ATTACHMENT “7”

LEASE AND DEVELOPMENT OF VACANT NON-AERONAUTICAL LAND

NORTH PALM BEACH COUNTY GENERAL AVIATION AIRPORT

(RFP #NC 19-8)

Phase I Environmental Site Assessment Report Dated August 17, 2017

Prepared by Eco Advisers, LLC

Eco Advisors, LLC | www.ecoadvisors.net | Engineering.CA28480 | Asbestos.ZA444 | Lead.FL-F152099-1

3931 RCA Blvd., Suite 3114, Palm Beach Gardens, FL 33410 | Ph 561-627-1810 | Fax 561-627-2270

PHASE I ENVIRONMENTAL SITE ASSESSMENT REPORT

Property Located at:

North County General Aviation Airport Subsidiary Development Area

Aviation Road

West Palm Beach, Palm Beach County, Florida

Prepared for:

Palm Beach County FD&O

2633 Vista Parkway

West Palm Beach, Florida 33411

Contact: Mr. John Tierney

Prepared by:

Eco Advisors, LLC.

Contact: Rachael Rossmeissl-Stone

August 18, 2017

Phase I ESA Report | North County General Aviation Airport Subsidiary Development Area, West Palm Beach, Florida

Table of Contents

TABLE OF CONTENTS

1 EXECUTIVE SUMMARY

FIGURE 1: AREA MAP

FIGURE 2: SITE MAP

2 INTRODUCTION

2.1 PURPOSE

2.2 DETAILED SCOPE-OF-SERVICES

2.3 SIGNIFICANT ASSUMPTIONS

2.4 LIMITATIONS AND EXCEPTIONS

2.5 SPECIAL TERMS AND CONDITIONS

2.6 USER RELIANCE

3 SITE DESCRIPTION

3.1 LOCATION AND LEGAL DESCRIPTION

3.2 SITE AND VICINITY GENERAL CHARACTERISTICS

3.2.1 Physical Setting

3.2.2 Access

3.3 CURRENT USE OF THE PROPERTY

3.4 DESCRIPTIONS OF STRUCTURES, ROADS, OTHER IMPROVEMENTS ON THE SITE

3.5 CURRENT USES OF THE ADJOINING PROPERTIES

4 USER PROVIDED INFORMATION

4.1 TITLE RECORDS

4.2 ENVIRONMENTAL LIENS OR ACTIVITY AND USES LIMITATIONS

4.3 SPECIALIZED KNOWLEDGE

4.4 VALUATION REDUCTION FOR ENVIRONMENTAL ISSUES

4.5 OWNER, PROPERTY MANAGER, AND OCCUPANT INFORMATION

4.6 REASON FOR PERFORMING PHASE I

4.7 OTHER

5 RECORDS REVIEW

5.1 STANDARD ENVIRONMENTAL RECORD SOURCES

5.1.1 Summary of Environmental Database Report

5.1.2 Historic Aerial Photographs

5.1.3 Fire Insurance Maps

5.1.4 USGS 7.5 Minute Topographic Maps

5.1.5 Historic City Directories

5.2 ADDITIONAL ENVIRONMENTAL RECORD SOURCES

5.2.1 Agency File Reviews

5.2.2 Other Sources

5.3 PHYSICAL SETTING SOURCE(S)

5.4 HISTORICAL USE INFORMATION ON THE PROPERTY

5.5 HISTORICAL USE INFORMATION ON ADJOINING PROPERTIES

6 SITE RECONNAISSANCE

6.1 METHODOLOGY AND LIMITING CONDITIONS

6.2 GENERAL SITE SETTING

6.2.1 Current Use(s) of the Property

6.2.2 Past Use(s) of the Property

6.2.3 Geologic, Hydrogeologic, Hydrologic, and Topographic Conditions

6.2.4 General Description of Structure(s)

Phase I ESA Report | North County General Aviation Airport Subsidiary Development Area, West Palm Beach, Florida

6.2.5 Roads

6.2.6 Potable Water Supply

6.2.7 Sewage Disposal System

6.3 EXTERIOR OBSERVATIONS

6.3.1 Hazardous Substances and Petroleum Products in Connection with Identified Uses

6.3.2 Storage Tanks

6.3.3 Odors

6.3.4 Pools of Liquid

6.3.5 Drums

6.3.6 Hazardous Substances and Petroleum Products Containers

6.3.7 Unidentified Substance Containers

6.3.8 Polychlorinated Biphenyls (PCBs)

6.3.9 Pits, Ponds, or Lagoons

6.3.10 Stained Soil or Pavement

6.3.11 Stressed Vegetation

6.3.12 Solid Waste

6.3.13 Waste Water

6.3.14 Wells

6.3.15 Septic Systems

6.4 INTERIOR OBSERVATIONS

6.4.1 Heating/Cooling

6.4.2 Stains or Corrosion

6.4.3 Drains and Sumps

6.4.4 Hazardous Substances

6.5.1 Current Uses of Adjoining Properties

6.5.2 Past Uses of Adjoining Properties

6.5.3 Current or Past Uses in the Surrounding Area

7 INTERVIEWS

7.1 INTERVIEWS WITH PROPERTY OWNER

7.2 INTERVIEWS WITH SITE MANAGER

7.3 INTERVIEWS WITH OCCUPANTS

7.4 INTERVIEWS WITH LOCAL GOVERNMENT OFFICIALS

7.5 INTERVIEWS WITH OTHERS

8 FINDINGS

8.1 FINDING: CSX TRANSPORTATION TRAIN-RELATED FUEL SPILL

9 OPINIONS

9.1 OPINION: CSX TRANSPORTATION TRAIN RELATED FUEL SPILL

10 CONCLUSIONS

10.1: CSX TRANSPORTATION TRAIN RELATED FUEL SPILL

11 DEVIATIONS

12 ADDITIONAL SERVICES

13 REFERENCES

14 SIGNATURES OF ENVIRONMENTAL PROFESSIONALS

15 QUALIFICATIONS OF ENVIRONMENTAL PROFESSIONALS

16 APPENDICES

Phase I ESA Report | North County General Aviation Airport Subsidiary Development Area, West Palm Beach, Florida

