 4

UIC 0.001 0 NR NR NR NR 0

SWTIRE 0.5 0 0 0 NR NR 0

LUST 0.5 0 0 0 NR NR 0

UST 0.25 2 0 NR NR NR 2

AST 0.25 0 0 NR NR NR 0

WA MANIFEST 1 0.25 2 0 NR NR NR 3

SPILLS 0.001 1 NR NR NR NR 1

INST CONTROL 0.5 0 1 1 NR NR 2

ICR 0.5 0 0 0 NR NR 0

VCP 0.5 0 1 0 NR NR 1

DRYCLEANERS 0.25 0 0 NR NR NR 0

BROWNFIELDS 0.5 0 0 0 NR NR 0

CDL 0.001 0 NR NR NR NR 0

SPILLS 90 0.001 0 NR NR NR NR 0

COAL ASH 0.5 0 0 0 NR NR 0

RGA LF 0.001 0 NR NR NR NR 0

SWRCY 0.5 0 0 0 NR NR 0

WELLS KITSAP 1 0 0 0 0 NR 0

NPDES 0.001 0 NR NR NR NR 0

AQUEOUS FOAM 0.5 0 0 0 NR NR 0

ASBESTOS 0.001 2 NR NR NR NR 2

PTAP 0.5 0 0 0 NR NR 0

RGA LUST 0.001 0 NR NR NR NR 0

Financial Assurance 0.001 0 NR NR NR NR 0

PFAS 0.5 0 0 0 NR NR 0

RGA HWS 0.001 2 NR NR NR NR 2

DAY CARE 0.001 0 NR NR NR NR 0

HIST CDL 0.001 0 NR NR NR NR 0

INACTIVE

DRYCLEANERS

0.25 0 0 NR NR NR 0

AIRS (EMI) 0.001 0 NR NR NR NR 0

WELLS 1 0 0 0 0 NR 0

INDIAN LUST 0.5 0 0 0 NR NR 0

INDIAN UST 0.25 0 0 NR NR NR 0

INDIAN VCP 0.5 0 0 0 NR NR 0

INDIAN ODI 0.5 0 0 0 NR NR 0

INDIAN RESERV 1 0 0 0 0 NR 0

EDR MGP 1 0 0 0 0 NR 0

Detail Summary Site Name: US DA TREE FRUIT RESEARCH LAB Databases: ALLSITES, WA MANIFEST, FINDS, RCRA-VSQG, ECHO Address: 1104 N WESTERN AVE Distance: 0 Direction: NNW Elevation: Higher Comments:

Site Name:

Databases: ASBESTOS Address: 2000 SPRINGWATER Distance: 0 Direction: Southwest Elevation: Higher Comments:

Site Name: PINE SHADOW SUBDIVISION Databases: NPDES, ALLSITES Address: 2119 SPRINGWATER AVE Distance: 874 Direction: WSW Elevation: Higher Comments:

Site Name: SPRINGWATER Databases: ALLSITES Address: SPRINGWATER AVE Distance: 1037 Direction: WNW Elevation: Higher Comments:

Site Name: MCGUIRE PLAT Databases: ALLSITES Address: INTERSECTION OF MAPLE ST Distance: 1064 Direction: North Elevation: Higher Comments:

6.2 Additional Environmental Record Sources

No summary information has been entered regarding additional environmental record sources.

6.3 Physical Setting Sources

Source of reference is a United States Geological Survey (USGS) 7.5 Minute Topographic Quadrangle (quad)

Map containing the subject property. The USGS 7.5 minute quad map has an approximate scale of 1" to 24,000 feet, shows physical features such as water bodies, and roadways. The USGS 7.5 quad map is considered to be the only Standard Physical Setting Source, and is sufficient as a single reference.

6.3.1 Topography

The site consists of three areas of one parcel of land with improvements. The site is accessible from Western

Ave. The nearest major roadway is Highway 285, approximately 1.20 mile east of the site. The elevation is 799 feet above mean sea level.

6.3.2 Surface Water Bodies

The nearest major body of water is Columbia River, approximately 1.69 miles east of the site. There are no flood zones or wetlands associated with the site.

6.3.3 Geology and Hydrology

Groundwater flow direction may be impacted by surface topography, hydrology, hydrogeology, characteristics of the soil, and nearby wells. Groundwater flow velocity is generally impacted by the nature of the geologic strata.

It can be assumed that the groundwater gradient inferred from topography is to the east towards Columbia

River.

