Phase_I_for_Alma_School_with_Appendix.pdf

PHASE I ENVIRONMENTAL SITE ASSESSMENT (ESA) FOR 0.9± ACRES WITHIN THE

ALMA SCHOOL ROAD & RAY

ROAD DEVELOPMENT

Located at both 946 & 972 West Ray Road Chandler, Maricopa County, Arizona 85225

July 29, 2024 AAI Date: July 22, 2024

AAI Expiration Date: January 18, 2025

GTI PROJECT NO. 248001E

Prepared by:

GEOTECHNICAL TESTING & INSPECTIONS, LLC (GTI)

7650 East Redfield Road, Suite “D-7” Scottsdale, Arizona 85260 www.gtiaz.com

Prepared for:

THE CITY OF CHANDLER (CLIENT)

P.O. Box 4008, MS 407 Chandler, Arizona 85244-4008 http://www.gtiaz.com

July 29, 2024

GTI Project No. 248001E

To: THE CITY OF CHANDLER (CLIENT) P.O. Box 4008, MS 407 Chandler, Arizona 85244-4008

Attention: Mr. Erich Kuntze Real Estate Administrator

Subject: Report of a Phase I Environmental Site Assessment (ESA) for 0.9± Acres at the ALMA SCHOOL ROAD & RAY ROAD DEVELOPMENT, located at both 946 & 972 West Ray Road, Chandler, Maricopa County, Arizona 85225.

Dear Mr. Kuntze:

In accordance with your request and authorization, Geotechnical Testing & Inspections, LLC (GTI) has completed the Phase I Environmental Site Assessment (ESA) for the Subject Property. This report was prepared for THE CITY OF CHANDLER (CLIENT). The City of Chandler is a beneficiary of the investigation with all rights, privileges and recourse. The work was completed in general accordance with GTI’s Proposal No. NK24788E dated July 17, 2024.

The Phase I Environmental Site Assessment (ESA) is a general characterization of environmental concerns based on readily available information and site observations. GTI has performed this Phase I ESA in general conformance with the scope and limitations of ASTM Practice E-1527-21 for the Subject Property. GTI also utilized the City of Chandler Phase I Environmental site Assessment Requirements for Property Acquisitions in accordance with CERCLA. Any exceptions to, or deletions from this practice are described in Section 1.4 of this report, Limitations and Exceptions of Assessment. The primary purpose for this Phase I Environmental Site Assessment (ESA) was to determine the potential for the presence of hazardous materials/waste contamination at the Subject Property, and to determine whether or not any Recognized Environmental Conditions (REC) exist at the Subject Property. It was not the purpose of the Phase I study to determine the actual presence, degree, or extent of contamination, if any, on the Subject Property.

Phase I ESA Component Date

Date of Declaration by the Environmental Professional for the Assessment or Update July 17, 2024

Earliest Date of Interviews with Owners, Operators, and Occupants July 17, 2024

Date of Search for Recorded Environmental Liens July 22, 2024

Date of Federal, Tribal, and Local Records July 22, 2024

Date of Site Reconnaissance of the Subject Property and Adjoining Properties July 24, 2024

Report Viability Date January 18, 2025

Phase I Environmental Site Assessment (ESA)

ALMA SCHOOL ROAD & RAY ROAD DEVELOPMENT

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

The services performed by GTI on this project have been conducted with that level of care and skill ordinarily exercised by reputable members of the profession, practicing in the same locality, under similar budget and time restraints. No other warranty is expressed or intended.

This report is exclusively for the use and benefit of THE CITY OF CHANDLER (CLIENT), who is a beneficiary of the investigation with all rights, privileges and recourse. This report may not be relied upon by other persons or entities without written permission from GTI and/or the Client. The scope of services performed in execution of this evaluation may not be appropriate to satisfy the needs of other users, and the use or re-use of this document or the findings, conclusions, or recommendations is at the risk of said users. The findings and opinions are relevant to the dates of GTI’s site work and should not be relied on to represent conditions at substantially later dates.

ASTM Practice E-1527-21, Section 4.6.3 states that the Phase I Environmental Site Assessment (ESA) must be:

Conducted or updated within 180 days of and prior to the date of acquisition of the Subject Property, and all other components of all appropriate inquiries must be conducted within one year prior to the date of acquisition of the Subject Property.

The date of the report generally does not represent the date the individual components of all appropriate inquiries were completed and should not be used when evaluating compliance with the 180-day or 1- year all appropriate inquiries requirements. After that time, the Phase I Report will have to be updated.

The opinions included herein are based on information obtained during the study and GTI’s experience. If additional information becomes available which might impact GTI’s environmental conclusions, GTI requests the opportunity to review the information, reassess the potential concerns, and modify GTI’s opinion, if warranted. As this assessment included a review of reports prepared by other consultants, it must be recognized that GTI has no responsibility for the accuracy of information contained therein. Although this assessment has attempted to identify the potential for contamination of the Subject Property, potential sources of contamination may have escaped detection due to:

(1) the limited scope of this assessment,

(2) the inaccuracy of public records, and

(3) the presence of undetected and unreported environmental accidents.

This Environmental Site Assessment (ESA) Has Revealed No Evidence of Recognized Environmental Conditions (REC) in Connection with the Subject Property.

To the best of GTI’s professional knowledge and belief, GTI’s professional staff meet the definition

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024 of environmental professionals as defined in §312.10 of 40 CFR §312. GTI technical staff has the specific qualifications based on education, training, and experience to assess the nature, history, and setting of the Subject Property. GTI has developed and performed all appropriate inquiries in conformance with the standards and practices set forth in 40 CFR Part 312.