SCOPE OF SERVICES ................................................................................... APPENDIX A

ENVIRONMENTAL DATABASE REPORT ....................................................... APPENDIX B

EDR AERIAL PHOTO DECADE PACKAGE ................................................... APPENDIX C

EDR SANBORN MAP REPORT .................................................................... APPENDIX D

FILE REVIEW DOCUMENTS ......................................................................... APPENDIX E

SITE PHOTOGRAPHS ................................................................................... APPENDIX F

Phase I ESA Report | North County General Aviation Airport Subsidiary Development Area, West Palm Beach, Florida

August 2017 Page 1

1 EXECUTIVE SUMMARY

Eco Advisors, LLC (Eco Advisors) has performed a Phase I Environmental Site

Assessment (ESA) for North County General Aviation Airport Subsidiary Development

Area property located off Aviation Road, West Palm Beach, Palm Beach County, Florida

(Site). This ESA was prepared in accordance with the standard practices and limitations set forth in ASTM E 1527-13.

Figure 1, Area Map, shows the Site and the surrounding area. Figure 2, Site Map, illustrates additional details both on and adjacent to the Site.

A total of one (1) environmental Findings were identified for the Site. Based on Eco

Advisors’ professional opinion no Recognized Environmental Conditions (RECs), as defined by the ASTM 1527-13 standard practice, was identified for the subject Site.

This report should be read in its entirety. Nothing contained in this report should be construed as legal advice and an attorney should be consulted for any legal questions which may arise with respect to the property in question.

Figure 1 Site Location Map

Source: USGS Topographic Map

August 2017 N

North County General Aviation Airport Subsidiary Area Aviation Road West Palm Beach, Florida

Site Approximate

Boundary

Figure 2 Site Map

Source: Google Maps

August 2017 N

North County General Aviation Airport Subsidiary Area Aviation Road West Palm Beach, Florida

Legend Property Boundary

Undeveloped Swamp

Single‐Family Residential

Undeveloped Swamp

Site Approximate

Boundary

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2 INTRODUCTION

2.1 Purpose

Eco Advisors, LLC (Eco Advisors) has performed a Phase I Environmental Site

Assessment (ESA) for the North County General Aviation Airport Subsidiary

Development Area property located at 12560 Aviation Boulevard, West Palm

Beach, Palm Beach County, Florida. The ESA was performed to reasonably ascertain the environmental condition of the Site in accordance with the standard practices and limitations as set forth in ASTM E 1527-13.

Additionally, the ESA is intended to satisfy one of the requirements for the

“innocent landowner defense” as constituting “All Appropriate Inquiry” into the previous ownership and uses of the property consistent with good commercial or customary practices.

2.2 Detailed Scope-of-Services

Mr. John Tierney with Palm Beach County FD&O authorized this ESA pursuant to the Scope of Services included in Appendix A.

2.3 Significant Assumptions

No significant assumptions have been made in the preparation of this report.

2.4 Limitations and Exceptions

Exceptions to the ASTM E 1527-13 Standard: Eco Advisors only access to the perimeter of the Site from pubic roads due to dense vegetation. Dense vegetation limited our ability to visually assess the interior of the Site for environmentally significant features. Due to the history of the Site as undeveloped swamp, we do not consider the limited access to be a significant data gap.

2.5 Special Terms and Conditions

There are no special terms and conditions with respect to this assessment except as indicated in the Scope of Services included in Appendix A.

2.6 User Reliance

This ESA can only be relied upon by Palm Beach County FD&O and is not intended for use by any unauthorized third party. Pursuant to ASTM E 1527-13, this ESA and the information contained within should not be considered valid if older than

180 calendar days from the date of this document. At a minimum, updating and confirming the information are required to ensure validity after 180 calendar days.

Notwithstanding this time period, the information contained in this ESA report is applicable only to the time period which this information was obtained.

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August 2017 Page 5

3 SITE DESCRIPTION

3.1 Location and Legal Description

The Site includes the property located at 12560 Aviation Boulevard, West Palm

Beach, Palm Beach County, Florida. The parcel is further described by the Palm

Beach County Property Appraiser by the following:

TABLE 1

PALM BEACH COUNTY LEGAL PROPERTY DESCRIPTION

AUGUST 2017

Site Address Property

Owner Parcel Control No. Legal Use

12560 AVIATION

BOULEVAR

PALM BEACH

COUNTY

00-41-41-34-00-000-5000

EASTERN PORTION

8600 – CITY INC

NONMUNI

Legal Description

34/35-41-41, ALL OF SEC 34 LYGSWLY OF & ADJ TO CSX RR R/W (LESS NLY 700 FT

OF WLY 584.57FT OF E ½) & ALL OF SEC 35 LYG

3.2 Site and Vicinity General Characteristics

The Site includes 169.87 acres located on the southeast corner of Aviation

Boulevard and Bee Line Highway. The parcel is vacant and consists of undeveloped woods and wetlands.

The Site is bordered to the north and east by Bee Line Highway with undeveloped grassland and wetlands beyond. The Site is bordered to the south by Aviation

Boulevard with North Palm Beach County Airport beyond. The Site is bordered to the west by Aviation Boulevard with undeveloped woods and wetlands beyond.

3.2.1 Physical Setting

The area surrounding the Site is generally topographically flat. The area surrounding the Site consists of North Palm Beach County Airport and undeveloped woods and wetlands.

3.2.2 Access

The Site can be accessed from the Aviation Boulevard which runs along the

Site's south and western perimeters.

3.3 Current Use of the Property

The property is currently vacant consisting of woods and wetlands. It is zoned as

"City Inc Non-Muni".

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3.4 Descriptions of Structures, Roads, Other Improvements on the Site

The Site is vacant with no structures.

3.5 Current Uses of the Adjoining Properties

Current uses of adjoining properties include; North Palm Beach County Airport, single-family residential and undeveloped woods and swamp land.

