Exhibit_E_ESA_04-17-23.pdf

Phase I Environmental Site Assessment Report

CITY OF SAINT CLOUD MUNICIPAL PROPERTY

St. Cloud, Osceola County, Florida GEC Project No. 5246E

Prepared for:

City of St. Cloud 1300 9th Street

St. Cloud, FL 34769

Prepared by:

Geotechnical and Environmental Consultants, Inc.

2510 Michigan Avenue, Suite D Kissimmee, Florida 34744

April 2023

April 17, 2023

City of St. Cloud 1300 9th Street St. Cloud, Florida 34769

Attention: Ms. Antranette Forbes

Subject: Phase I Environmental Site Assessment Report

CITY OF ST. CLOUD MUNICIPAL PROPERTY

St. Cloud, Osceola County, Florida GEC Project No. 5246E

Dear Ms. Forbes:

Geotechnical and Environmental Consultants, Inc. (GEC) is pleased to submit this Phase I Environmental Site Assessment (Phase I ESA) Report for the above-referenced site. This report provides a summary of our investigation procedures and presents our findings and opinions regarding the environmental status of the Subject Property at this time. GEC recommends you review this report in its entirety for a complete understanding of our evaluation procedures.

We appreciate the opportunity to be of service to you on this project and trust that the information contained herein is sufficient for your needs. Should you have any questions concerning the contents of this Phase I ESA Report, or if we may be of further assistance, please contact the undersigned.

Sincerely, GEOTECHNICAL AND ENVIRONMENTAL CONSULTANTS, INC.

Lisa T. Messing Richard P. McCormick, P.G.

Environmental Scientist Chief Geologist Florida License No. 2096

GEC Project No. 5246E ii Phase I ESA Report

St. Cloud Municipal Property

TABLE OF CONTENTS

1.0 SUMMARY

2.0 INTRODUCTION

2.1 Purpose

2.2 Scope of Services

2.3 Significant Assumptions

2.4 Limitations and Exceptions

2.5 Terms and Conditions

2.6 User Reliance

3.0 SITE DESCRIPTION

3.1 Location and Legal Description

3.2 Site and Vicinity General Characteristics

4.0 USER-PROVIDED INFORMATION

4.1 Title Records

4.2 Environmental Liens or Activity and Use 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 ESA

4.7 Prior Reports

5.0 RECORDS REVIEW

5.1 Standard Environmental Record Sources

5.2 Environmental Records Results

5.3 Summary of Environmental Records Review

5.4 Physical Setting Sources

5.5 Historical Use Information on the Site and Adjacent Properties

6.0 SITE RECONNAISSANCE

6.1 Methodology

6.2 Limiting Conditions

6.3 General Site Setting

6.4 Interior and Exterior Observations

7.0 INTERVIEWS

7.1 Interview with Owner

7.2 Interview with Site Managers

7.3 Interview with Occupants

7.4 Interview with Local Government Officials

7.5 Interview with Others

7.6 Interview Summary

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8.0 FINDINGS AND OPINIONS

8.1 Subject Property

8.2 Off-Site Facilities/Properties

8.3 Other Findings/Opinions

9.0 DATA GAPS

10.0 CONCLUSIONS

11.0 ADDITIONAL SERVICES

12.0 DEVIATIONS

13.0 REFERENCES

14.0 ENVIRONMENTAL PROFESSIONAL STATEMENT

15.0 SIGNATURES

16.0 QUALIFICATIONS OF ENVIRONMENTAL PROFESSIONAL(S)

APPENDICES

A - OCPA Information, USGS Quadrangle Map, NRCS Soil Survey Map, Site Figure and Surrounding Sites Figure

B - Historical Use Information: Aerial Photographs, City Directories, Topographic Maps, Sanborn Fire Insurance Maps

C - EDR Database Records Report, Public Records D - Site Photographs E - Interview Documentation F - Qualifications of the Environmental Professionals (Résumés)

GEC Project No. 5246E 1 Phase I ESA Report

1.0 SUMMARY

GEC has performed this Phase I Environmental Site Assessment, in conformance with the scope and limitations of ASTM Practice E 1527-21, of the 4.48-acre property consisting of thirteen contiguous parcels in St. Cloud, Osceola County, Florida. Any exceptions to, or deletions from, this practice are described in Section 12.0 of this report. This assessment has revealed evidence of the following Recognized Environmental Conditions (RECs), Historical Recognized Conditions (HRECs), and/or significant data gaps in connection with the Subject Property.

1. The former St. Cloud Police Station had an underground fuel tank, apparently for fueling police cars. The tank was reportedly removed in 1988 and no assessment was available.

Due to this historical underground gasoline tank being located on the Subject Property, this former tank is considered a REC due to the potential for contamination impacts to be encountered during construction activities.

2. A 2006 discharge of hydrofluosilicic acid was reported at the 1300 9th Street parcel; the spill was reported to discharge to a city drain that extends to East Lake Tohopekaliga.

No contamination impacts were reported. The case was closed and is considered an

HREC.

3. Ron’s Plumbing and Air Conditioning, Inc. is located on the northwest corner of the Massachusetts Avenue and 10th Street intersection. This property was shown as having four different fuel tanks on the 1915-1931 Sanborn maps. A 1989 memo indicated that a 1,100 gallon underground fuel tank was being abandoned by filling with sand at this location. No associated assessment data is available in the public files. Due to the proximity of this property to the Subject Property and multiple historical underground fuel tanks at this location, this site is considered a REC at this time.