If you have any questions pertaining to this report or any other matter, please do not hesitate to call GTI at (480) 659-6630. GTI appreciates the opportunity to be of service to you.

Sincerely, Geotechnical Testing & Inspections, LLC (GTI)

Reviewed by:

Scott R. Smith, P.E. Dr. Peter Fleming, P.E.

Environmental Department Manager President

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

EXECUTIVE SUMMARY

Geotechnical Testing & Inspections, LLC (GTI) was retained by THE CITY OF CHANDLER (CLIENT) to conduct a Phase I Environmental Site Assessment (ESA) for the Subject Property which consists of 0.9± Acres at the ALMA SCHOOL ROAD & RAY ROAD DEVELOPMENT, located at both 946 & 972 West Ray Road, Chandler, Maricopa County, Arizona 85225.

At the time of GTI’s site reconnaissance, the Subject Property was graded and ready for development. There was a pile of soil and electric transformers found on-site, along with some telephone poles on the eastern and southern boarder of the Subject Property.

As part of the Phase I Environmental Site Assessment (ESA), GTI reviewed the following information for Recognized Environmental Conditions (REC).

ENVIRONMENTAL ITEMS CONCERN DETAILS

YES NO

Previous Report Review - T Section 1.5

General Site Description - T Section 2.1.1

Hazardous Materials - PFAS - T Section 2.1.4

Vapor Intrusion - Tier 1 Screening - T Section 2.1.5

Water Features - T Section 2.1.8

Pesticides and Herbicides - T Section 2.1.9

Area Reconnaissance - T Section 2.2

Groundwater - T Section 3.2.1

Flood Plains - T Section 3.2.2

Surface Water - T Section 3.2.3

Historical Aerial Photograph Review - T Section 4.1

Governmental Database Search - T Section 6.0

Water Wells - T Section 6.2

DEUR, VEMUR, AUL - T Section 5.0

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

According to the Maricopa County Assessor’s Office the Subject Property consists of two (2) individually numbered parcels - registered to HRM CSOK, LLC.

Development will include a total of two (2) building pads. At the time of this writing, no information was provided as to the type of development.

Historical aerial photographs indicate that the Subject Property had remained agricultural land with a small residential property from prior to 1949 (earliest available historical aerial photograph) until around 1976, when the land would be graded and developed into a couple commercial properties. By 2012, all commercial buildings were removed and the land was graded, and the Subject Property would remain the same until the present time.

The Phase I ESA for the Subject Property represents the product of GTI’s professional expertise and judgement in the environmental consulting industry.

This Phase I ESA was conducted in accordance with the following:

(1) The United States Environmental Protection Agency (USEPA) Standards and Practices for All Appropriate Inquiries {(AAI), 40 CFR Part 312} and

(2) Guidelines established by the American Society for Testing and Materials (ASTM) in the Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process / Designation E-1527-21 (ASTM Standard Practice E-1527-21).

The purpose of this Phase I Environmental Site Assessment (ESA) was to identify the following with the intent to satisfy one of the requirements to qualify for the innocent landowner, contiguous Subject Property owner, or bona fide prospective purchaser limitations to CERCLA liability:

! Current Recognized Environmental Conditions (REC), ! Historical Recognized Environmental Conditions (HREC), and ! Controlled Recognized Environmental Conditions (CREC).

It should be noted that chemicals such as (Perfluoroalkyl and Polyfluoroalkyl -PFAS) are identified as “Emerging Contaminants” and these have been under scrutiny for possible regulations as hazardous substances by the federal EPA for many years. The EPA has not yet listed PFAS as a federally regulated hazardous substance under CERCLA. At the present time ASTM E-1527-21 does not require PFAS to be included in the Phase I ESA, unless specifically requested by the Client. No such requests were made.

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

There were nine (9) environmental listings along with one (1) orphan site identified within the minimum ASTM search distances. These listings are discussed below:

! MAP ID No.(s) “A1" & “A2" are for the CHANDLER HIGHLANDER CENTER located at 988 West Ray Road, approximately c± miles west of the Subject Property.

These listings are located hydrologically cross-gradient from the Subject Property. These listings are for an EDR HIST CLEANER (Historical Drycleaners Listing) and DRYCLEANERS (Drycleaner Facility Listing). As there are no violations associated with these listings, they do not pose a REC to the Subject Property.

! MAP ID No. “A3" is for the TOTAL CLEANING SERVICE located at 961 West Ray Road, approximately c± miles south of the Subject Property. This listing is located hydrologically up-gradient from the Subject Property. This listing is for an DRYCLEANERS (Drycleaner Facility Listing). As there are no violations associated with this listing, it does not pose a REC to the Subject Property.

! MAP ID No. “4" is for the D C I MANAGEMENT GROUP, LTD located at 1250 North Alma School Road, approximately c± miles northwest of the Subject Property.

This listing is located hydrologically down-gradient from the Subject Property. The listing is for a EDR HIST CLEANER (Historical Drycleaners Listing). As there are no violations associated with this listing, it does not pose a REC to the Subject Property.