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4 USER PROVIDED INFORMATION

4.1 Title Records

A Chain of Title Report was not provided by the client.

4.2 Environmental Liens or Activity and Uses Limitations

Information concerning Environmental Liens or a Chain of Title was not provided by the client.

4.3 Specialized Knowledge

Specialized knowledge or experience that is material to recognized environmental conditions in connection with the Site was not provided by the client.

4.4 Valuation Reduction for Environmental Issues

Valuation reduction for environmental issues at the Site was not provided by the client.

4.5 Owner, Property Manager, and Occupant Information

The owner of the Site is Palm Beach County.

4.6 Reason for Performing Phase I

This Phase I was conducted in support of a pending real estate transaction.

Furthermore, according to the standard practice of ASTM E 1527-13, this Phase I is intended to permit the client to satisfy one of the requirements to qualify for the

“innocent landowner defense” to Comprehensive Environmental Response, Compensation and Liability Act (CERCLA). These practices include “all appropriate inquiry into the previous ownership and uses of the property consistent with good commercial or customary practice” as defined in 42 USC § 9601 (35)

(B).

4.7 Other

No other pertinent information regarding the Site was provided by the client.

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5 RECORDS REVIEW

5.1 Standard Environmental Record Sources

Standard environmental record sources were reviewed in order to identify historical or possible Recognized Environmental Conditions (RECs) in connection with the

Site. Records were also reviewed to identify the likelihood of a prior land-use creating a REC either on or near the Site. All record reviews were conducted in compliance with the standard practice of ASTM E 1527-13.

5.1.1 Summary of Environmental Database Report

Eco Advisors contracted with Environmental Data Resources, Inc. (EDR) to provide an Environmental Database Report compiling relevant environmental databases in compliance with the standard practice of ASTM E 1527-13. The report provided by EDR exceeds ASTM standards by including additional database resources. The complete Environmental Database Report is included under

Appendix B. A summary of this report is outlined in Table 1 below.

TABLE 1

SUMMARY OF ENVIRONMENTAL DATABASE REPORT

NORTH COUNTY GENERAL AVIATION AIRPORT

SUBSIDIARY DEVELOPMENT AREA

AUGUST 2017

Database Search

Distance Number

Located Locations Identified and/or Comments

Federal Records NPL 1 mile 0 Proposed NPL 1 mile 0 Delisted NPL 1 mile 0 NPL Liens Site 0 CERCLIS 0.5 mile 0 CERC-NFRAP 0.5 mile 0 LIENS 2 Site 0 CORRACTS 1 mile 0 RCRA-TSDF 0.5 mile 0 RCRA-LQG 0.25 mile 0 RCRA-SQG 0.25 mile 0 RCRA-CESQG 0.25 mile 0 RCRA-NonGen 0.25 mile 0 ERNS Site 0 HMIRS Site 0 US ENG Controls 0.5 mile 0 US INST Controls 0.5 mile 0 DOT OPS Site 0 US CDL Site 0

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Number

Located Locations Identified and/or Comments

DOD 1 mile 0 FUDS 1 mile 0 US Brownfields 0.5 mile 0 LUCIS 0.5 mile 0 CONSENT 1 mile 0 ROD 1 mile 0 UMTRA 0.5 mile 0 ODI 0.5 mile 0 Debris Region 9 0.5 mile 0 MINES 0.25 mile 0 TRIS Site 0 TSCA Site 0 FTTS Site 0 HIST FTTS Site 0 SSTS Site 0 ICIS Site 0 PADS Site 0 MLTS Site 0 RADINFO Site 0 FINDS/ECHO Site 0 RAATS Site 0 FL FF Tanks 0.25 mile 0

State Haz. Waste

Sites 1 mile 0

FL SWF/LF 0.5 mile 0 LUST 0.5 mile 1 CSX Transportation Train Fuel Spill TANKS 0.5 mile 1 CSX Transportation Train Fuel Spill UST 0.25 mile 0 AST 0.25 mile 0 DWM CONTAM 0.25 mile 0 RESP PARTY 0.5 mile 0 SITE INV SITES 0.5 mile 0 FL Sites 1 mile 0 SPILLS Site 0 ENG CONTROLS 0.5 mile 0 Inst Control 0.5 mile 0 VCP 0.5 mile 0 DRYCLEANERS 0.25 mile 0 Priority Cleaners 0.5 mile 0 DEDB 0.5 mile 0 Brownfields 0.5 mile 0 NPDES Site 0

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Number

Located Locations Identified and/or Comments

AIRS Site 0 FL Cattle Dip Vats 0.5 mile 0 TIER 2 Site 0 Tribal Records Indian Reserve 1 mile 0 Indian ODI 0.5 mile 0 Indian LUST 0.5 mile 0 Indian UST 0.25 mile 0 Indian VCP 0.5 mile 0 EDR Proprietary Records Manufactured Gas

Plants 1 mile 0

US Hist Auto Stat 0.25 mile 0 US Hist. Cleaners 0.25 mile 0

Summarizing the table above:

• One (1) leaking underground storage tank (LUST) facility was identified within ½ mile of the Site.

• One (1) TANKS facility was identified within a ¼ mile of the Site.

The LUST, TANKS facility is further discussed in Section 5.2.1.

5.1.2 Historic Aerial Photographs

Aerial photographs of the subject area were obtained from EDR for review.

Available photographs were for years 1940, 1952, 1957, 1964, 1968, 1986, 1991, 1999, 2005, 2006, 2007, 2010 and 2017. The aerial photograph from

2017 was obtained from GoogleEarth. All aerials have a scale of 1” = 750’.

1940 Aerial – The Site is undeveloped swamp land. The surrounding properties consist of undeveloped swamp land. Only man-made structure is the Bee Line Highway which runs along the north/east boundary of the

Site.

1952 Aerial – Approximately four (4) unpaved roads are present transecting the Site from northeast to southwest as well as running along the southern and western perimeters. Similar unpaved roads are present to the northeast and across Bee Line Highway. No additional changes to the surrounding properties were noted.