4. An underground fuel tank was observed at a commercial facility located on the northwest corner of the 10th Street and New York Avenue intersection on the 1915 Sanborn maps. No other listings were identified for this property, however, the potential for underground fuel tanks to exist on this adjoining property is considered a REC at this time.

5. The following significant data gaps were identified during performance of this Phase I

ESA:

a. No closure assessment documents were readily available for review relative to the tank located at the former on-site St. Cloud Police Department facility.

b. A completed questionnaire was not returned by the User and Owner of the Property, the City of St. Cloud.

c. GEC was unable to interview previous property owners.

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d. No information was available regarding the potential for heating oil tanks at the on-site residential properties.

Recommendations

In addition to addressing the on-site and adjacent-site RECs, GEC recommends evaluating the potential for underground historical heating oil tanks on the residential properties prior to initiating construction activities. The proposed parking garage construction will require significant earth-moving and excavation for footers and foundations. Encountering a historical underground fuel tank during construction will cause delays, unexpected costs, and possibly require remedial action.

2.0 INTRODUCTION

2.1 Purpose

The purpose of this Phase I Environmental Site Assessment (Phase I ESA) is to identify, to the extent feasible, RECs and to permit the User to satisfy one of the requirements to qualify for the innocent landowner, contiguous property owner, or bona fide prospective purchaser limitations on Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA) liability: that is, the practice that constitutes “all appropriate inquiry into the previous ownership and uses of the property consistent with good commercial or customary practice” as defined at 42 §U.S.C. 9601(35)(B).

This Phase I ESA was also performed to allow the user to evaluate environmental business risk associated with purchasing or financing commercial real estate.

2.2 Scope of Services

This Phase I ESA was conducted in accordance with the American Standard for Testing and Materials (ASTM) E 1527-21 titled “Standard Practice for Environmental Site Assessments:

Phase I Environmental Site Assessment Process” and GEC’s Proposal No. P11294E dated January 25, 2023. This report provides a summary of the Phase I ESA procedures and presents GEC’s findings and opinions regarding the environmental status of the property at this time.

The Phase I ESA practice generally consists of four components: records review, site reconnaissance, interviews, and reporting. These tasks are described in more detail in the representative sections of this report.

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2.3 Significant Assumptions

GEC did not make any significant assumptions regarding the Subject Property.

2.4 Limitations and Exceptions

This Phase I ESA does not include any non-scope considerations listed in Section 13.1.5 of the ASTM E 1527-21 standard such as surveys for wetlands, asbestos-containing materials, lead-based paint, biological agents, cultural and historic resources, ecological resources, endangered species, health and safety, indoor air quality, industrial hygiene, lead in drinking water, mold or microbial growth conditions, RCP-containing building materials, naturally occurring radon, regulatory compliance, and substances not defined as hazardous substances.

The results, opinions, and conclusions presented herein are based in part on readily available and practically reviewable information contained in publicly available records. GEC does not warrant or guarantee the accuracy or completeness of the information contained in the public record, upon which the conclusions in this report are based. This report documents site conditions and available public record information at the time the study was performed (February and March 2023) and may not reflect site conditions or public record information that may exist at other times. GEC recommends that the report be reviewed in its entirety for a complete understanding of the evaluation procedures.

Limitations, data failures, and/or data gaps (pursuant to Section 12.5.1 of the ASTM E 1527-21 standard) associated with specific portions of this Phase I ESA are described in the representative sections of this report.

2.5 Terms and Conditions

This report is intended for the exclusive use of the City of St. Cloud. It has been prepared pursuant to GEC’s proposal and Subconsultant Agreement, which is incorporated herein by reference, and was authorized by Ms. Leslie Flores, Procurement Services Director with the City of St. Cloud on February 23, 2023. No other special terms and conditions are applicable.

2.6 User Reliance

Any uses by parties not referenced in Section 2.5 of this report are subject to the Terms and Conditions contained in GEC’s Conditions of Agreement. Use and reliance on this report by other parties shall be contingent upon their acceptance of GEC’s proposal and Terms and Conditions of Agreement. GEC expressly disclaims any and all liability resulting from reliance on this report by those not authorized, in writing, by GEC.

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3.0 SITE DESCRIPTION

3.1 Location and Legal Description

The site is a 4.48-acre site consisting of thirteen contiguous parcels located at or adjacent to 802 and 808 New York Avenue, 803, 807, 811, 815, and 819 Massachusetts Avenue, and 1300 9th Street in St. Cloud, Osceola County, Florida. Five of the parcels do not have physical street addresses. The Property is shown on the figures included in Appendix A.