! MAP ID No. “5" is for the ELEGANT CLEANERS located at 940 North Alma School Road, approximately c± miles southwest of the Subject Property. This listing is located hydrologically cross-gradient from the Subject Property. The listing is for a RCRA NonGen/NLR (RCRA Conditionally Exempt Small Quantity Generator), ECHO (Enforcement & Compliance History Information), FINDS (Facility Index System), DRYCLEANERS (Drycleaner Facility Listing), and EMAP (All Places of Interest Listing). This listing is located hydrologically cross to down-gradient of the Subject Property. As there are no violations associated with this listing, it does not pose a REC to the Subject Property.

! MAP ID No. “6" is for the ECONO LUBE N TUNE 236 located at 900 North Alma School Road, approximately c± miles southwest of the Subject Property. This listing is located hydrologically upgradient from the Subject Property. This listing is for a RCRA NonGen/NLR (RCRA Conditionally Exempt Small Quantity Generator), ECHO (Enforcement & Compliance History Information), and FINDS (Facility Index System).

As there are no violations associated with this listing, it does not pose a REC to the Subject Property.

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

! MAP ID No. “7" is for the PRIA CLEANERS, LLC located at 1100 North Alma School Road, approximately c± miles west to northwest of the Subject Property. This listing is located hydrologically down-gradient from the Subject Property. This listing is for an DRYCLEANERS (Drycleaner Facility Listing). As there are no violations associated with this listing, it does not pose a REC to the Subject Property.

! MAP ID No. “8" is for the EVERSPIN TECHNOLOGIES located approximately ½± miles north of the Subject Property. This listing is located hydrologically down-gradient from the Subject Property. The listing is for a PFAS ECHO (Facilities in Industries that May Be Handling PFAS Listing). As there are no violations associated with this listing, it does not pose a REC to the Subject Property.

! MAP ID No. “9" is for the NXP USA INC. located at 1300 North Alma School Road, approximately ½± miles north to northwest of the Subject Property. This listing is located hydrologically down-gradient from the Subject Property. The listing is for a RCRA-LQG (RCRA Large Quantity Generator), WWFAC (Waste Water Treatment Facility), EMAP (All Places of Interest Listing) ENFORCEMENT (Enforcement and Violation Listing), MANIFEST (Manifest Information), and US AIRS (Aerometric Information Retrieval System Facility Subsystem). As there are no current violations associated with this listing, it does not pose a REC to the Subject Property.

There was one (1) orphan site (WQ-Gila River DOT) that was listed in the EDR search distance map. Upon further review and research, this site was found to be located either outside the EDR search distances or are located hydrologically down-gradient from the Subject Property. This Orphan sites does not result in an REC to the Subject Property.

This Phase I Environmental Site Assessment (ESA) concluded the following:

! Current Recognized Environmental Conditions (REC) A ‘Recognized Environmental Condition (REC)’ as defined in the ASTM Standard, is (1) the presence of hazardous substances or petroleum products in, on or at the Subject Property due to a release to the environment; (2) the likely presence of hazardous substances or petroleum products in, on or at the Subject Property due to a release or likely release to the environment; or (3) the presence of hazardous substances or petroleum products in, on or at the Subject Property under conditions that pose a material threat of a future release to the environment.” De-minimis conditions are not recognized environmental conditions.” This assessment has revealed NO evidence of Recognized Environmental Conditions (REC) at the Subject Property.

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

GTI has performed a Phase I Environmental Site Assessment (ESA), in general conformance with the scope and limitations of ASTM Practice E-1527-21, for 0.9± Acres within the ALMA SCHOOL ROAD & RAY ROAD DEVELOPMENT, located at both 946 & 972 West Ray Road, Chandler, Maricopa County, Arizona, 85225. Any exceptions to, or deletions from, this practice is described in Section 1.4 of this report.

This Environmental Site Assessment (ESA) has revealed NO evidence of Recognized Environmental Conditions (REC), Historical Recognized Environmental Conditions (HREC) or Controlled Recognized Environmental Conditions (CREC) in connection with the Subject Property.

Based on GTI’s site reconnaissance, governmental database records review, and conversations with people familiar with the Subject Property, GTI does not believe any additional environmental testing or studies are needed at the Subject Property at this time.

! Historical Recognized Environmental Conditions (HREC) A ‘Historical REC (HREC)’ as defined in the ASTM Standard, is a previous release of hazardous substances or petroleum products affecting the Subject Property that has been addressed to the satisfaction of the applicable regulatory authority or authorities and meeting unrestricted use criteria established by the applicable regulatory authority or authorities, without subjecting the Subject Property to any controls (for example activity and use limitations, or other property use limitations). This assessment has revealed NO evidence of Historical Recognized Environmental Conditions (HREC) at the Subject Property.

! Controlled Recognized Environmental Conditions (CREC) A ‘Controlled REC (CREC)’ as defined in the ASTM Standard, is a recognized environmental condition affecting the Subject Property that has been addressed to the satisfaction of the applicable regulatory authority or authorities with hazardous substances or petroleum products allowed to remain in place subject to implementation of controls (for example, activity and use limitations or other property use limitations).

This assessment has revealed NO evidence of Controlled Recognized Environmental Conditions (CREC) at the Subject Property.