1957 Aerial – An unnamed road is present transecting the Site from north to south and an early Aviation Road is present transecting the southern border of the Site from east to west. Extensive clearing and grubbing activity is present immediately south/southeast of the Site. Clearing for a commercial building is present northeast of the Site on the opposite side of

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Bee Line Highway. No additional changes to the surrounding properties were noted.

1964 Aerial – No changes from the 1957 aerial were noted in the Site or surrounding properties except clearings appear to be re-vegetating and the onsite roads are not visible. Similar observation occurring south/southeast of Site. The clearing northeast of the Site appears to be a stormwater pond.

1968 Aerial – Aviation Road is visible at the southern border of the Site.

No changes from the 1964 aerial were noted for the surrounding properties.

1986 Aerial – No changes from the 1968 aerial were noted on the Site.

Residential development occurring across highway to the northwest, no additional changes to the surrounding properties were noted.

1991 Aerial – No change to Site or surrounding property from the 1986 aerial.

1999 Aerial – Aviation Road is present bordering the Site to the south and west. Site interior remains undeveloped and has re-vegetated fully since road work back in the early 1950's. North County Airport facility is built and in operation to the south/southwest. No additional changes to the surrounding properties were noted.

2005 Aerial – No changes to the Site from the 1999 aerial were noted.

Warehouse buildings/airplane hangars are present along northern portion of airport, off the southeast corner of Site. Additionally, Sweet Bay Natural

Area observed just west of Site along Aviation Road.

2006 Aerial – No change to Site or surrounding property from the 2005

2007 Aerial – No change to Site or surrounding property from the 2006

2010 Aerial – No change to Site from the 2007 aerial. Two (2) new warehouse/hangar structures are observed immediately south of Aviation

Road on the southeastern boundary of Site. No additional changes to the surrounding properties were observed.

2017 Aerial – No change to Site from the 2010 aerial. Clearing and grubbing of a large portion of the airport property immediately south of

Aviation Road. This includes the removal of all shrubs and trees and the filling in of a wetland area. No additional changes to the surrounding properties were observed.

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In summary, the historic aerial photographs document that, except for some unpaved road development within the Site interior in the early 1950's, the

Site has remained undeveloped from 1940 through 2017. The EDR Aerial

Photo Decade Package Report is presented in Appendix C.

5.1.3 Fire Insurance Maps

No coverage was reported for the Sanborn Fire Insurance Maps. See

Appendix D.

5.1.4 USGS 7.5 Minute Topographic Maps

Historical topographic maps of the Site and surrounding area, produced by the United States Geological Survey (USGS), were reviewed in order to identify the presence of any RECs from past land-use activities. Eco

Advisors researched historic topographic maps from NETR Online, Historic Aerials website. A summary description of each map reviewed is provided below. The last map update was dated 1984.

1950 Delta Topographic Map –The Site and surrounding properties are undeveloped low-laying wetland.

1961 Delta Topographic Map – No significant changes to the Site or surrounding properties were noted from the 1950 map.

1968 Delta Topographic Map – No significant changes to the Site or surrounding properties were noted from the 1961 map except Bee Line

Highway is present bordering the Site to the north/east.

1974 Delta Topographic Map – No significant changes to the Site or surrounding properties were noted from the 1968 map.

1983 Delta Topographic Map – No significant changes to the Site or surrounding properties were noted from the 1974 map.

1984 Delta Topographic Map – No significant changes to the Site or surrounding properties were noted from the 1983 map.

The historic topographic maps do not provide any unique information to indicate specific activities, which could have adversely affected the Site’s environmental condition.

5.1.5 Historic City Directories

Due to the lack of an address and undeveloped nature of the Site, Historic

City Directories were not researched. Due to the undeveloped nature of the

Site and the historical information obtained from aerial photographs and topographic maps, the lack of Historic City Directories is not considered a

Phase I ESA Report | North County General Aviation Airport Subsidiary Development Area, West Palm Beach, Florida

August 2017 Page 13 significant data gap.

5.2 Additional Environmental Record Sources

5.2.1 Agency File Reviews

The Florida Department of Environmental Protection’s (FDEP’s) OCULUS

Database, Hazardous Waste Facilities Database, and the Storage

Tank/Contaminated Facility Database, FDEP Map Direct Website, as well as the Palm Beach County CINEMA database were searched for the Site and following property, CSX Transportation Train Spill.

CSX Transportation Train Spill (1,500 feet northwest of the Site)

This facility/event is listed on the LUST and TANKS regulatory database.

The Florida Department of Environmental Protection (FDEP) Map Direct website has this facility located on the northwest corner of the Site.

According to the Contamination Assessment Report (CAR) prepared by

Geraghty & Miller, Inc. dated October 1990 this release of diesel fuel is located approximately 1,500 feet northwest of the Site. Groundwater flow was determined to be towards the northeast and away from the Site.

The diesel fuel spill was reported in 1989 and was the result of a train/truck accident. Hydrocarbon impacted soils were removed from this location in

January 1995. Groundwater samples confirmed the presence of benzene above the groundwater cleanup target levels (GCTLs). Groundwater monitoring was conducted from 1995 through October 1997. Groundwater samples were below the GCTLs for two (2) consecutive quarters. Geraghy

& Miller applied for North Further Action (NFA) in November 1997. No additional correspondence or a NFA letter from FDEP was provided in

Oculus or CINEMA. The database report notes that a Site Rehabilitation

Completion Order (SRCO) was issued for the facility on December 22, 1997.

File Review documents are included in Appendix E.

5.2.2 Other Sources

No other sources were reviewed.

5.3 Physical Setting Source(s)

For a topographic-type of map, please refer to the Physical Setting Source Map on page A-7 of the Environmental Database Report included in Appendix B.

5.4 Historical Use Information on the Property

Historical use of the Site includes undeveloped wetland.

5.5 Historical Use Information on Adjoining Properties

Historical use of adjoining properties includes the following: North Palm Beach

County Airport, Sweetbay Natural Area and single-family residences.