Specifically, the parcels are identified by the Osceola County Property Appraiser with the following Property ID Numbers:

Parcel No. Address Size 01-26-30-0001-0103-0010 802 New York Avenue 0.17 acres 01-26-30-0001-0103-0030 808 New York Avenue 0.26 acres 01-26-30-0001-0130-0010 New York Avenue 0.47 acres 01-26-30-0001-0103-0230 803 Massachusetts Avenue 0.17 acres 01-26-30-0001-0103-0210 807 Massachusetts Avenue 0.17 acres 01-26-30-0001-0103-0190 811 Massachusetts Avenue 0.17 acres 01-26-30-0001-0103-0170 815 Massachusetts Avenue 0.17 acres 01-26-30-0001-0103-0150 819 Massachusetts Avenue 0.17 acres 01-26-30-0001-0103-0130 Massachusetts Avenue 0.28 acres 01-26-30-0001-0130-0095 Massachusetts Avenue 0.66 acres 01-26-30-0001-0103-0060 1300 9th Street 0.80 acres 01-26-30-0001-0104-0090 9th Street 0.86 acres 01-26-30-0001-0130-0060 10th Street 0.13 acres

The Osceola County Property Appraiser information is included in Appendix A.

3.2 Site and Vicinity General Characteristics

The Subject Property parcel is developed with three one-story residences, located at 803, 807, and 811 Massachusetts Avenue. These residences were constructed in 1944, 1919, and 1957, respectively. Detached garages/sheds were also located on the 803 and 807 Massachusetts Avenue parcels. Five parcels were developed with paved parking lots with landscaped areas, while a 6th, at the southwest corner of the Property, consisted of a vacant dirt lot. Two parcels, located at 802 and 808 New York Avenue, were occupied by the City’s community garden and a stormwater retention pond. The three-story City office building was located on the remaining two parcels, and was constructed in 2004. The building was undergoing renovations and expansion. One of the paved parking lots was being used as a temporary construction materials storage yard.

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The property is bounded to the west, north, and east by roads, followed by single family residences. A small restaurant and a therapy office were located to the east in converted residences. The VFW and City parking areas are located to the southeast, across 9th Street, and commercial businesses including restaurants, a convenience store, an Ace Hardware store, and a planned hotel undergoing renovation are located to the south, across 10th Street. The Subject Property and surrounding area are shown on an excerpt from the St. Cloud South, Florida, United States Geological Survey (USGS) Quadrangle Map in Appendix A. Aerial photographs are provided in Appendix B.

4.0 USER-PROVIDED INFORMATION

4.1 Title Records

GEC contracted with Security First Title Resources to provide historic land title records dating back to 1940. The Chain of Title report for the parcels indicates the parcels were owned by several individual citizens from prior to 1940 through the purchases of the parcels by the City of St. Cloud, in various years ranging from 1956 through 2009. Land uses for the parcels indicated in the title records included residential properties, with the exception of one parcel. Parcel No.

01-26-30-0001-0104-0090, on 9th Street, was identified as having been owned by Star Building Supply Company from 1959 through 1971, followed by First Federal Savings and Loan of Osceola County through 1994 when the parcel was obtained by the City of St. Cloud. The Chain of Title report is included in Appendix B.

4.2 Environmental Liens or Activity and Use Limitations

The Security First Title Resources documents indicate no environmental liens or activity and use limitations were recorded for the Subject Property.

As part of the investigation, GEC reviewed the Map Direct website for the institutional controls registry information, which is compiled by the Florida Department of Environmental Protection (FDEP). This registry lists implemented institutional controls throughout Florida in order to prevent adverse exposures to human health and the environment and that may warrant approval of No Further Action with Conditions status. Based on GEC’s review of information compiled by FDEP, no institutional or engineering controls were identified for the Subject Property.

4.3 Specialized Knowledge

No specialized knowledge information was provided to GEC with regard to the Subject Property.

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4.4 Valuation Reduction for Environmental Issues

Ms. Antranette Forbes, the Economic Development Director for the City of St. Cloud, the representative of the owner and occupant of the parcels, indicated she is unaware of contamination issues that may impact the value of the Subject Property.

4.5 Owner, Property Manager and Occupant Information

The Subject Property parcels are currently developed with the City of St. Cloud municipal offices and three one-story residences. One residence (811 Massachusetts Avenue) is used by the City for storage, one is a vacant rental unit (807 Massachusetts Avenue), and the third is an occupied rental unit (803 Massachusetts Avenue). The Osceola County Property Appraiser information lists the owner of the parcels as the City of St. Cloud. GEC interviewed Ms.

Antranette Forbes during the site visit. A questionnaire was completed by Ms. Forbes, Economic Development Director.

4.6 Reason for Performing Phase I ESA

This Phase I ESA is being conducted with regard to due diligence purposes prior to obtaining funding for redevelopment of portions of the Subject Property.

4.7 Prior Reports

No prior Phase I-type environmental reports were provided to GEC at the time of this Phase I

ESA.

5.0 RECORDS REVIEW

5.1 Standard Environmental Record Sources

GEC’s evaluation of potential RECs within the study limits involved a review of standard Federal, State and Tribal environmental record sources regarding registered hazardous waste generators, transporters, and users as well as registered petroleum storage facilities, contaminated and cleanup sites, and sites where releases or discharges of hazardous materials and/or petroleum products have been reported to regulatory agencies.

GEC contracted with Environmental Data Resources (EDR) to provide a database summary of the reasonably ascertainable standard environmental record sources detailed in Section 8.2.2 of ASTM E 1527-21 standard. The EDR Summary Report is included in Appendix C. A listing of the federal and state standard record sources reviewed and minimum search distances from the boundary of the Subject Property required per the ASTM E 1527-21 practice are provided in

GEC Project No. 5246E 7 Phase I ESA Report the EDR report in Appendix C. The EDR database acronyms are also shown. Descriptions of the afore-mentioned databases and information sources are also provided in the EDR report in Appendix C. The dates of the last update of the respective databases are also shown.