Based on GTI’s Phase I Environmental Site Assessment (ESA), GTI makes the following statement in general accordance with ASTM specifications:

Detailed Information is Provided in the Report

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

TABLE OF CONTENTS

EXECUTIVE SUMMARY

1.0 INTRODUCTION

1.1 Authorization and Site Location

1.2 Purpose

1.3 Special Terms and Conditions

1.4 Limitations and Exceptions of Assessment

1.5 Reviewed Reports Provided by Client or Available in GTI’s Library

2.0 PROPERTY DESCRIPTION AND RECONNAISSANCE OBSERVATIONS

2.1 Site/Project Description and Reconnaissance

2.1.1 General

2.1.2 Photographic Records and Video Recordings

2.1.3 Underground and/or Above Ground Storage Tanks

2.1.4 Hazardous Materials

2.1.5 Vapor Intrusion

2.1.6 PCB Electrical Transformers and other Utilities

2.1.7 Drywells

2.1.8 Water Features

2.1.9 Pesticides and Herbicides

2.2 Area Reconnaissance

2.2.1 North

2.2.2 South

2.2.3 East

2.2.4 West

3.0 LOCAL SOIL AND HYDROGEOLOGIC SETTING

3.1 Soil Conditions

3.2 Hydrogeology

3.2.1 Groundwater

3.2.2 Flood Plains

3.2.3 Surface Water

4.0 RESULTS OF SITE HISTORICAL REVIEW

4.1 Aerial Photographic Review

4.2 Sanborn Maps

4.3 Cole Directories

4.4 General Site History

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

4.5 Conversation with People Familiar with the Site

4.5.1 Salt River Project (SRP)

4.5.2 Mr. Erich Kuntze (Client)

4.5.3 Ms. Kenya Lugo-Waite (Buyer)

4.5.4 Ms. Angeline JL (Seller)

4.6 Data Failure

4.7 Impact On Purchase Price

5.0 ENVIRONMENTAL LIENS, SPECIALIZED KNOWLEDGE OR EXPERIENCE. . 37

6.0 RESULTS OF GOVERNMENT AGENCY/DOCUMENTS REVIEW

6.1 Regulatory Listed Facilities

6.2 Water Well Information

7.0 CONCLUSIONS AND RECOMMENDATIONS

8.0 LIMITATIONS

9.0 QUALIFICATIONS OF INVESTIGATORS

9.1 Randy Smith, P.E. - Environmental Department Manager

9.2 Dr. Peter Fleming, P.E. - President

10.0 LIST OF REFERENCES

APPENDIX

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

Figure 1 - General Vicinity Map for the Subject Property

1.0 INTRODUCTION

The Phase I ESA for the Subject Property represents the product of GTI’s professional expertise and judgement in the environmental consulting industry. This Phase I Environmental Site Assessment (ESA) was conducted in general accordance with:

(1) The United States Environmental Protection Agency (USEPA) Standards and Practices for All Appropriate Inquiries {(AAI), 40 CFR Part 312} and

(2) Guidelines established by the American Society for Testing and Materials (ASTM) in the Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process/Designation E-1527-21 (ASTM Standard Practice E-1527-21).

1.1 Authorization and Site Location

In accordance with your request and authorization, Geotechnical Testing & Inspections, LLC (GTI) has completed this Phase I Environmental Site Assessment (ESA) at the ALMA SCHOOL ROAD & RAY ROAD DEVELOPMENT. The Subject Property is located within the Southwest Quarter of Section 21, Township 1 South, Range 5 East of the Gila and Salt River Base and Meridian, Chandler, Maricopa County, Arizona 85225. A general vicinity map of the Subject Property is shown in Figure 1. Aerial photographs of the Subject Property are shown on Figure 2, Figure 3 and a vertical view is shown on Figure 4.

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

Figure 2 - Aerial Photograph Looking Northeast of the Subject Property

Figure 3 - Aerial Photograph Looking Southwest of the Subject Property

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

Figure 4 - Vertical Aerial Photograph Looking Down on the Subject Property

1.2 Purpose

The purpose of this Phase I Environmental Site Assessment (ESA) was to identify the following with the intent to satisfy one of the requirements to qualify for the innocent landowner, contiguous property owner, or bona fide prospective purchaser limitations to CERCLA liability:

! Current Recognized Environmental Conditions (REC), ! Historical Recognized Environmental Conditions (HREC), and ! Controlled Recognized Environmental Conditions (CREC).

According to GTI’s client, this Phase I ESA was conducted as part of an environmental due diligence related to purchasing the Subject Property for the development of two (2) commercial lots.

While completion of a Phase I ESA is intended to constitute one of the requirements of all appropriate inquiry for purposes of Comprehensive Environmental Response Compensation and Liability Act (CERCLA) liability protections, it is not intended its use be limited to that purpose.

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

This practice is intended to permit a user to satisfy one of the requirements to qualify for the innocent landowner, contiguous property owner, or bona fide prospective purchaser on CERCLA liability (hereinafter, the “Landowner Liability Protections,’ or “LLPs”): that is, the practice that constitutes all appropriate inquiries into the previous ownership and uses of the Subject Property consistent with good commercial and customary practice as defined at 42 U.S.C. §9601(35)(B).

In addition, other properties within the approximate minimum search distance of the Subject Property, as specified by the ASTM document E-1527-21, Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process are examined for their possible environmental impact to the Subject Property. The term ‘Recognized Environmental Conditions’ (RECs) is not intended to include de-minimis conditions that generally does not present a threat to human health of the environment and that generally would not be the subject of an enforcement action if brought to the attention of appropriate governmental agencies.

Figure 5 shows a Simplified REC logic flow chart to determine if the Subject Property results in a REC.

