RFQ Atch 4 SOW-Appendix B2.pdf

HUNT V STIPPEN TRACT 2

RAFB HUNT V STIPPEN PROPERTY 306999

AND A PORTION OF BLOCK 4

CONVERSE, BEXAR COUNTY, TEXAS 78124

Prepared for:

HNTB Corporation 130 E. Travis, Suite 200

San Antonio, Texas 78205

Prepared by:

6391 De Zavala, Suite 106 San Antonio, Texas 78249

MCC Project No 7032-2

March 29, 2017

PHASE I ENVIRONMENTAL

SITE ASSESSMENT

In Compliance With ASTM E 1527-13 and EPA’s All Appropriate Inquiry Standards

6391 De Zavala Road, Suite 106 San Antonio, Texas 78249

Phone: (210) 694-4545 medinacci.com

March 29, 2017

Ms. Winifred Bishop Right of Way Project Manager HNTB Corporation 130 E. Travis, Suite 200 San Antonio, Texas 78205 Telephone: (210) 541-1940 Email: wbishop@hntb.com

Re: Phase I Environmental Site Assessment

Hunt V Stippen Tract 2 RAFB Hunt V Stippen 306999 and a Portion of Block 4 10251 E Loop 1604, Converse, Bexar County, Texas 78124 MCC Project No 7032-2

Dear Ms. Bishop:

Medina Consulting Company, Inc. (MCC) performed a Phase I Environmental Site Assessment (ESA) for a 1.3985-acre tract located at 10251 E Loop 1604 in Converse, Bexar County, Texas (“the Site”). The Site is a portion of a vacant lot situated southeast of the intersection of Knuepper Road and Duncan Place. This report contains the results of the assessment.

Our services were performed for, and our Phase I ESA can be relied on by, HNTB Corporation, Bexar County, and Joint Base San Antonio (JBSA)-Randolph (formerly Randolph Air Force Base, collectively “the Client”) in accordance with Task Order No. 1 dated November 1, 2016, under the terms and conditions established in the Master/Task Order Agreement Between HNTB and Subconsultant, dated September 13, 2016 (the Agreement), between HNTB Corporation (HNTB) and Medina Consulting Company, Inc. (Subconsultant). The attached report was prepared using ASTM International Standard E1527-13; Standard Practice for Environmental Site Assessments:

Phase I Environmental Site Assessment Process as a guide. This work is based on a review of specified and reasonably obtainable listings and on a site visit to identify “recognized environmental conditions.” We observed the standard of care generally exercised by the profession under similar circumstances and conditions to complete this Phase I ESA.

The report represents the condition of the property at the time the work was performed and may not represent the condition of the property at a later date. This Phase I ESA did not include inquiry with respect to asbestos, radon, methane, lead-based paint, lead in drinking water, formaldehyde, subsurface investigation activities, wetlands, regulatory compliance, air quality, mold, ecological resources, endangered species, cultural and historic resources, or other services, potential conditions, or features not specifically identified and discussed herein. The discovery of additional information concerning the environmental conditions at the Site should be reported to us for our review, so that we can reassess potential environmental issues and modify our recommendations, if necessary.

The information collected for this project is confidential and will not be released to anyone other than to those shown on the distribution without your authorization. If you have any questions, please do not hesitate to contact us. We appreciate the opportunity to perform this service for you.

Respectfully, Medina Consulting Company, Inc.

Douglas A. McGookey, P.G.

Principal Geologist

Ashley Eckhardt Staff Scientist

Copies Submitted: Ms. Winifred Bishop; HNTB (electronic)

RAFB Hunt V Stippen Tract 2 Phase I ESA MCC Project No 7032

TABLE OF CONTENTS

EXECUTIVE SUMMARY ........................................................................................................... i