5.2 Environmental Records Results

A summary of the locatable sites is provided on the summary page of the EDR report in Appendix C, which indicated 30 site listings for 22 addresses that could be mapped by EDR within the ASTM-specified search distances.

Two un-locatable site listings for one facility were identified by EDR. This site, the St. Cloud Municipal Power Plant, was determined to be over 1,100 feet from the Subject Property and therefore not of environmental concern due to distance.

5.3 Summary of Environmental Records Review

A discussion of the potential for contamination impacts to the Subject Property from the listed facilities is provided in the following sections of the report. Public record information is included in Appendix C.

5.3.1 On-Site Listings

Three on-site listings were identified.

1. City of St. Cloud, 1300 9th Street. This facility is registered as having a non-petroleum based discharge (“Spill”). Limited information was available from FDEP regarding the Spill, which occurred in June 2006. Approximately 300 gallons of hydrofluosilicic acid mixed with rainwater was accidentally discharged into a stormwater drain, and migrated to East Lake Tohopakaliga. The spill was described to be from an aboveground tank leak.

Hydrofluosilicic acid is used in water fluoridation, electroplating, and glass etching. It is unclear why this chemical was present on-site. The anticipated discharge point into the lake was assessed and no readily apparent impacts, such as a fish kill, were observed.

The spill happened shortly after heavy rainfall brought by a tropical storm so the impacts were presumed to be mitigated by dilution, and no further assessment was required.

Based on the lack of required actions and the amount of time elapsed since the spill, this listing is considered an HREC with regard to the Subject Property.

2. St. Cloud City Police, 908 New York Avenue. The former St. Cloud City Police station was previously located on the southern portion of the Subject Property and was registered as having maintained one 560-gallon underground leaded gasoline fuel storage tank. The tank was removed prior to 1988, based on a memo. No closure assessment appears to

GEC Project No. 5246E 8 Phase I ESA Report have been conducted at that time. The tank was located north of the former building, at the southwest corner of the New York Avenue and 9th Street intersection. Due to the former fuel tank and lack of available assessment data, this former underground gasoline fuel tank is considered a REC based on its prior existence on-site and potential for petroleum soil and/or groundwater impacts.

3. Historic Rail Line. A former railroad line previously crossed the Subject Property and adjacent properties from prior to 1915 through at least 1931 (Sanborn maps). By 1944, the track line appears to have been removed, but the alignment corridor is still visible on the historical aerial photograph. No evidence of the former corridor is visible by the 1959 aerial photograph. The historical railroad (formerly known as Atlantic Coast Line) ran east-west between 9th and 10th Streets. Based on the time since the railroad has been removed, and the parcels having been redeveloped in the intervening years, the rail line corridor is not considered a REC with regard to the Subject Property.

5.3.2 Off-Site Listings

GEC reviewed readily available public files on the FDEP Map Direct website for the facilities identified in the EDR report as being within approximately 500 feet (1 city block) of the Subject Property:

4. Ron’s Plumbing & Air Conditioning, Inc., 1400 10th Street. This facility is located to the adjacent southwest of the Subject Property, at the northwest corner of the 10th Street and Massachusetts Avenue intersection. Underground fuel tanks were depicted at this facility on the 1915, 1924 and 1931 Sanborn maps, south of the building and beneath 10th Street. The 1986 registration document indicated a tank was installed in 1977. The public record contained a July 1989 memo stating the 1,100-gallon leaded gasoline fuel tank was to be abandoned in place by filling with sand. No additional information was included in the public record. Based on the proximity of the former facility, lack of closure documents (not required at the time of tank abandonment), along with the age(s) of historical tank(s) at the site, the adjacent Ron’s Plumbing & Air Conditioning, Inc. facility is considered a REC.

5. Unnamed facility, northwest corner of 10th Street and New York Avenue. An underground fuel tank was observed at a commercial facility located on the northwest corner of the 10th Street and New York Avenue intersection on the 1915 Sanborn map.

No other listings were identified for this property, however, the potential for underground fuel tanks to exist on this adjoining property is considered a REC.

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6. Leheup Dump, 1000 Florida Avenue. This facility was incorrectly mapped in the EDR database as being located approximately 500 feet southeast of the Subject Property. The former landfill facility is actually located over 3,400 feet south of the Property and is therefore not an environmental concern.

The other EDR listings are greater than 500 feet from the Subject Property and are at distances and directions such that they are not considered RECs with regard to the Subject Property. The State of Florida has a 500-foot radius for dewatering permits; contamination sites greater than 500 feet are not considered to present a risk for dewatering permitting.

5.4 Physical Setting Sources

5.4.1 USGS Quadrangle Map Review

An excerpt from the St. Cloud South, Florida USGS quadrangle map of the Subject Property and surrounding area is provided in Appendix A. The quadrangle map indicates site ground surface elevations are generally level with a very slight slope on-site from the south side of the property to the north, ranging from approximately +75 to +70 ft above the National Geodetic Vertical Datum (NGVD) of 1929. The overall site vicinity gently slopes to the north, towards East Lake Tohopekaliga. No structures or agricultural uses are depicted on the Property.

The quadrangle map does not indicate landfills or other conditions that would represent a potential environmental concern on, or in the immediate vicinity of, the Subject Property which were not identified by other sources.