The scope consists of the following categories of work activities designated to meet the CERCLA/SARA appropriate inquiry responsibilities for a Phase I Environmental Site Assessment:

1. A review of project information provided by the client, including historical Geotechnical and environmental reports for the Subject Property, if available;

2. A site reconnaissance of the Subject Property and surrounding areas to visually assess current site utilization, and to check for indications of potential surface contamination;

3. A review of readily available historical aerial photographs, site maps, soil maps, street directories, site drainage and other sources to evaluate past land uses;

4. An evaluation of the Subject Property's soil characteristics, and hydrogeologic setting;

5. Interview with appropriate and reasonably available individuals knowledgeable about the Property and environmental factors in the area of the Subject Property;

6. A review of the Subject Property's historical land utilization for indications of potential contamination or sources of contamination;

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

Figure 5 - Simplified REC Logic Flow Chart Provided by ASTM E-1527-21

7. A review of government documents and interviews with appropriate government agencies concerning available pertinent environmental information for the Subject Property or within various radii of the Subject Property;

8. Preparation of this report, which relates the findings of these studies and presents GTI's conclusions and recommendations.

1.3 Special Terms and Conditions

This Phase I Environmental Site Assessment (ESA) report has been prepared for THE CITY OF CHANDLER (CLIENT) and is subject to the terms and conditions of the contract. No other person or entity may rely on this report without prior written consent from GTI or the

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

Client. The conclusions and recommendations of this report are based solely on the information gathered as a result of performing the Phase I Environmental Site Assessment scope and work process. The report reflects historical information and site conditions with respect to the Subject Property which existed at the time of completion of this report. Future changes in the site conditions of the Subject Property and future information generated regarding the Subject Property may result in a need to re-assess the environmental aspects of the property.

This report is held in the strictest confidence. Reproduction of this document requires the written permission of GTI and the Client. Duplication of this report for third party use is forbidden unless written approval is given by both the Client and GTI. Third parties may purchase this report with written consent from the Client, upon completion of a Letter of Reliance agreement with GTI.

1.4 Limitations and Exceptions of Assessment

A Phase I Environmental Site Assessment by definition is limited to the scope as outlined in the ASTM document E-1527-21, Standard Practice for Environmental Assessments: Phase I Environmental Site Assessment Process. Information sources used for this Phase I Environmental Site Assessment are limited to the following:

! Visual assessment made during the site reconnaissance.

! Interviews with persons knowledgeable about the Subject Property, including owners, operators, and governmental officials.

! Review of available public environmental databases.

! Review of available aerial photographs.

! Review the USGS 7.5 Minute Topographical Map.

! Review of Fire Insurance Map ! Review of City Directories ! Review of readily available historical reports prepared for the Subject Property.

Subjects not addressed by this report are as follows:

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

! Hazardous or toxic materials and/or chemicals not presently regulated by federal, state, and local government agencies.

! Hazardous or toxic substances that occur naturally in air, soil, and/or water.

! Toxicity of substances found in residential environments (i.e. stored household products and miscellaneous building materials).

! Additional non-scope considerations are listed below:

1. Asbestos-Containing Building Materials

2. Biological agents

3. Cultural and historic resources

4. Ecological resources

5. Endangered species

6. Health and safety

7. Indoor air quality unrelated to releases of hazardous substances of petroleum products in the environment

8. Industrial hygiene

9. Lead-Based Paint

10. Lead in Drinking Water

11. Mold or Microbial Growth conditions

12. PCB-containing building Material

13. Naturally-occurring Radon

14. Regulatory compliance

15. Substances not defined as hazardous substances

16. Wetlands

The soil test borings drilled in the general area have identified the in-situ soils as a mixture of various soil types including brown granular Clayey SAND (SC), Silty SAND (SM), a mixture of Clayey SAND and Silty SAND (SC-SM) as well as cohesive Silty CLAY (CL) soils. The soils were classified in general accordance with Unified Soil Classification System (USCS).

It should be noted that this Phase I ESA does include ASTM E-2600-10 “Standard Guide for Vapor Encroachment Screening on Subject Property Involved in Real Estate Transactions”. For assessment of potential “Vapor Encroachment Conditions” (VEC) and to determine if a “Vapor Intrusion Condition” (VIC) exists at this Subject Property. No potential environmental listings were identified within the ASTM search radius search of the Subject Property. GTI is proving more information on this which can be found in section

2.1.5 of this report.

American Society for Testing Materials Standard Practice E-1527-21, Section 4.5.1, notes the following limiting concepts inherent in the use of Phase I Site Assessments should be understood by those who use Phase I reports:

(1) No environmental site assessment can wholly eliminate uncertainty

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024 regarding the potential for environmental conditions in connection with a Subject Property.

(2) All appropriate inquiries does not mean an exhaustive assessment of a Subject Property.

There is a point at which the cost of information obtained or the time required to gather it outweighs the usefulness of the information. One of the purposes of ASTM specification E- 1527-21 is to identify a balance between competing goals of limiting cost and time demands and the reduction of uncertainty about unknown conditions resulting from additional information.

1.5 Reviewed Reports Provided by Client or Available in GTI’s Library

As part of GTI’s Phase I Environmental Site Assessment (ESA), GTI typically reviews historical geotechnical and/or environmental reports provided to GTI by the client or available in GTI’s files. GTI reviewed the following reports:

# February 10, 2017 - Geotechnical Subsurface Exploration for Alta San Marcos Apartments - The report was prepared by Geotechnical Testing & Inspections as Project No. 174462G and was prepared for Biltform Architects.

# June 20, 2017 - Phase I Environmental Site Assessment and Limited Organochlorine Pesticide Soil Screen Testing for Dobson Cove Development - The report was prepared by Geotechnical Testing & Inspections as Project No. 174628E. The report was prepared for AV Homes This ESA did not identify any RECs on the subject property.