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6 SITE RECONNAISSANCE

6.1 Methodology and Limiting Conditions

Rachael Rossmeissl-Stone and Zachary Shulman of Eco Advisors performed the

Site visit on July 13 and August 2, 2017. The weather at the time of the visit was overcast on July 13th and sunny/clear on August 2nd. The site contact was Mr. John

Tierney with the Palm Beach County.

Photographs of the Site and surrounding properties are included in Appendix F.

Observations of the Site were made by walking and driving around the Site, its perimeter, and adjacent lots.

6.2 General Site Setting

The topography on and surrounding the Site is generally flat.

6.2.1 Current Use(s) of the Property

Current use of the property includes undeveloped wetlands.

6.2.2 Past Use(s) of the Property

Past use of the property includes undeveloped wetlands.

6.2.3 Geologic, Hydrogeologic, Hydrologic, and Topographic Conditions

Based on observations made during Site reconnaissance, the Site’s topography is generally flat. Information regarding the physical setting of the Site was also consulted in the Environmental Database Report

(Appendix B, page A-1).

According to the EDR Physical Setting Source Summary, the Site is approximately eighteen (18) feet above mean sea level. The Site is located within the 100 and 500 year flood zone as designated by the Palm Beach

County Federal Emergency Management Agency (FEMA).

Based on data provided by EDR Physical Setting Source Summary, and information collected from reviewing other site reports, the groundwater beneath the Site can be inferred to generally move in an northeast/easterly direction.

The geology of the Site is characterized by a stratified sequence consisting of Pleistocene bedrock. Overlying the bedrock is urban land.

6.2.4 General Description of Structure(s)

There are no structures (buildings) currently on the Site. The Site is undeveloped swamp.

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6.2.5 Roads

Aviation Road is present bordering the Site along the southern and western perimeters.

Bee Line Highway borders the Site to the north/east and is oriented in a northeast to southwest direction. A railroad track is present running parallel to Bee Line Highway.

6.2.6 Potable Water Supply

There is no potable water provided to the Site.

6.2.7 Sewage Disposal System

The Site is not connected to a sewer system.

6.3 Exterior Observations

6.3.1 Hazardous Substances and Petroleum Products in Connection with

Identified Uses

No hazardous substances or petroleum products were observed during the inspection of the Site.

6.3.2 Storage Tanks

No storage tanks were observed during the inspection of the Site.

6.3.3 Odors

Odors were not detected during the inspection of the Site.

6.3.4 Pools of Liquid

Pools of liquid were not observed during the inspection of the Site.

6.3.5 Drums

Drums were not observed during the inspection of the Site.

6.3.6 Hazardous Substances and Petroleum Products Containers

Hazardous substances or petroleum products containers were not observed during the inspection of the Site.

6.3.7 Unidentified Substance Containers

Unidentified substance containers were not observed during the inspection of the Site.

6.3.8 Polychlorinated Biphenyls (PCBs)

PCBs were not observed during the inspection of the Site.

6.3.9 Pits, Ponds, or Lagoons

Pits, Ponds or Lagoons were not observed during the inspection of the Site.

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6.3.10 Stained Soil or Pavement

Stained soil or pavement was not observed during the inspection of the Site.

6.3.11 Stressed Vegetation

Stressed vegetation was not observed during the inspection of the Site.

6.3.12 Solid Waste

Solid waste was not observed during the inspection of the Site.

6.3.13 Waste Water

Wastewater was not observed during the inspection of the Site.

6.3.14 Wells

Groundwater monitoring wells were not observed during the inspection of the Site.

6.3.15 Septic Systems

Septic systems were not observed during the inspection of the Site.

6.4 Interior Observations

6.4.1 Heating/Cooling

Not Applicable.

6.4.2 Stains or Corrosion

6.4.3 Drains and Sumps

6.4.4 Hazardous Substances

6.5 Surrounding Area Observations

6.5.1 Current Uses of Adjoining Properties

The current use of adjoining properties includes undeveloped wetlands to the north; single-family housing to the north/northwest; undeveloped wetlands to the east; Bee Line Highway bordering to the northeast/east;

North Palm Beach County Airport to the south/southwest; and undeveloped wetlands to the west.

6.5.2 Past Uses of Adjoining Properties

Past uses of adjoining properties include; undeveloped wetlands, the North

Palm Beach County Airport and single-family residences.

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6.5.3 Current or Past Uses in the Surrounding Area

Current or past uses of the surrounding area included the following: North

Palm Beach County Airport, Sweetbay Natural Area, single-family residences and undeveloped wetlands.

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7 INTERVIEWS

7.1 Interviews with Property Owner

See interview with Local Government Officials.

7.2 Interviews with Site Manager

No onsite manager.

7.3 Interviews with Occupants

No onsite occupants.

7.4 Interviews with Local Government Officials

Eco Advisors interviewed Mr. John Tierney with Palm Beach County. Mr. Tierney provided information on Site activities and assisted with access to the northern adjacent property. Additional information from that interview and provided reports has been incorporated throughout the applicable sections of this report.

7.5 Interviews with Others

No interviews were conducted with others as part of this ESA.

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8 FINDINGS

The known or suspected environmental conditions associated with the Site, including

Recognized Environmental Conditions (RECs), Historical Recognized Environmental

Conditions (HRECs), Controlled Recognized Environmental Conditions (CRECs), Business Environmental Risk (BER) and “de minimis” conditions, are summarized in accordance with the definitions and standard practices outlined in ASTM E 1527-13.

The following findings are pertinent to this property:

8.1 Finding: CSX Transportation Train-Related Fuel Spill

The Florida Department of Environmental Protection (FDEP) Map Direct website has this facility located on the northwest corner of the Site. According to the

Contamination Assessment Report (CAR) prepared by Geraghty & Miller, Inc.

dated October 1990 this release of diesel fuel is located approximately 1,500 feet northwest of the Site. The EDR identified this facility within the LUST and

TANKS regulatory databases.