1.0 INTRODUCTION AND SCOPE OF SERVICE

1.1 Purpose

1.2 Detailed Scope of Services

1.3 Significant Assumptions

1.4 Limitations and Exceptions

1.5 Special Terms and Conditions

1.6 User Reliance

2.0 GENERAL SITE SETTING

2.1 Locations and Legal Descriptions

2.2 Physical Setting

2.3 Current Use of the Property

2.4 Structures, Roads and Other Improvements

2.5 Current Uses of Adjoining Properties

3.0 USER PROVIDED INFORMATION

3.1 Title Records

3.2 Environmental Liens or Activity Use Limitations

3.3 Specialized Knowledge

3.4 Commonly Known or Reasonably Ascertainable Information

3.5 Valuation Reduction for Environmental Issues

3.6 Owner, Property Manager, and Occupant Information

3.7 Reason for Performing Phase I ESA

4.0 RECORDS REVIEW

4.1 Standard Environmental Record Sources

4.2 Additional Environmental Record Sources

4.3 Physical Setting Sources

4.4 Historical Use Information of the Property

4.4.1 City Directories

4.4.2 Fire Insurance Maps

4.4.3 Historical Topographic Map Review

4.4.4 Aerial Photograph Review

4.4.5 From First Development

4.5 Historical Use Information of Adjoining Properties

5.0 SITE RECONNAISSANCE

5.1 Methodology and Limiting Conditions

5.2 General Site Setting

6.0 INTERVIEWS

7.0 VAPOR INTRUSION SCREEN

8.0 FINDINGS

9.0 OPINION AND CONCLUSIONS

10.0 RECOMMENDATIONS

11.0 DEVIATIONS

12.0 REFERENCES

13.0 SIGNATURES AND QUALIFICATIONS OF ENVIRONMENTAL

PROFESSIONALS

ACRONYMS/ABBREVIATIONS and DEFINITIONS

FIGURES

Figure 1: Site Location Map Figure 2: Site and Vicinity Map Figure 3: Topographic Map Figure 4: FEMA Floodplain Map Site Survey Map

APPENDIX A - Site Photographs

APPENDIX B - Historical Topographic Map

APPENDIX C - Aerial Photographs

APPENDIX D - Records of Communication

APPENDIX E - Regulatory Documentation

APPENDIX F - Resumes

RAFB Hunt V Stippen Tract 2 Phase I ESA MCC Project No 7032-2 Page i

EXECUTIVE SUMMARY

Medina Consulting Company, Inc. (MCC) performed a Phase I Environmental Site Assessment (ESA) using the guidance provided by the ASTM International Standard E1527-13 Standard Practice for Environmental Site Assessments, Phase I Environmental Site Assessment Process and 40 Code of Federal Regulations (CFR) Part 312; Standards and Practices for All Appropriate Inquiries for the 1.3985-acre tract at 10251 East Loop 1604 in Converse, Bexar County, Texas (“the Site”). The objective of our services was to identify and record obvious existing or potential conditions that could cause potential environmental liability to, or restrict the use of, the subject property. The scope of work performed, objectives, extent and limitations of the services are described in more detail in the text of the report.

The Site is a 1.3985-acre part of a parent tract located southeast of the intersection of Knuepper Road and Duncan Place in Converse. At the time of the site visit, the Site was cleared, undeveloped land covered primarily by grasses. The site vicinity is commercial, with the southwestern part of the parent tract bordering Knuepper Road.

In summary, our findings are:

Historical Review: The historical review indicated the Site was agricultural land since at least 1938, and has remained such through the present day. The properties adjoining the Site were Joint Base San Antonio (JBSA)-Randolph (formerly Randolph Air Force Base) to the east, which was identified in historical aerial photographs in 1950, but likely existed prior to 1938. Scattered rural residences were present to the south, and a neighborhood to the northwest. Union Pacific Railroad, Duncan Place, and Knuepper Road were constructed by 1938, FM 78 by 1950, and Loop 1604 by 1973. Light commercial development occurred to the south, along Loop 1604, by 1990. The residences adjoining the Site were demolished by 2005. No evidence of environmental concerns was identified by the historical review.

Aquifers: The Site is not located over a sole-source aquifer according to the EPA Region VI, Sole Source Aquifer Office.

Regulatory Review: MCC reviewed selected federal and state environmental regulatory lists and conducted interviews with personnel at regulatory agencies. We did not identify facilities with environmental concerns that would likely adversely impact the Site.

Site Visit: No environmental concerns were identified during the site reconnaissance conducted January 10, 2017.

Vapor Intrusion Screen: MCC conducted an initial Tier 1 Vapor Encroachment Screen.

Based on the environmental review, a vapor encroachment condition (VEC) is unlikely to be an issue of concern in connection with structures on the Site at this time.

RAFB Hunt V Stippen Tract 2 Phase I ESA MCC Project No 7032-2 Page ii

Conclusions:

We have performed a Phase I Environmental Site Assessment in conformance with the scope and limitation of ASTM International Practice E1527-13 of the 1.3985-acre tract located at 10251 E Loop 1604 in Converse, Bexar County, Texas (“the Site”). Any exceptions to, or deletions from, this practice are described in Section 11.0 of this report. This assessment has revealed no evidence of recognized environmental conditions in connection with the property.

MCC reserves the right to alter our opinions and conclusions based on our review of information received after the date of this report.

Recommendations:

Based on the reasonably ascertainable information reviewed during this assessment, MCC does not recommend further assessment of the Site at this time.

1.0 INTRODUCTION AND SCOPE OF SERVICE

1.1 Purpose

The purpose of the Phase I ESA is to identify reasonably observable, on site and/or adjacent potential sources of contamination, which could adversely affect the environmental quality of the Site, and to ascertain the possibility of site contamination that may have resulted from historical use of the Site.