# June 21, 2017 - Geotechnical Subsurface Exploration for Dobson Cove Development

- The report was prepared by Geotechnical Testing & Inspections as Project No.

174629G. The report was prepared for AV Homes.

# December 13, 2018 - Phase I Environmental Site Assessment for Alma School Road & Ray Road Property - The report was prepared by Geotechnical Testing & Inspections as Project No. 185264E. The report was prepared for Hawkins Companies This ESA did not identify any RECs on the Property.

# April 18, 2019 - Phase I Environmental Site Assessment and Limited Organochlorine Pesticide Soil Screen Testing for Dobson Cove Development - The report was prepared by Geotechnical Testing & Inspections as Project No. 195379E. The report was prepared for Richmond American Homes This ESA did not identify any RECs on the subject property.

# April 18, 2020 - Geotechnical Subsurface Exploration for Dobson Cove Development

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

Figure 6 - Map of Observations During Site Reconnaissance of the Subject Property

- The report was prepared by Geotechnical Testing & Inspections as Project No.

195380G. The report was prepared for Richmond American Homes.

# December 7, 2020 - Geotechnical Subsurface Exploration for Dobson Development. - The report was prepared by Geotechnical Testing & Inspections as Project No. 206155G.

The report was prepared for Richmond American Homes.

2.0 PROPERTY DESCRIPTION AND RECONNAISSANCE OBSERVATIONS

The primary purpose of the site reconnaissance was to observe visual indications of present or past activities, which have or could have contributed to contamination on the Subject Property, and to interview people familiar with the Subject Property. The site reconnaissance was conducted on foot and by vehicle, while the area reconnaissance was conducted by use of a vehicle. GTI’s site reconnaissance did not include an inspection of existing nearby structures. Details of GTI’s site and border zone area reconnaissance are provided in the following sections, along with a map of the observations shown in Figure 6.

2.1 Site/Project Description and Reconnaissance

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

2.1.1 General

At the time of GTI’s site reconnaissance, the Subject Property was graded and ready for development. There was a pile of soil and electric transformers found on-site, along with some telephone poles on the eastern and southern boarder of the Subject Property. No information was available as to the origin of these soil piles. If the soils are to be used at the Subject Property as structural fill, these soils should be tested for any contamination. GTI can be retained to provide this testing. Observations around the Subject Property are discussed below:

! North of the Subject Property is a small residential neighborhood and a pawn shop, followed by West Park Avenue, Cambric Courts Apartments, and the Chandler Parc Condominiums.

! South of the Subject Property is West Ray Road, a small commercial shopping center, and the Alma Ray Subdivision, followed by West Shannon Street, more of the Alma Ray Subdivision and West Dublin Street.

! East of the Subject Property is North Pleasant Drive, a few churches, and a handful of residential properties, followed by North Evergreen Street and the College Park Subdivision.

! West of the Subject Property is graded land, North Alma School Road, and a commercial shopping center, followed by the Celebration by Shea Subdivision and North Arrowhead Drive .

According to the Maricopa County Assessor’s Office, the Subject Property consists of the following two (2) Parcels:

M Parcel No. 302-43-161A (0.4± Acres) - The Subject Property is registered to HRM CSOK, LLC.

M Parcel No. 302-43-162A (0.5± Acres) - The Subject Property is registered to HRM CSOK, LLC.

Development will include a total of two (2) commercial building pads.

Historical aerial photographs indicate that the Subject Property had remained agricultural land

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024 with a small residential property from prior to 1949 (earliest available historical aerial photograph) till around 1976, when the land would be graded and developed into a couple commercial properties. By 2012, all commercial buildings would be removed and the land would be graded, and would remain the same until the present time.

2.1.2 Photographic Records and Aerial Video Recordings

Numerous representative color photographs and aerial video recordings have been taken of the overall Subject Property. These photographs and aerial videos are in GTI’s files and available for viewing, if desired. Select photographs are included in various sections of this report.

2.1.3 Underground and/or Above Ground Storage Tanks

GTI did not observe any Underground Storage Tanks (USTs) or Above Ground Storage Tanks (ASTs) within the Subject Property.

2.1.4 Hazardous Materials

GTI did not observe any hazardous chemicals within the Subject Property. It should be noted that chemicals such as (Perfluoroalkyl and Polyfluoroalkyl - PFAS) are identified as “Emerging Contaminants” and these chemicals have been under scrutiny for possible regulations as hazardous substances by the federal EPA for many years. The EPA has not yet listed PFAS as a federally regulated hazardous substance under CERCLA. At the present time ASTM E-1527-21 does not require PFAS to be addressed in the Phase I ESA, unless specifically requested by the Client. No such requests were made.

2.1.5 Vapor Intrusion

GTI conducted a Tier 1 Screening per ASTM E2600-22 for the Subject Property. Based on the requirements per the ASTM, there are no vapor encroachment issues associated with the Subject Property. In order to confirm that no VEC is associated with the Subject Property, GTI reviewed the following information:

Vapor intrusion refers to the process by which volatile chemicals, such as gasoline, solvents, or industrial pollutants, migrate from contaminated soil or groundwater into the indoor air of buildings. It occurs when these chemicals evaporate from the subsurface and enter buildings through cracks in the foundation, gaps around utility lines, or other pathways.