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9 OPINIONS

The presence of contamination, on or off-site, can affect building, infrastructure and other construction plans, since permits may not be approved for any construction which may alter or influence the area of contamination.

The following presents the opinions of Eco Advisors’ environmental professionals regarding the potential impact to the subject Site from the known or suspected environmental conditions identified in Section 8.

9.1 Opinion: CSX Transportation Train Related Fuel Spill

The Florida Department of Environmental Protection (FDEP) Map Direct website has this facility located on the northwest corner of the Site. According to the

Contamination Assessment Report (CAR) prepared by Geraghty & Miller, Inc.

dated October 1990 this diesel fuel release is located approximately 1,500 feet northwest of the Site. The EDR identified this facility within the LUST and

TANKS regulatory databases.

Based on the information collected during this Phase I, it is Eco Advisors’ professional opinion that this facility should not have adversely affected the environment in connection with the Site. Groundwater movement in the area is reported to be generally in a northeast direction.

Phase I ESA Report | North County General Aviation Airport Subsidiary Development Area, West Palm Beach, Florida

August 2017 Page 21

10 CONCLUSIONS

Eco Advisors, LLC performed a Phase I Environmental Site Assessment (ESA) for the property identified as North County Aviation Airport Subsidiary Development Area located at Aviation Road, West Palm Beach, Palm Beach County, Florida. This ESA was performed in conformance with the scope and limitations of ASTM Practice E1527-13.

Any exceptions to, or deletions from, this practice are described in Section 1 of this report.

Based on the Findings summarized in Section 8 and the Opinions presented in Section 9, the following conclusions are presented.

10.1: CSX Transportation Train Related Fuel Spill

The Finding is not considered a REC. The contamination identified as a result of this event has been remediated and not likely to have an environmental impact the Site.

Phase I ESA Report | North County General Aviation Airport Subsidiary Development Area, West Palm Beach, Florida

August 2017 Page 22

11 DEVIATIONS

No deletions or deviations from the standard practices of ASTM E 1527-13 have been made to this Phase I ESA.

12 ADDITIONAL SERVICES

No additional services have been provided at this time.

13 REFERENCES

American Society for Testing and Materials (ASTM) 1527-13 Standard Practice for

Environmental Site Assessments: Phase I ESA Environmental Site Assessment Process.

Environmental Data Resources, Inc., The EDR Radius Map with GeoCheck, Inquiry

Number: 4987433.2s, July 7, 2017.

Environmental Data Resources, Inc., EDR Sanborn Map Report, Inquiry Number:

4987433.3, July 7, 2017.

Oculus Website: https://depedms.dep.state.fl.us/Oculus/servlet/login

FDEP Map Direct Website: http://ca.dep.state.fl.us/mapdirect/

FEMA Flood Insurance Rate Maps Website: https://msc.fema.gov/portal

National Wetlands Inventory Wetlands Mapper Website:

https://www.fws.gov/wetlands/Data/Mapper.html

Palm Beach County Property Appraiser Website: http://www.pbcgov.com/papa/ https://depedms.dep.state.fl.us/Oculus/servlet/login http://ca.dep.state.fl.us/mapdirect/ https://msc.fema.gov/portal https://www.fws.gov/wetlands/Data/Mapper.html http://www.pbcgov.com/papa/

Phase I ESA Report | North County General Aviation Airport Subsidiary Development Area, West Palm Beach, Florida

August 2017 Page 23

14 SIGNATURES OF ENVIRONMENTAL PROFESSIONALS

Prepared by: Reviewed by:

Rachael Rossmeissl-Stone Christopher Cherniak, P.E.

Senior Project Manager Environmental Engineer

15 QUALIFICATIONS OF ENVIRONMENTAL PROFESSIONALS

Included in this report is/are the qualification statements of the environmental professional(s) responsible for conducting this Phase I ESA and preparation of this report.

All work was performed under the direct supervision of a registered professional engineer.

I declare that, to the best of my professional knowledge and belief, I meet the definition of

Environmental Professional as defined in Section 312/10 CFR Part 312 and I have the specific qualifications based on education, training, and experience to access a property of the nature, history, and setting of the subject property. I have developed and performed the “All Appropriate Inquires” in conformance with the standards and practices set forth in

40 CFR Part 312.

Rachael Rossmeissl-Stone Senior Project Manager

Profile

Client Management Asbestos Inspections & Management Plans Indoor Air Quality Assessments Environmental Site Assessments Soil and Groundwater Assessment/Remediation Construction Management/Dewatering Petroleum Storage Tank Facility Compliance

Education B.S., Environmental Studies, Virginia Commonwealth University

Certifications & Licenses

TSCA Title II/AHERA (Asbestos): Accredited as Inspector, Management Planner ACAC Certified Indoor Environmental Consultant (CIEC) State of Florida Mold Assessor NRSB Radon Measurement Specialist Phase I ESA Environmental Professional

Project Experience

Ms. Rossmeissl-Stone has eleven years of experience in the Environmental Consulting Field. During that time, she distinguished herself at maintaining client relations and providing effective and efficient project management. She is licensed and accredited to perform asbestos inspections, write management plans, perform indoor air quality assessments including mold assessments, and measure for radon within indoor environments. She manages and oversees abatement monitoring technicians ensuring projects are completed within the State of Florida and Federal requirements.

She is familiar with State and Federal soil and groundwater cleanup goals and air standards and regulations.

Her background includes environmental due diligence, groundwater, surface water, and soil sampling, assessment and remediation planning and implementation. She has conducted field data collection and historical research for pre-purchase environmental assessments and soil & groundwater contamination assessments.

At Eco Advisors, Ms. Rossmeissl-Stone oversees projects and manages our team of environmental scientists.

Project scopes range from petroleum, industrial and agricultural facility assessments and remediation, stormwater pollution prevention plans, and implementation, real estate due diligence to lead, asbestos, and water damage inspections.

Christopher Cherniak, P.E.