GEC reviewed an EDR Historical Topo Map Report for the study area. The maps are dated 1953, 1970, 1980, 1987, 2012, 2015, and 2018.

In the 1953 map, the Property is depicted as urban development. No structures are depicted on the Subject Property due to the urban designation not including residences or smaller buildings.

No significant changes are visible on the 1970 through 1987 maps.

No on or off-site structures are shown on the 2012 through 2018 maps. The historical topographic maps did not reveal any conditions that would represent a potential environmental concern on or in the vicinity of the Subject Property. The study area was developed prior to 1953. The EDR Historical Topo Map Report is provided in Appendix B.

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5.4.2 Geologic and Hydrogeologic Data

Due to its prevalent geology, referred to as karst, Central Florida is prone to the formation of sinkholes, or large, circular depressions created by local subsidence of the ground surface. The nature and relationship of the three sedimentary layers typical of Central Florida geology cause sinkholes. The deepest, or basement, layer is a massive cavernous limestone formation known as the Floridan aquifer. The Floridan aquifer limestone is overlain by a silty or clayey sand, clay, phosphate, and limestone aquitard (or flow-retarding layer) ranging in thickness from nearly absent to greater than 100 feet and locally referred to as the Hawthorn Group (Hawthorn). The Hawthorn is in turn overlain by a 40-to 70-foot-thick surficial layer of sand, bearing the water table aquifer. The likelihood of sinkhole occurrence at a given site within the region is determined by the relationship among these three layers, specifically by the water (and soil)-transmitting capacity of the Hawthorn at that location.

The water table aquifer is comprised of Recent and Pleistocene sands and is separated from the Eocene limestone of the Floridan aquifer by the Miocene sands, clays and limestone of the Hawthorn. Since the thickness and consistency of the Hawthorn is variable across Central Florida, the likelihood of groundwater flow from the upper to the lower aquifer (known as aquifer recharge) will also vary by geographical location. In areas where the Hawthorn is absent, water table groundwater (and associated sands) can flow downward to cavities within the limestone aquifer, like sand through an hourglass, recharging the Floridan aquifer, and sometimes causing the formation of surface sinkholes. This process of subsurface erosion associated with recharging the Floridan aquifer is known as raveling. Thus, in Central Florida, areas of effective groundwater recharge to the Floridan aquifer have a higher potential for the formation of surface sinkholes.

No method of geological, geotechnical, or geophysical exploration is known that can accurately predict the occurrence of sinkholes. It is common geotechnical practice in Central Florida to make a qualitative prediction of sinkhole risk on the basis of local geological conditions in the vicinity of a particular site.

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The U.S. Geological Survey Map entitled “Recharge and Discharge Areas of the Floridan Aquifer in the St. Johns River Water Management District and Vicinity, Florida,” 1984, indicates the Subject Property lies in an area of low to moderate recharge; therefore, we can conclude based solely on this data that the project site is located in an area where the relative risk of sinkhole formation is low to moderate when compared to the overall risk across Central Florida.

5.4.3 Osceola County Soil Survey Review

The USDA Natural Resource Conservation Service (NRCS) Soil Survey of Osceola County was reviewed for subsurface soil and groundwater information. Excerpts from the NRCS Soil Surveys are provided in Appendix A.

The NRCS Soil survey map depicts the following soil type within the Subject Property:

• 23 – Myakka-Urban Land Complex

Urban land is mostly developed with buildings, roads, parking areas, and other impermeable surfaces. The NRCS Soil Survey does not indicate the presence of landfills, borrow pits, railroads, quarries or other conditions in the study area that would be considered obvious signs of the deposition of hazardous substances or petroleum products on or adjacent to the Subject Property.

Information contained in the NRCS Soil Survey is very general and may be outdated. It may not therefore be reflective of actual soil and groundwater conditions, particularly if recent development in the site vicinity has modified soil conditions or surface/subsurface drainage.

5.5 Historical Use Information on the Site and Adjacent Properties

5.5.1 Historical Aerial Photograph for Site and Adjacent Properties

Historical aerial photographs of the study area were reviewed to evaluate past land use and to identify areas that raise concern for potential RECs in order for those areas to be investigated during GEC’s review of the environmental record sources and site inspection. Aerial photographs were obtained by EDR for the years 1944, 1951, 1959, 1968, 1971, 1977, 1982, 1985, 1994, 1999, 2007, 2010, 2015, and 2019. A 2021 aerial photograph was obtained from Google Earth. The aerial photographs are provided in Appendix B.

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1944-1951:

1944 aerial photograph

In 1944, the Subject Property was developed with multiple single-family residences. 9th Street is visible bisecting the Property. Three commercial buildings, likely the previously discussed Star Building Supply Company facility, are visible to the adjacent north of 9th Street. Two commercial buildings are visible on the southern portion of the Property, just north of 10th Street.

Residences and a commercial building are visible on the eastern portion of the Property. The rest of the Property consisted of undeveloped, vacant land with no apparent uses. The surrounding city blocks are visible, with most development north of 9th Street consisting of single-family residences, while land uses south of 9th Street are generally commercial properties. The former railroad easement is visible bisecting the southern portion of the Property, between 9th and 10th Streets. Additional residential and commercial development is visible in the 1951 aerial photograph.