Vapor intrusion is a concern, (primarily in areas where there are known or suspected sources of contamination nearby), such as former industrial sites, landfills, or gas stations. The chemicals can seep into the soil and groundwater, and if the buildings are located above these contaminated areas, there is a potential for the vapors to migrate upward and enter the building.

https://www.ewg.org/interactive-maps/2020_suspected_industrial_discharges_of_pfas/map/

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

FOLLOWING INFORMATION WAS REVIEWED

Appropriate Minimum Search Distance Section 2.1.1

Groundwater Flow Direction Section 3.2

Down-Gradient and Cross- Gradient Off-Site Contaminated Properties

Section 3.2

Subsurface Characteristics Section 3.1

Surface Natural Features Section 3.2

Surface Man-Made Features Section 3.2

Government Record Review Section 6.0

Current and Historical Use Section 2.1.1 &Section 4.4

Once inside a building, the vapor can accumulate and pose health risks to the occupants. The chemicals involved in vapor intrusion vary, but common examples include volatile organic compounds (VOCs) like benzene, toluene, and trichloroethylene (TCE). Prolonged exposure to these substances can lead to adverse health effects, including respiratory problems, headaches, dizziness, and even cancer in some cases.

If the water table is deep, more than 30 feet, vapor intrusion is generally less likely to be a concern. The groundwater table at the Subject Property is approximately 210± feet below the existing ground surface and since there are no environmental sites located near the Subject Property which have any releases, vapor intrusion is not a concern at the Subject Property.

EDR provided a vapor intrusion screening which was reviewed. EDR did not identify any vapor intrusion issues at the Subject Property. A copy of their report is included in the Appendix of this report.

2.1.6 PCB Electrical Transformers and other Utilities

GTI observed two (2) ground mounted electrical transformers at the Subject Property. GTI spoke with Salt River Project (SRP) on July 25, 2024, who provides electricity to the area, and they indicated that their electrical transformers are lubricated with mineral oil, not PCB.

Therefore, GTI does not believe that there are any PCB-related environmental issues at the Subject Property or in the immediate area. The other utility companies providing services to the Subject Property are listed below. A photograph of the transformers found on the Subject Property is shown on Figure 7.

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

Figure 7 - Transformers on the Subject Property

! Sewer - City of Chandler ! Water - City of Chandler ! Police - Chandler Police

Department ! Fire - Chandler Fire Department ! Solid Waste - City of Chandler ! Gas - Southwest Gas ! CA TV - Cox Cable

2.1.7 Drywells

GTI did not observe any drywells on the Subject Property.

2.1.8 Water Features

GTI did not observe any signs of wetlands (i.e., open water, marshes, and marsh-type vegetation) at the Subject Property.

2.1.9 Pesticides and Herbicides

As historical aerial photographs show the Subject Property has been used for agricultural purposes sometime prior to 1976 and going back prior to at least 1949, it is possible that pesticides, which were customarily used in the State of Arizona by farmers during the period of cultivation, may have been used at the Subject Property. GTI believes that the likelihood of agrochemical contamination at the Subject Property is low, as it’s been over 48+ years since it was farmed; however, GTI can be retained to provide an Organochlorine Pesticide Soil Screen testing of the surficial soils, if desired.

2.2 Area Reconnaissance

The area reconnaissance was performed to assist in evaluating the potential for adjacent land uses, which could have adversely impacted the Subject Property. The area reconnaissance was conducted by traversing the area on foot, and viewing the surrounding areas from the Subject Property. The sites surrounding the Subject Property include:

2.2.1 North

North of the Subject Property is small residential neighborhood and a pawn shop,followed by West Park Avenue, Cambric Courts Apartments, and the Chandler Parc Condominiums.

GTI does not believe that activities at these location result in a REC to the Subject Property.

An aerial photograph of the area to the north of the Subject Property is shown on Figure 8.

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

Figure 8 - Aerial Photograph Looking North of the Subject Property

Figure 9 - Aerial Photograph Looking South of the Subject Property

2.2.2 South

South of the Subject Property is West Ray Road, a small commercial shopping center, and the Alma Ray Subdivision, followed by West Shannon Street, more of the Alma Ray Subdivision and West Dublin Street. GTI does not believe that activities at these location result in a REC to the Subject Property. An aerial photograph of the area to the south of the Subject Property is shown on Figure 9.

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

Figure 10 - Aerial Photograph Looking East of the Subject Property

Figure 11 - Aerial Photograph Looking West of the Subject Property

2.2.3 East

East of the Subject Property is North Pleasant Drive, a few churches, and a handful of residential properties, followed by North Evergreen Street and the College Park Subdivision.

GTI does not believe that activities at these location result in a REC to the Subject Property.

An aerial photograph of the area to the east of the Subject Property is shown on Figure 10.

2.2.4 West

West of the Subject Property is graded land, North Alma School Road, and a commercial shopping center, followed by the Celebration by Shea Subdivision and North Arrowhead Drive. GTI does not believe that activities at these locations result in a REC to the Subject Property. An aerial photograph of the area to the west of the Subject Property is shown on Figure 11.

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

3.0 LOCAL SOIL AND HYDROGEOLOGIC SETTING

A consideration of surface and subsurface drainage and soil conditions are of interest since they provide an indication of how off-site contaminants, if present, could be transported to the Subject Property. Readily available hydrogeologic information was reviewed to evaluate surface and subsurface characteristics of the Subject Property and the general vicinity. This section summarizes the results of the hydrogeologic evaluation.