6.4 Historical Use

6.4.1 Historical Summary

Historical information identifying the past site use was obtained from a variety of sources as detailed in Appendix

C of this report and included: CITY DIRECTORIES, AERIAL PHOTOGRAPHS, TOPOGRAPHIC MAPS AND

ASSESSOR DOCUMENTS

The historic use of the subject site was agricultural. The site is currently owned by WSU and leased by the

USDA and used as an agricultural research facility.

6.4.2 Title Records

No title records were provided by the user/client. Please refer to the Records Review section for current and historical ownership/use of the subject property.

6.4.3 City Directories

City directories for the subject property and surrounding area were not readily available or practically reviewable.

6.4.4 Aerial Photos

Aerial photographs were available from 1957, 1964, 1967, 1983, 1990, 2006, 2009, 2013 and 2017.

Summary Date(s) Property Comments Surrounding Area Comments 1957 The subject site appears to be agricultural and undeveloped.

1964-1967 The subject site appears to have few structures on it and there is obviously agriculturally used land around it. .

1983-2017 The subject site appears to have the current structures with agricultural land surrounding it..

Residential and some agricultural development.

6.4.5 Sanborn/Historical Maps

Sanborn fire insurance maps for the subject property and surrounding area were not readily available or practically reviewable.

6.4.6 Other Environmental Reports

No previous environmental reports were identified by BMEC or made available by the client/user during the

Phase I ESA.

6.4.7 Building Department Records

Records were reviewed at the Wenatchee Building Department. A copy of the available Building Department records is included in Appendix F of this report.

6.4.8 Other Land Use Records

No additional land use records were available during the course of the investigation.

6.5 Environmental Liens and Activity/Use Limitations

No environmental liens or activity/use restrictions in connection with the subject property were identified by the user/client.

7.0 SITE RECONNAISSANCE

7.1 Methodology and Limiting Conditions

The site reconnaissance was conducted on August 4, 2020 by Caris Lynch, Associate with BMEC, accompanied by MIke Tonge of USDA. Weather conditions at the time of the site reconnaissance were sunny and 90 degrees.

The visual reconnaissance consisted of observing the boundaries of the property and systematically traversing the site to provide an overlapping field of view, wherever possible. The periphery of the on-site structures were observed along with interior accessible common areas, storage and maintenance areas. Photographs of pertinent site features identified are included in Appendix B.

7.2 General Site Setting

The subject property consists of approximately 0.62 acres and is developed with four commercial buildings totaling approximately 8,500 square feet. The ground surface at the site slopes gradually east. The property is primarily covered with one storage shed, two greenhouses and one shop with two bay doors. The subject property can be accessed from the east via an entrance from Western Ave.

7.3 Site Visit Findings

7.3.1 Hazardous Substances

Hazardous substances are limited to household quantities. No unusual or suspicious storage, handling, or disposal was observed.

7.3.2 Petroleum Products

No petroleum products were identified on the subject property.

7.3.3 USTs

No readily apparent evidence of underground storage tanks (USTs) was identified on the subject property.

7.3.4 ASTs

No readily apparent evidence of aboveground storage tanks (ASTs) was identified on the subject property.

7.3.5 Other Suspect Containers

No other suspect containers were identified on the subject property.

7.3.6 Equipment Likely to Contain PCBs

No equipment likely to contain PCBs was observed on the subject property.

7.3.7 Interior Staining/Corrosion

No interior staining or corrosion was observed in the subject buildings.

7.3.8 Discharge Features

Building drains discharge to City sewer. No other discharge features (catch basins, oil/water separators, etc.)

were observed on the subject property.

7.3.9 Pits, Ponds, And Lagoons

No pits, ponds or lagoons were observed on the subject property.

7.3.10 Solid Waste Dumping/Landfills

No readily apparent evidence of solid waste dumping, suspect fill material, or landfills was identified on the subject property.

7.3.11 Stained Soil/Stressed Vegetation

No stained soil or stressed vegetation was observed on the subject property.

7.3.12 Wells

No evidence of water supply or groundwater monitoring wells was observed on the subject property.

8.0 INTERVIEWS

a) Interview with Owner

Washington State University is listed as the current owner. Mike Tonge was interviewed, and said that he knew of no environmental concerns with the subject site. .

b) Interview with Site Manager

Mike Tonge was identified as the Key Site Manager for the property. Mr. Tonge completed a site questionnaire attached in Appendix F. .

c) Interviews with Occupants

No other interviews were conducted.

d) Interviews with Local Government Officials

Chelan County Assessor's Office information was obtained on line. These records indicate the whole parcel is

34.56 acres.

e) Interviews with Others

No other interviews were conducted.