Vice President - Engineering

Profile

Project and Program Management Engineer of Record Environmental Site Assessment Environmental Design and Remediation

Education

BA, Physics, Gettysburg College MS, Environmental Engineering, University of Central Florida

Certifications & Licenses

OSHA 40-Hour Hazardous Waste Operations & Emergency Response Supervisor Training with Annual 8-Hour Refresher Professional Engineer (Florida) No. 40079

Project Experience

Mr. Cherniak has over twenty‐five years experience as an environmental engineer and private environmental consultant, and twenty‐one years as a registered professional engineer in the state of Florida. Areas of experience include: Oil spill countermeasure and control plans; construction management and oversight for aboveground and underground fuel tank removal and replacement projects; contaminated property assessments and remediation; domestic wastewater collection, treatment and disposal projects; domestic solid waste recycling and siting studies; and, carbon footprint analyses and reduction strategies and programs

Senior Environmental Engineer and Engineer‐of‐Record for all reports and design projects requiring state of Florida professional engineering seal. Extensive project and staff management experience with expertise in proposal preparation and presentations, budget planning and analysis; project scheduling and staffing; client and subcontractor management; deliverable production; and, staff coaching and mentoring.

APPENDIX A

SCOPE OF SERVICES

SCOPE OF SERVICES

PHASE I ENVIRONMENTAL SITE ASSESSMENTS

Site: North County General Aviation Airport Subsidiary Development Area 12560 Aviation Boulevard, West Palm Beach, Florida

Work Activity

Include?

Review of Standard Environmental Record Sources

Including Local, State, and Federal Databases

YES

Review of Standard Historical Sources Including USGS 7.5 Minute Topographic Maps, Aerial Photographs, Historic City Directories, and Fire Insurance Maps

Site Reconnaissance to Obtain Information Indicating the Likelihood of Identifying Recognized Environmental Conditions (RECs) in connection with the Site

Interviews with Current Owners and Occupants of the Site and With

Local Government Officials (if applicable)

Evaluation of RECs and Report Preparation YES

Environmental Lien Search NO

Review 50-Year Chain of Title: If Required by Client NO

Prepare Report: Findings Report YES

APPENDIX B

ENVIRONMENTAL DATABASE REPORT

FORM-LBD-DVV

®kcehCoeG htiw tropeR ™paM suidaR RDE ehT

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

North County General Aviation Airport Subsidiary 12560 Aviation Boulevard Palm Beach Gardens, FL 33418

Inquiry Number: 4987433.2s July 07, 2017

SECTION PAGE

Executive Summary ES1

Overview Map 2

Detail Map 3

Map Findings Summary 4

Map Findings 8

Orphan Summary 10

Zip Scan Report ZIP-1

Government Records Searched/Data Currency Tracking GR-1

GEOCHECK ADDENDUM

Physical Setting Source Addendum A-1

Physical Setting Source Summary A-2

Physical Setting SSURGO Soil Map A-5

Physical Setting Source Map A-8

Physical Setting Source Map Findings A-10

Physical Setting Source Records Searched PSGR-1

TC4987433.2s

Thank you for your business.

Please contact EDR at 1-800-352-0050 with any questions or comments.

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 2017 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.

TABLE OF CONTENTS

EXECUTIVE SUMMARY

TC4987433.2s EXECUTIVE SUMMARY 1

A search of available environmental records was conducted by Environmental Data Resources, Inc (EDR).

The report was designed to assist parties seeking to meet the search requirements of EPA’s Standards and Practices for All Appropriate Inquiries (40 CFR Part 312), the ASTM Standard Practice for Environmental Site Assessments (E 1527-13) or custom requirements developed for the evaluation of environmental risk associated with a parcel of real estate.

TARGET PROPERTY INFORMATION

ADDRESS

12560 AVIATION BOULEVARD

PALM BEACH GARDENS, FL 33418

COORDINATES

26.8578040 - 26˚ 51’ 28.09’’Latitude (North):

80.2301930 - 80˚ 13’ 48.69’’Longitude (West):

Zone 17Universal Tranverse Mercator:

576475.2UTM X (Meters):

2970751.5UTM Y (Meters):

18 ft. above sea levelElevation:

USGS TOPOGRAPHIC MAP ASSOCIATED WITH TARGET PROPERTY

5655854 DELTA, FLTarget Property Map:

2012Version Date:

5655890 ROOD, FLNortheast Map:

2012Version Date:

5655900 WEST OF DELTA, FLSouthwest Map:

2012Version Date:

5655902 WEST OF ROOD, FLNorthwest Map:

2012Version Date:

AERIAL PHOTOGRAPHY IN THIS REPORT

20151013Portions of Photo from:

USDASource:

4987433.2s Page 2

1 CSX TRANSPORTATION T S SIDE OF SR 710-6.1 LUST, TANKS Higher 2, 0.000, MAPPED SITES SUMMARY

Target Property Address:

12560 AVIATION BOULEVARD

PALM BEACH GARDENS, FL 33418

Click on Map ID to see full detail.

MAP RELATIVE DIST (ft. & mi.)

ID DATABASE ACRONYMS ELEVATION DIRECTIONSITE NAME ADDRESS

TC4987433.2s EXECUTIVE SUMMARY 3

TARGET PROPERTY SEARCH RESULTS

The target property was not listed in any of the databases searched by EDR.