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1959-1977:

1959 aerial photograph

In 1959, a municipal City of St. Cloud building is visible near the center of the Property, where the former Star Building Supply Company site was. Residences remain visible on and around the Property. Portions of the southern part of the Property, south of 9th Street, consist of parking.

Additional commercial and residential growth is visible in the area.

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1982-1999:

1982 aerial photograph In 1982, a commercial building is visible on the southern portion of the Property, between 9th and 10th Streets, and another new commercial building is visible to the east of New York Avenue. No significant changes to the Property were observed through 1999.

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2007-2021:

2007 aerial photograph

In 2007, the current City office building is visible, and land to the adjacent north, west, south and east of the building has been converted to paved parking. The three residences and a commercial structure south of 9th Street remain visible. By 2010, the southern commercial structure was demolished and the area consists of a grassed lot. No significant changes to the Property or adjacent properties are visible through 2021.

5.5.2 City Directories Review for Site and Adjacent Properties

City directories are a listing of businesses and residences in a given area, similar to a standard telephone book. Listings are organized either by address, phone number, or name. For studies of this type, the listing by address for previous years is generally utilized to identify past land uses within the study area. However, city directories do not contain any information regarding tanks or hazardous materials. GEC contracted with Environmental Data Resources (EDR) to

GEC Project No. 5246E 16 Phase I ESA Report provide a detailed city directory review for the study area. EDR reviewed city directories at roughly 5-year intervals between 1971 and 2020.

The Subject Property addresses, 802 and 808 New York Avenue, 803, 807, 811, 815, and 819 Massachusetts Avenue, and 1300 9th Street, were researched. The New York Avenue and Massachusetts Avenue addresses were listed as being unoccupied/occupant unknown. The 1300 9th Street address was listed as occupied by multiple City of St. Cloud municipal offices.

The St. Cloud Police Department is listed at 908 New York Avenue between 1971 and 2000.

The nearby properties listed for the vicinity include residences, vacant/occupant unknown residential parcels, commercial offices and stores (hair salons and barber shops, clothing stores, dance, karate, and music schools, real estate and accounting offices). The city directory information is attached in Appendix B, along with a summary table of the listings.

5.5.3 Sanborn Fire Insurance Map Review for Site and Adjacent Properties

Sanborn Fire Insurance Maps were prepared for use by insurance companies in assessing fire risk. These maps contain details about building construction, business type, building contents, fuel storage tanks, and other factors affecting fire risk. Fire Insurance maps were developed for historically urban areas.

Fire insurance maps dated 1915, 1924, and 1931 were available for the Subject Property and adjacent properties, as provided by EDR. The Map Report is attached in Appendix B.

The northern portion of the Property, south of 8th Street and between Massachusetts and New York Avenues, is developed with three residences and one apartment building. The F.F.H. Pope Lumber Yard is depicted on the central portion of the property. To the south of the lumber yard is 9th Street, followed by a railroad corridor, running east-west across the Property. A warehouse and platform is depicted on the southern side of the tracks, followed by an off-site commercial building. An “Un. Gr.” (underground) gas tank is depicted to the southwest of the adjacent commercial building. Two small shed-like structures are depicted on the southwest corner of the Property. East of New York Avenue, on the Property, are a vacant parcel, the F.E.

Williams Lumber Yard, and a single family residence. No gas tanks or chemical storage areas were specifically noted on the Subject Property.

Land use to the north of 9th Street is generally residential. Hotels/boarding houses, commercial buildings and stores, a post office, railroad depot, and a third lumber yard are located off-site to the south of 9th Street. A “Garage” with an affiliated gas tank are depicted to the adjacent west

GEC Project No. 5246E 17 Phase I ESA Report of the Property, at the northwest corner of the Massachusetts Avenue and 10th Street intersection (the current Ron’s Plumbing & Air Conditioning facility).

In 1924, four residences are depicted on the northern arm of the Property, at the locations shown on the 1915 map. The lumber yard remains depicted at the corner of 9th Street and New York Avenue. The rail line also remains visible, with the warehouse to the adjacent south of the rail line occupied by a “hardw. warehouse, oils” structure (former St. Cloud police station location), attached by a walkway to the southern adjacent off-site paint and furniture shop. The gas tank is not depicted. The southwest corner of the Property is occupied by Deer Park. The portion of the Property to the east of New York Avenue remains generally unchanged.

Adjacent off-site properties also remain generally unchanged, though two different gas tanks (“G.T.”) are depicted at the western adjacent Garage (the current Ron’s Plumbing & Air Conditioning facility).

On the 1931 map, the Property is depicted generally unchanged from the 1924 map. A third gas tank is depicted off-site at the western adjacent auto sales and service facility.

6.0 SITE RECONNAISSANCE

6.1 Methodology

On March 8, 2023, a GEC representative visited the Subject Property and surrounding area to conduct a site reconnaissance. The purpose of the reconnaissance was to look for visual indications of the presence of RECs. Such indications would include the presence of disposed storage drums, stressed or discolored vegetation, stained soils, evidence of landfilling, presence of aboveground or underground storage tanks, monitoring wells, or other evidence that would be suggestive of the disposal, burial, or releases of hazardous materials, petroleum products, or regulated substances on the Subject Property.

Photographs were taken to document current and representative conditions on-site and in the site vicinity. Photographs documenting the current site conditions are provided in Appendix D.