9.0 OTHER ENVIRONMENTAL CONSIDERATIONS

9.1 Asbestos-Containing Materials

The term "asbestos" is applied to a group of naturally occurring fibrous, inorganic hydrated mineral silicates.

Asbestos-containing building materials (ACBM) were widely used in building applications as fireproofing, insulation, and soundproofing from about 1946 until the EPA banned its use. Any material containing more than one percent asbestos is considered an ACM by the Environmental Protection Agency (EPA). Asbestos has been designated as a hazardous air pollutant under the National Emission Standard for Hazardous Air Pollutants

(NESHAP). The NESHAP regulations prohibit visible asbestos emissions from mills and manufacturing plants, establish notification requirements and procedures for the demolition and renovation of all buildings containing friable asbestos, and delineate procedures to be followed in the disposal of asbestos-containing waste material.

"Friable asbestos material" is any material that contains greater than one percent asbestos by weight, and can be pulverized, crumbled, or reduced to powder by hand pressure. To date, there are no federal regulations requiring the removal of asbestos from industrial or commercial buildings, even if friable.

According to the OSHA Asbestos Construction Standard (29 CFR 1926.1101), building owners and employers are required to identify the potential asbestos hazards within their pre-1989 facilities, and provide that information upon request to employees that may work near those hazards. As defined in NESHAP 61.141, the observed materials may be classified as regulated asbestos-containing materials, and prior to demolition, renovation, or any other activity that may disturb these materials, either an inspection should be performed by an

9.2 Lead-Based Paint

In 1978, the Federal Government banned the use of lead-based paint in residential applications; however, use in general industry continued at a decreased rate to the present. Lead-based paint presents a hazard through inhalation or ingestion of paint chips or vapor fumes. The greatest cumulative health threat is to young children, and for this reason the Department of Housing and Urban Development (HUD) has promulgated lead standards and survey requirements for buildings affected by HUD funding. This HUD regulation represents the only

Federal requirement for lead-based paint hazard management applicable to privately owned structures.

Effective June 3, 1993, the Lead in Construction Standard codified in 29 CFR 1926.62 applies to sources or potential sources of lead exposure present in an "employment-related" context. The trigger mechanism for application of the standard is an activity that by its inherent nature may cause exposure to lead. Therefore, within the content of regulatory compliance for OSHA, the subject property did not appear to require further response to suspect lead-based paint. However, prior to renovation, demolition, or any activity that will cause a disturbance of any suspect lead-based paint, sampling to determine lead content is recommended.

9.3 Radon

Radon is emitted by the natural breakdown and radioactive decay of uranium in rocks and soils, which then enters buildings through cracks in the foundation, sump pumps, areas around drainage pipes and other openings. In addition, radon may enter a structure as a water contaminant, natural-gas contaminant, or off-gas by product of building materials. Once inside an enclosed space, radon can accumulate.

Radon has been declared by the EPA as the second leading contributor to lung cancer, after smoking. EPA guidelines for the highest acceptable level of radon are 4 picoCuries per liter (pCi/l). At this level, the estimated number of lung-cancer deaths due to radon exposure is 13-50 out of 1,000. An EPA survey of indoor radon concentrations in 11,000 homes from Arizona to Massachusetts revealed that radon levels exceeded the EPA's action level of 4 pCi/l in one out of three homes. Yet another study in 10 other states found that one in five homes exceeded the 4 pCi/l level.

No visual estimation technique exists that accurately predicts the potential radon risk within a building. The radon risk is a function of site location, soils composition, building construction, foundation integrity, and previous landfill practices. Actual physical testing of a building is the only way to accurately determine the radon levels.

Radon health risks can be controlled by recognizing the potential for a problem, by testing and by reduction of radon levels in the building. The property exhibits low potential for radon contamination, based upon the visual indicators observed during the site observation.

The EPA has assigned each of the 3141 counties in the United States to one of the three Radon Zones:

Zone 1 Predicted average indoor screening level >than 4pCi/L

Zone 2 Predicted average indoor screening level >=2 pCi/L and<= 4pCi/L

Zone 3 Predicted average indoor screening level < 2 pCi/L

Chelan County Radon Zone Level: 3

9.4 Wetlands

This site was not listed in the environmental database as containing wetlands, and the soil did not qualify as a hydric soil. Visual on site inspection revealed no evidence of areas of standing water or wetland plant indicators.