3.1 Soil Conditions

During GTI’s site reconnaissance, historical geotechnical and environmental reports were reviewed. Based on subsurface explorations conducted in the general vicinity, the soil test borings identified the in-situ soils as a mixture of various soil types including brown granular Clayey SAND (SC), Silty SAND (SM), a mixture of Clayey SAND and Silty SAND (SC- SM) as well as cohesive Silty CLAY (CL) soils. The soils were classified in general accordance with Unified Soil Classification System (USCS).

These soils, in general, were found at the ground surface and extended to the maximum depth within the soil test borings at 16½± feet. These soils have low to moderate permeabilities and will take a some time for contaminates, if any, to seep into the soils. As the groundwater was found to be more than 210± feet below the ground surface, any contamination would be filtered out by the in-situ soils prior to reaching the groundwater table.

3.2 Hydrogeology

3.2.1 Groundwater

GTI reviewed the Arizona Department of Water Resources (ADWR), Hydrologic Map, series report No. 35, dated 2003. Groundwater flow in the general vicinity of the Subject Property is in a north to northwesterly direction. The groundwater at the Subject Property appears to be in the range of 210± feet below existing ground surface. A partial copy of the ADWR map showing the location of the Subject Property, the existing groundwater wells, and the general groundwater flow is shown on Figure 12.

In addition, GTI reviewed the Arizona Groundwater Well Data for Well ID: No. 55-617083 located approximately 1± mile northeast of the Subject Property. A groundwater hydrograph for this well indicates that groundwater in 1953 was at a depth of 142± feet below the ground surface, groundwater in 1972 was at a depth of 292± feet below the ground surface, in 2012 was at a depth of 109± feet below the ground surface, and in 2024 it was at a depth of 114± feet below the existing ground surface. A copy of this groundwater hydrograph is shown on Figure 13.

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

Figure 12 - ADWR Groundwater Map of the Subject Property

Figure 13 - Hydrologic Chart of Well (55-617083) Near the Subject Property

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

Figure 14 - FEMA Insurance Map of the Subject Property

3.2.2 Flood Plains

According to the Federal Emergency Management Agency (FEMA) Flood Map Database for Maricopa County, Arizona and Incorporated Areas, the Subject Property is not located within an area designated as being in a 100 year flood zone. Panel No. 04021C2730M (effective date: November 4, 2015) was reviewed. A partial copy of the FEMA Flood Insurance Rate Map is shown on Figure 14. The Subject Property is located within Flood Zone “X”. Zone “X” is defined as “areas determined to be outside of the 0.2% annual chance of flooding.”

No flood insurance is required in Zone “X.”

3.2.3 Surface Water

According to a 2021 United States Geologic Survey Map (USGS Chandler, AZ 7.5 Minute Series Topographic Map), surface water is flowing in a west to southwesterly direction.

Surface elevations across the Subject Property are on the order of El: 1,208± feet. A copy of the USGS map is shown on Figure 15.

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

Figure 15 - USGS Topographic Map of the Subject Property

4.0 RESULTS OF SITE HISTORICAL REVIEW

The following available information was reviewed to ascertain the historical uses of the site and immediately adjacent properties, and to evaluate the presence of activities of potential environmental concern:

! Google Earth - Photos dated 1985 to 2024 ! Nearmaps - Photos dated 1985 to 2024 ! Flood Control District of Maricopa County - Photos dated 1949 to 2021 ! Chandler, AZ Quadrangle, Arizona - Maricopa 7.5 minute series topographic maps

(dated 2021) ! Historical topographical Maps - 1954 - 2021 ! Maricopa County Historical Aerial Photographs - 1949 - 2021

4.1 Aerial Photographic Review

Historical aerial photographs from 1949 to 2024 were reviewed. The table on the following pages identifies GTI’s observations from these aerial photographs.

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

AERIAL PHOTOGRAPHIC REVIEW

DATE FINDINGS

2024 Site:. Graded land with soil piles along the northern portion of the Subject Property.

North: Residential properties, West Gary

Drive, Residential properties South:.West Ray Road, Commercial property East: North Pleasant Drive, Church West: Graded land, North Alma School Road

2022 Site:. Graded land with soil piles along the northern portion of the Subject Property

North: Residential properties, West Gary

Drive, Residential properties South:. West Ray Road, Commercial property East: North Pleasant Drive, Church West: Graded land, North Alma School Road

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

AERIAL PHOTOGRAPHIC REVIEW

DATE FINDINGS

2016 Site:. Graded land

North: Residential properties, West

Gary Drive, Residential properties South:.West Ray Road, Commercial property East: North Pleasant Drive, Church West: Graded land, North Alma School Road

2012 Site:. Graded land with some activity on the Subject Property

North: Residential properties, West

Gary Drive, Residential properties South:.West Ray Road, Commercial property East: North Pleasant Drive, Church West: Graded land in production

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

AERIAL PHOTOGRAPHIC REVIEW

DATE FINDINGS

2004 Site:. Graded land with one commercial building along the southeastern corner

North: Residential properties, West

Gary Drive, Residential properties South:.Graded land, West Ray Road, Commercial property East: North Pleasant Drive, Church West: Commercial property

1996 Site:. Graded land with one commercial building left

North: Residential properties, West

Gary Drive, Residential properties South:.Commercial properties, West Ray Road, Commercial property East: North Pleasant Drive, Church West: Commercial property

THE CITY OF CHANDLER (CLIENT)

GTI Project No. 248001E July 29, 2024

AERIAL PHOTOGRAPHIC REVIEW

DATE FINDINGS

1986 Site:. Commercial properties North: Residential properties, West Gary Drive South:.Commercial…