6.2 Limiting Conditions

No significant limiting conditions were identified on the Subject Property at the time of GEC’s site visit aside from limited access to the interior of the residential buildings.

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6.3 General Site Setting

The following summarizes the general conditions of the Subject Property and the surrounding area based solely on GEC’s site reconnaissance. Site and adjoining features are shown on the Site and Surrounding Site Figures in Appendix A.

6.3.1 General Descriptions of On-Site Structures

The Osceola County Property Appraiser website lists the Subject Property as being developed with three one-story residences located at 803, 807, and 811 Massachusetts Avenue. These residences were constructed in 1944, 1919, and 1957, respectively. Detached garages/sheds were also located on the 803 and 807 Massachusetts Avenue parcels. Five parcels were developed with paved parking lots with landscaped areas, while a 6th, at the southwest corner of the Property, consisted of a vacant dirt lot. Two parcels, located at 802 and 808 New York Avenue, were occupied by the City’s community garden and a stormwater retention pond. The three-story City office building was located on the remaining two parcels, and was constructed in 2004. The building was undergoing renovations and expansion. One of the paved parking lots was being used as a temporary construction materials storage yard.

6.3.2 General Descriptions of Roads and Exterior Pavements

The Subject Property is primarily located between Massachusetts Avenue to the west and New York Avenue to the east. A portion of the Property extends further to the east to Pennsylvania Avenue. The Property is bounded by 8th Street to the north, and 9th and 10th Streets to the south. Several parcels are developed with asphalt-paved parking lots and associated landscaping. Some landscaping is located around the perimeter of the Property. The parking lots are accessed from several paved driveways and pedestrian sidewalks. No additional roads, trails, paths, or designated parking areas are present.

6.3.3 Current and Past Use(s) of the Subject Property

The Subject Property was developed with several residences, the F.F.H. Pope Lumber Yard, and the F.E. Williams Lumber Yard from prior to 1915 to at least 1931, based on our review of Sanborn Maps. Several parcels within the Subject Property were undeveloped during that time.

The northern three parcels have been developed with single family residences since that time.

The lumber yards were demolished in the early 1950s. A large municipal building was constructed by 1959, and several residences and commercial buildings remained at the site.

The current municipal building was constructed in the mid-2000s.

City Directory listings from 1971 through 2020 indicate the property has been occupied by single family residences and City of St. Cloud offices and utility company offices.

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6.3.4 Current and Past Use(s) of Adjoining Properties

North - 8th Street, followed by multiple single-family residences constructed prior to 1944.

West - Massachusetts Avenue followed by multiple single-family residences constructed prior to 1944. A commercial building occupied by a hardware store is also located to the west.

South - 9th and 10th Streets, followed by a vacant grassed lot used for parking and a vacant hotel building, two cafes, and two buildings occupied by the VFW, constructed prior to 1944.

East - Pennsylvania Avenue, followed by single-family residences, constructed prior to 1944.

Past uses on the adjoining properties that may have been different from the current uses could not be readily determined based on visual observations.

6.4 Interior and Exterior Observations

6.4.1 Potable Water Supply

The property is connected to municipal water services.

6.4.2 Sewage Disposal Systems

No septic drainfields were observed at the property. The property is connected to municipal wastewater services.

6.4.3 Heating/Cooling Systems

The municipal office building and residences on the Property are currently heated and cooled by electric HVAC systems.

Based on the ages of the three remaining residences, there is the potential that the structures previously were heated by oil-fired furnaces. No fill or vent pipes for underground tanks, tank saddles or other support structures for aboveground tanks were observed.

6.4.4 Drainage and Other Wastewater Systems

A shallow, grassed stormwater pond is located on the far north side of the Property. Rainwater at the Property drains by sheet flow across the paved parking lots to the stormwater basin. No

GEC Project No. 5246E 20 Phase I ESA Report additional drainage or other wastewater systems were observed on the Subject Property.

Stormwater inlets were observed along the off-site roadways.

6.4.5 Wells

No potable water wells were observed on-site. No oil or gas wells were observed on the Subject Property. No monitoring wells were observed on the subject property during the site reconnaissance.

6.4.6 Floor Drains and Sumps

No trench drains, sumps, catch basins, vaults or other drains were observed on the Subject Property. Typical commercial-type floor drains were observed in the restrooms in the City municipal building and are connected to the building’s sewer disposal system.

6.4.7 Pits, Ponds, or Lagoons

No industrial pits, ponds, or lagoons were observed on the Subject Property or at immediately adjoining properties during the site reconnaissance.

A shallow, grassed stormwater basin is located on the north end of the Property.

6.4.8 Potential PCB-Containing Items

Hydraulic devices and electrical transformers contain oils, which could potentially contain polychlorinated biphenyls (PCBs). No pole- or pad-mounted electrical transformers were observed on the Subject Property.

The municipal office building maintains multiple elevators. Ms. Forbes stated the elevators are regularly inspected and have remained in compliance with requirements. The elevator rooms were observed to be clean with no indications of spills.

6.4.9 Stressed Vegetation

No stressed vegetation was observed on the Subject Property at the time of the site reconnaissance.

6.4.10 Stains or Corrosion

No significant staining was observed on the paved parking areas outside of what could be considered typical de minimis staining from visitors to the municipal office building. No staining

GEC Project No. 5246E 21 Phase I ESA Report was noted in the grassed areas on the Property. No other areas of significant staining or evidence of corrosion were observed on the Subject Property at the time of the site reconnaissance.