It should be noted that these wetland observations are based on secondary information and conditions at the time of the site visit, and do not take into account weather variations such as season, drought, snow cover, etc.

If further wetlands review is required, a wetlands delineation should be performed by a qualified hydro-geologist.

9.5 Microbial Contamination (Mold)

Since no EPA, State or Federal, threshold limits have been set for mold spores, no sampling for mold will be done to check a building's compliance with Federal or other mold standards.

The results of sampling may have limited use or application. Sampling may only help locate the source of mold contamination, identify some of the mold species present, and differentiate between mold, soot or dirt.

Air sampling for mold provides information only for the moment in which the sampling occurred, much like a snapshot. Air sampling will reveal, when properly done, what was in the air at the moment the sample was taken. Without set mold standards, sampling results are difficult to interpret, especially if there is no visible mold growth present. On the other hand, if there is visible mold growth present, sampling is unnecessary.

The building was inspected for visual evidence of mold or mildew. None was found during the inspection. There was no evidence for leaking roofs or any history for water damage to the building. Washington State currently has no official regulations concerning mold contamination.

9.6 Vapor Encroachment

BMEC, Inc. performed a Tier 1 Initial Screening for Vapor Encroachment Conditions (VECs) at the subject property. Historical and government databases were reviewed at specific search distances to identify properties contaminated by Chemicals of Concern (COCs) within the following Areas of Concern (AOC) where groundwater flow direction cannot be determined:

• One third of one mile for known or suspect contaminated sites with non-petroleum COCs

• One tenth of one mile for known or suspect contaminated sites with petroleum COCs

The following AOCs can be applied where groundwater flow direction can be determined:

• Up-gradient

• One third of one mile for known or suspect contaminated sites with non-petroleum COCs

• One tenth of one mile for known or suspect contaminated sites with petroleum COCs

• Down-gradient

• One hundred feet for known or suspect contaminated sites with non-petroleum COCs

• Thirty feet for known or suspect contaminated sites with petroleum COCs

• Cross-gradient

• One hundred feet for known or suspect contaminated sites with non-petroleum COCs + plume width

• Thirty feet for known or suspect contaminated sites with petroleum COCs + plume width

After conducting the VEC screen at the subject property, it is the opinion of BMEC, Inc. that:

• A VEC can be ruled out because it does not exist or is not likely to exist

9.7 Client-Specific Items

There are no client-specific items entered for the Site.

Appendix A:

Figures

PREPARED FOR:

PROJ. MGR: DATE:

DRAWN BY: PROJ. #:

Image Provided By ESRI Street Map

Boundaries are approximate

STREET MAP

Wenatchee, Washington 98801 1104 N Western Ave

1104 N WESTERN AVE WENATCHEE

USDA

8/18/2020

Caris Lynch P2020 0703

DRAWN BY: PROJ. #:

Image Provided By ESRI Street Map

Boundaries are approximate

TOPO MAP

Wenatchee, Washington 98801 1104 N Western Ave

1104 N WESTERN AVE WENATCHEE

USDA

DRAWN BY: PROJ. #:

Image Provided By ESRI Street Map

Boundaries are approximate

AERIAL MAP

Wenatchee, Washington 98801 1104 N Western Ave

1104 N WESTERN AVE WENATCHEE

USDA

Appendix B:

Photographs

1 : Site for new green house 2 : North side of the green houses.

3 : Green house adjoining the site for the new green house

4 : Storage

5 : Storage 6 : Adjoining property on the west side of the storage shed

7 : Adjoining property on the north side of the storage shed

8 : Interior of the storage shed

9 : Green house 1 10 : Interior of green house 1

11 : Interior of green house 1 12 : Interior of green house 2

13 : Exterior of the green houses 14 : Interior of green house 2

15 : Interior of the north side of green house 2 16 : Interior of the north side of green house 2

17 : Exterior of the shop 18 : Exterior of the shop

19 : Cooling system 20 : Interior of the shop

21 : Work area in the shop 22 : Cut out in shop sloor

23 : Natural gas heater 24 : Floor drain

25 : Climate control green houses 26 : Interior office area in the shop

27 : Interior office area in the shop 28 : Interior restroom

29 : Interior Closet 30 : Storage room in the shop

31 : Natural gas 32 : Cooling system

Appendix C:

Historical Research

Certified Sanborn® Map Report

Inquiry Number:

6 Armstrong Road, 4th floor Shelton, CT 06484 Toll Free: 800.352.0050 www.edrnet.com

1104 N Western Ave Wenatchee

1104 N Western Ave

Wenatchee, WA 98801

August 12, 2020

6154090.3

Certified Sanborn® Map Report

Certified Sanborn Results:

Disclaimer - Copyright and Trademark Notice

EDR and its logos (including Sanborn and Sanborn Map) are trademarks of Environmental Data Resources, Inc. or its affiliates. All other trademarks used herein are the property of their respective owners.

page-

The Sanborn Library includes more than 1.2 million fire insurance maps from Sanborn, Bromley, Perris & Browne, Hopkins, Barlow and others which track historical property usage in approximately 12,000 American cities and towns. Collections searched:

Library of Congress

University Publications of America

EDR Private Collection

The Sanborn Library LLC Since 1866™

Limited Permission To Make Copies

Sanborn® Library search results

Contact:EDR Inquiry #

Site Name: Client Name:

Certification #

PO #

Project

08/12/20

1104 N Western Ave 1104 N Western Ave Wenatchee Blue Mountain Env. Cons. Inc.

125 Main St Wenatchee, WA 98801

6154090.3 Waitsburg, WA 99361-0000

Caris Lynch The Sanborn Library has been searched by EDR and maps covering the target property location as provided by Blue Mountain Env. Cons.

Inc. were identified for the years listed below. The Sanborn Library is the largest, most complete collection of fire insurance maps. The collection includes maps from Sanborn, Bromley, Perris & Browne, Hopkins, Barlow, and others. Only Environmental Data Resources Inc.

(EDR) is authorized to grant rights for commercial reproduction of maps by the Sanborn Library LLC, the copyright holder for the collection.

Results can be authenticated by visiting www.edrnet.com/sanborn.

The Sanborn Library is continually enhanced with newly identified map archives. This report accesses all maps in the collection as of the day this report was generated.

46F0-4E2C-A605

NA

UNMAPPED PROPERTY

P2020 0703

This report certifies that the complete holdings of the Sanborn Library, LLC collection have been searched based on client supplied target property information, and fire insurance maps covering the target property were not found.

Certification #: 46F0-4E2C-A605

Blue Mountain Env. Cons. Inc. (the client) is permitted to make up to FIVE photocopies of this Sanborn Map transmittal and each fire insurance map accompanying this report solely for the limited use of its customer. No one other than the client is authorized to make copies. Upon request made directly to an EDR Account Executive, the client may be permitted to make a limited number of additional photocopies. This permission is conditioned upon compliance by the client, its customer and their agents with EDR's copyright policy; a copy of which is available upon request.

This Report contains certain information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, Inc. It cannot be concluded from this Report that coverage information for the target and surrounding properties does not exist from other sources. NO WARRANTY EXPRESSED OR IMPLIED, IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT. ENVIRONMENTAL DATA RESOURCES, INC. SPECIFICALLY DISCLAIMS THE MAKING OF ANY SUCH WARRANTIES, INCLUDING WITHOUT LIMITATION, MERCHANTABILITY OR FITNESS FOR A PARTICULAR USE OR PURPOSE. ALL RISK IS ASSUMED BY THE USER. IN NO EVENT SHALL ENVIRONMENTAL DATA RESOURCES, INC. BE LIABLE TO ANYONE, WHETHER ARISING OUT OF ERRORS OR OMISSIONS, NEGLIGENCE, ACCIDENT OR ANY OTHER CAUSE, FOR ANY LOSS OF DAMAGE, INCLUDING, WITHOUT LIMITATION, SPECIAL, INCIDENTAL, CONSEQUENTIAL, OR EXEMPLARY DAMAGES. ANY LIABILITY ON THE PART OF ENVIRONMENTAL DATA RESOURCES, INC. IS STRICTLY LIMITED TO A REFUND OF THE AMOUNT PAID FOR THIS REPORT. Purchaser accepts this Report "AS IS". Any analyses, estimates, ratings, environmental risk levels or risk codes provided in this Report are provided for illustrative purposes only, and are not intended to provide, nor should they be interpreted as providing any facts regarding, or prediction or forecast of, any environmental risk for any property. Only a Phase I Environmental Site Assessment performed by an environmental professional can provide information regarding the environmental risk for any property.