DATABASES WITH NO MAPPED SITES

No mapped sites were found in EDR’s search of available ("reasonably ascertainable ") government records either on the target property or within the search radius around the target property for the following databases:

STANDARD ENVIRONMENTAL RECORDS

Federal NPL site list

NPL National Priority List Proposed NPL Proposed National Priority List Sites NPL LIENS Federal Superfund Liens

Federal Delisted NPL site list

Delisted NPL National Priority List Deletions

Federal CERCLIS list

FEDERAL FACILITY Federal Facility Site Information listing SEMS Superfund Enterprise Management System

Federal CERCLIS NFRAP site list

SEMS-ARCHIVE Superfund Enterprise Management System Archive

Federal RCRA CORRACTS facilities list

CORRACTS Corrective Action Report

Federal RCRA non-CORRACTS TSD facilities list

RCRA-TSDF RCRA - Treatment, Storage and Disposal

Federal RCRA generators list

RCRA-LQG RCRA - Large Quantity Generators RCRA-SQG RCRA - Small Quantity Generators RCRA-CESQG RCRA - Conditionally Exempt Small Quantity Generator

Federal institutional controls / engineering controls registries

LUCIS Land Use Control Information System US ENG CONTROLS Engineering Controls Sites List

TC4987433.2s EXECUTIVE SUMMARY 4

US INST CONTROL Sites with Institutional Controls

Federal ERNS list

ERNS Emergency Response Notification System

State- and tribal - equivalent CERCLIS

SHWS Florida’s State-Funded Action Sites

State and tribal landfill and/or solid waste disposal site lists

SWF/LF Solid Waste Facility Database

State and tribal leaking storage tank lists

LAST Leaking Aboveground Storage Tank Listing INDIAN LUST Leaking Underground Storage Tanks on Indian Land

State and tribal registered storage tank lists

FEMA UST Underground Storage Tank Listing FF TANKS Federal Facilities Listing UST Storage Tank Facility Information AST Storage Tank Facility Information INDIAN UST Underground Storage Tanks on Indian Land

State and tribal institutional control / engineering control registries

ENG CONTROLS Institutional Controls Registry INST CONTROL Institutional Controls Registry

State and tribal voluntary cleanup sites

VCP Voluntary Cleanup Sites INDIAN VCP Voluntary Cleanup Priority Listing

State and tribal Brownfields sites

BROWNFIELDS Brownfields Sites Database

ADDITIONAL ENVIRONMENTAL RECORDS

Local Brownfield lists

US BROWNFIELDS A Listing of Brownfields Sites

Local Lists of Landfill / Solid Waste Disposal Sites

SWRCY Recycling Centers INDIAN ODI Report on the Status of Open Dumps on Indian Lands DEBRIS REGION 9 Torres Martinez Reservation Illegal Dump Site Locations ODI Open Dump Inventory IHS OPEN DUMPS Open Dumps on Indian Land

TC4987433.2s EXECUTIVE SUMMARY 5

Local Lists of Hazardous waste / Contaminated Sites

US HIST CDL Delisted National Clandestine Laboratory Register PRIORITYCLEANERS Priority Ranking List Fl Sites Sites List US CDL National Clandestine Laboratory Register

Local Land Records

LIENS 2 CERCLA Lien Information

Records of Emergency Release Reports

HMIRS Hazardous Materials Information Reporting System SPILLS Oil and Hazardous Materials Incidents SPILLS 90 SPILLS 90 data from FirstSearch SPILLS 80 SPILLS 80 data from FirstSearch

Other Ascertainable Records

RCRA NonGen / NLR RCRA - Non Generators / No Longer Regulated FUDS Formerly Used Defense Sites DOD Department of Defense Sites SCRD DRYCLEANERS State Coalition for Remediation of Drycleaners Listing US FIN ASSUR Financial Assurance Information

EPA WATCH LIST EPA WATCH LIST

2020 COR ACTION 2020 Corrective Action Program List TSCA Toxic Substances Control Act TRIS Toxic Chemical Release Inventory System SSTS Section 7 Tracking Systems ROD Records Of Decision RMP Risk Management Plans RAATS RCRA Administrative Action Tracking System PRP Potentially Responsible Parties PADS PCB Activity Database System ICIS Integrated Compliance Information System FTTS FIFRA/ TSCA Tracking System - FIFRA (Federal Insecticide, Fungicide, & Rodenticide Act)/TSCA (Toxic Substances Control Act) MLTS Material Licensing Tracking System COAL ASH DOE Steam-Electric Plant Operation Data COAL ASH EPA Coal Combustion Residues Surface Impoundments List PCB TRANSFORMER PCB Transformer Registration Database RADINFO Radiation Information Database HIST FTTS FIFRA/TSCA Tracking System Administrative Case Listing DOT OPS Incident and Accident Data CONSENT Superfund (CERCLA) Consent Decrees INDIAN RESERV Indian Reservations FUSRAP Formerly Utilized Sites Remedial Action Program UMTRA Uranium Mill Tailings Sites LEAD SMELTERS Lead Smelter Sites US AIRS Aerometric Information Retrieval System Facility Subsystem US MINES Mines Master Index File ABANDONED MINES Abandoned Mines FINDS Facility Index System/Facility Registry System

TC4987433.2s EXECUTIVE SUMMARY 6

UXO Unexploded Ordnance Sites DOCKET HWC Hazardous Waste Compliance Docket Listing ECHO Enforcement & Compliance History Information FUELS PROGRAM EPA Fuels Program Registered Listing AIRS Permitted Facilities Listing CLEANUP SITES DEP Cleanup Sites - Contamination Locator Map Listing DEDB Ethylene Dibromide Database Results DRYCLEANERS Drycleaning Facilities

DWM CONTAM DWM CONTAMINATED SITES

Financial Assurance Financial Assurance Information Listing FL Cattle Dip. Vats Cattle Dipping Vats RESP PARTY Responsible Party Sites Listing SITE INV SITES Site Investigation Section Sites Listing TIER 2 Tier 2 Facility Listing UIC Underground Injection Wells Database Listing NPDES Wastewater Facility Regulation Database

EDR HIGH RISK HISTORICAL RECORDS

EDR Exclusive Records

EDR MGP EDR Proprietary Manufactured Gas Plants EDR Hist Auto EDR Exclusive Historic Gas Stations EDR Hist Cleaner EDR Exclusive Historic Dry Cleaners

EDR RECOVERED GOVERNMENT ARCHIVES

Exclusive Recovered Govt. Archives

RGA HWS Recovered Government Archive State Hazardous Waste Facilities List RGA LF Recovered Government Archive Solid Waste Facilities List RGA LUST Recovered Government Archive Leaking Underground Storage Tank

SURROUNDING SITES: SEARCH RESULTS

Surrounding sites were identified in the following databases.

Elevations have been determined from the USGS Digital Elevation Model and…