6.4.11 Solid Waste and Debris

6.4.11.1 Solid Waste Systems

The Property is currently serviced by municipal trash collection services. Two enclosed dumpster receptacles were observed to the northeast and northwest of the municipal office building. Wastes in the dumpsters consisted of typical office-type trash. The residences are also served by municipal collection services, utilizing household-type trash cans. No other solid waste systems were observed on-site.

6.4.12 Hazardous Wastes and Petroleum Products

6.4.12.1 Associated with Current Land Uses

No unlabeled or unidentified substance containers associated with current land uses were observed on the Subject Property during the site reconnaissance. Janitorial closets in the City office building were observed to store house-hold type quantities of cleaning supplies in original manufacturer packaging.

6.4.12.2 Unidentified Substance Containers

No unidentified substance containers were observed on the Subject Property during the site reconnaissance.

6.4.13 Storage Tanks

No fuel storage tanks were observed on the Subject Property during the site reconnaissance.

Based on the ages of the three remaining residences, there is the potential that the structures previously were heated by oil-fired furnaces. No fill or vent pipes for underground tanks, tank saddles or other support structures for aboveground tanks were observed. There is a potential that historical underground heating oil tanks could exist at the onsite residences.

6.4.14 Odors

No strong, pungent, or noxious odors were encountered on the Subject Property at the time of the site reconnaissance.

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6.4.15 Drums

No drums were observed on the Subject Property during the site reconnaissance.

6.4.16 Pools of Liquid

No pools of liquid were observed on the Subject Property during the site reconnaissance.

6.4.17 Other Observations

No other observations were noted that would indicate a significant potential for chemical or petroleum product releases on the Subject Property.

7.0 INTERVIEWS

7.1 Interview with Owner

The Osceola County Property Appraiser information lists the owner of the parcels as the City of St. Cloud. GEC interviewed Ms. Antranette Forbes, a representative of the owner, during the site visit on March 8, 2023. Ms. Forbes provided access and information to the City offices building, including ancillary rooms such as janitorial and elevator rooms. Ms. Forbes was unable to provide access to the three on-site residences.

Ms. Forbes was not aware of any environmental impacts on the property, including whether historical heating oil tanks were or had been located at the on-site residences.

7.2 Interview with Site Managers

Ms. Antranette Forbes is considered the Property Manager for the purpose of this report and was interviewed during the site reconnaissance.

7.3 Interview with Occupants

The Subject Property parcel is currently occupied by a private residence and the City of St.

Cloud. The tenant of the inhabited residence was not interviewed. Ms. Forbes is the on-site occupant and representative for the City.

7.4 Interview with Local Government Officials

GEC contacted Ms. Sheryl Ulery of the Osceola County Health Department on March 9, 2023.

Ms. Ulery researched the site and adjoining properties without finding available records.

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Mr. Danny Sheaffer of the Osceola County Hazardous Waste was also contacted on March 9, 2023. Mr. Sheaffer has not responded as of the date of this report.

Mr. Richard Tonks, Deputy Chief/Fire Marshal of the St. Cloud Fire Rescue Department was interviewed on March 9, 2023. Mr. Tonks stated several responses were logged for the Subject Property addresses, including smoke investigations and a coolant leak from one of the air conditioning units. Mr. Tonks stated that no chemical leaks or spills were recorded, and that the air conditioning leak was satisfactorily cleaned up and no further action was required.

On April 3, 2023, GEC contacted Mr. Shane Gibbs with FDEP to request information on the reported Spill listed for the 1300 9th Street parcel on the Subject Property. Mr. Gibbs provided the FDEP file for the release and noted that due to the age of the release, FDEP did not maintain any additional records, but that the release was considered “Closed.”

No additional government officials were interviewed in the preparation of this assessment.

7.5 Interview with Others

7.5.1 Interview with User

Ms. Forbes, as a representative for the City of St. Cloud, is considered the User for the purposes of this Phase I ESA.

7.5.2 Interview with Adjacent Property Owner

GEC did not encounter or interview any adjacent property owners during performance of this Phase I ESA.

7.6 Interview Summary

No obvious environmental concerns were identified as a result of the interviews conducted by GEC. Interview documentation is included in Appendix E.

8.0 FINDINGS AND OPINIONS

This section summarizes the Phase I ESA findings, RECs, CRECs and HRECs identified as a result of this practice, and any de minimis conditions.

ASTM Section 1.1.1 identifies a Recognized Environmental Condition (REC) as indicating 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

GEC Project No. 5246E 24 Phase I ESA Report to the environment; or (3) under conditions that pose a material threat of a future release to the environment. This study is not intended to identify “de minimis” conditions that generally would not present a material risk of harm to public health or to the environment and that generally would not be subject to an enforcement action if brought to the attention of appropriate governmental agencies.

ASTM Section 3.2.17 identifies a Controlled Recognized Environmental Condition (CREC) as a recognized environmental condition resulting from a past release of hazardous substances or petroleum products that has been addressed to the satisfaction of the applicable regulatory authority (for example, as evidenced by the issuance of a no further action letter or equivalent, or meeting risk-based criteria established by regulatory authority), with hazardous substances or petroleum products allowed to remain in…