Additionally, the information provided in this Report is not to be construed as legal advice.

Copyright 2020 by Environmental Data Resources, Inc. All rights reserved. Reproduction in any media or format, in whole or in part, of any report or map of Environmental Data Resources, Inc., or its affiliates, is prohibited without prior written permission.

6154090 3 2

The EDR Aerial Photo Decade Package

1104 N Western Ave Wenatchee

1104 N Western Ave

Wenatchee, WA 98801

Inquiry Number:

August 13, 2020

6154090.5

6 Armstrong Road, 4th floor Shelton, CT 06484 Toll Free: 800.352.0050 www.edrnet.com

2017 1"=500' Flight Year: 2017 USDA/NAIP

2013 1"=500' Flight Year: 2013 USDA/NAIP

2009 1"=500' Flight Year: 2009 USDA/NAIP

2006 1"=500' Flight Year: 2006 USDA/NAIP

1990 1"=500' Acquisition Date: June 21, 1990 USGS/DOQQ

1983 1"=500' Flight Date: August 15, 1983 USDA

1967 1"=500' Flight Date: July 16, 1967 USGS

1964 1"=500' Flight Date: November 02, 1964 USGS

1957 1"=500' Flight Date: September 10, 1957 USGS

EDR Aerial Photo Decade Package 08/13/20

1104 N Western Ave Wenatchee

Site Name: Client Name:

Blue Mountain Env. Cons. Inc.

1104 N Western Ave 125 Main St Wenatchee, WA 98801 Waitsburg, WA 99361-0000 EDR Inquiry # 6154090.5 Contact: Caris Lynch

Environmental Data Resources, Inc. (EDR) Aerial Photo Decade Package is a screening tool designed to assist environmental professionals in evaluating potential liability on a target property resulting from past activities. EDR’s professional researchers provide digitally reproduced historical aerial photographs, and when available, provide one photo per decade.

Search Results:

Year Scale Details Source

When delivered electronically by EDR, the aerial photo images included with this report are for ONE TIME USE ONLY. Further reproduction of these aerial photo images is prohibited without permission from EDR. For more information contact your EDR Account Executive.

Disclaimer - Copyright and Trademark Notice This Report contains certain information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, Inc. It cannot be concluded from this Report that coverage information for the target and surrounding properties does not exist from other sources. NO WARRANTY EXPRESSED OR IMPLIED, IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT. ENVIRONMENTAL DATA RESOURCES, INC. SPECIFICALLY DISCLAIMS THE MAKING OF ANY SUCH WARRANTIES, INCLUDING WITHOUT LIMITATION, MERCHANTABILITY OR FITNESS FOR A PARTICULAR USE OR PURPOSE. ALL RISK IS ASSUMED BY THE USER. IN NO EVENT SHALL ENVIRONMENTAL DATA RESOURCES, INC. BE LIABLE TO ANYONE, WHETHER ARISING OUT OF ERRORS OR OMISSIONS, NEGLIGENCE, ACCIDENT OR ANY OTHER CAUSE, FOR ANY LOSS OF DAMAGE, INCLUDING, WITHOUT LIMITATION, SPECIAL, INCIDENTAL, CONSEQUENTIAL, OR EXEMPLARY DAMAGES. ANY LIABILITY ON THE PART OF ENVIRONMENTAL DATA RESOURCES, INC. IS STRICTLY LIMITED TO A REFUND OF THE AMOUNT PAID FOR THIS REPORT. Purchaser accepts this Report "AS IS". Any analyses, estimates, ratings, environmental risk levels or risk codes provided in this Report are provided for illustrative purposes only, and are not intended to provide, nor should they be interpreted as providing any facts regarding, or prediction or forecast of, any environmental risk for any property. Only a Phase I Environmental Site Assessment performed by an environmental professional can provide information regarding the environmental risk for any property.

Additionally, the information provided in this Report is not to be construed as legal advice.

Copyright 2020 by Environmental Data Resources, Inc. All rights reserved. Reproduction in any media or format, in whole or in part, of any report or map of Environmental Data Resources, Inc., or its affiliates, is prohibited without prior written permission.

EDR and its logos (including Sanborn and Sanborn Map) are trademarks of Environmental Data Resources, Inc. or its affiliates. All other trademarks used herein are the property of their respective owners.

6154090 5-…