This Phase I ESA was performed to satisfy one of the requirements to qualify for the innocent landowner, contiguous property owner, or bona fide prospective purchaser on Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA) liability: that is, the practices that constitute “appropriate inquiry into the previous ownership and uses of the property consistent with good commercial or customary practice” as defined by the ASTM International Standard E1527- 13: Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process.

The opinions included herein are based upon the information obtained during the study and our professional experience. In the event that other relevant information becomes available, we request the opportunity to review the information, and to modify our opinions, if warranted.

1.2 Detailed Scope of Services

This Phase I ESA was conducted to identify recognized environmental conditions on the Site and was performed in accordance with current ASTM International standards and MCC's standard scope of services that are presented below:

Perform a site visit (reconnaissance) to look for surficial indications of past and present activities involving hazardous substances and/or petroleum products. Ms. Ashley Eckhardt, a staff scientist experienced in performing environmental assessments, performed the site visit under the supervision of Ms. Palani K. Whiting, an Environmental Professional of MCC, on January 10, 2017;

Conduct interviews with the current property owner(s) and/or “knowledgeable site personnel” in an attempt to determine current and/or historical on-site activities that may be relevant to the Site and/or adjoining properties;

Review selected, available, historical information, including aerial photographs, Sanborn

Fire Insurance Maps, and topographic maps (where coverage is available) of the Site and surrounding properties in an attempt to determine on-site and off-site historical activities;

Review title records pertaining to past a present property owners and land use descriptions, if provided;

Review selected, available, lists published by state and federal environmental regulatory agencies for records or comments pertaining to past or present environmental concerns at the Site and/or within the specified “search distances” from the Site. These search distances adhere to the standard distances proposed by ASTM International;

Perform a vehicular reconnaissance of selected areas in an attempt to verify the locations of listed facilities within search distances specified by ASTM International and to assist in visually identifying nearby land use, which may create the potential for an adverse, environmental impact on the Site; and

Provide a written final report summarizing the Phase I ESA observations, interviews, file reviews, findings, and conclusions.

No sampling or analytical testing was conducted as part of the scope of this Phase I ESA.

1.3 Significant Assumptions

This Phase I ESA is intended to minimize, but not eliminate, uncertainty regarding potential for recognized environmental conditions in connection with the Site with reasonable limits of time and cost. It is assumed that the user has provided MCC with specialized knowledge or experience that is material to recognized environmental conditions in connection with the Site, including the reason why the property may have a significantly lower purchase price than comparable properties, if applicable (ASTM International E1527-13 Section 6.5).

In general, groundwater flow direction has been inferred based on topography in the vicinity of the Site with the assumption that shallow groundwater flow will follow surface topography or other available water resources. No site-specific measurements of groundwater depth and flow direction have been performed.

Based on this interpretation, MCC has reviewed regulatory agency information for facilities that are located within the approximate minimum search distance that, based on proximity and knowledge of potential contaminant fate and transport, may present a potential impact to the Site.

MCC has reviewed historical aerial photographs in an attempt to determine the past use of the Site and adjoining properties. Although some uses can be determined, due to the quality and scale of the photographs, few on-site details are identifiable.

1.4 Limitations and Exceptions

MCC has endeavored to meet what it believes is the standard of care for the services performed and, in doing so, is obliged to advise the user of Phase I ESA limitations. MCC believes that providing information about limitations is essential to help the user identify and thereby manage risks. These risks can be mitigated, but not eliminated, through additional research. MCC will, upon request, advise the user of the additional research opportunities available and the associated costs.

This report is an instrument of service of MCC and includes limited research, a review of specified and reasonably ascertainable listings and a site reconnaissance to identify “recognized environmental conditions” using the ASTM International Standard E1527-13; Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process.

“Recognized environmental conditions” are defined by ASTM International as (1) “the presence or likely presence of any hazardous substances or petroleum products in, on, or at a property due to any release to the environment, or (2) under condition indicative of a release to the environment under conditions that pose a material threat of future release to the environment. De minimus conditions are not recognized environmental conditions.” The Phase I ESA was performed in accordance with generally accepted practices of the profession undertaken in similar studies at the same time and in the same geographical area. MCC has observed a standard of care generally exercised by the profession under similar circumstances and conditions.

The Phase I ESA did not include any inquiry with respect to asbestos, radon, methane, lead based paint, lead in drinking water, formaldehyde, endangered species, historical significance, archeological, wetlands, subsurface investigation activities or other services or potential conditions or features not specifically identified and discussed herein.

This report represents MCC's service to the addressee as of the report date. In that regard, the report constitutes MCC's final document, and the text of the report may not be altered in any manner after final issuance of the same. Opinions relative to environmental conditions given in this report are based upon information derived from the most recent site reconnaissance date and from other activities described herein. The addressee is herewith advised that the conditions observed by our firm are subject to change. Certain indicators of the presence of hazardous materials may have been latent or not present at the time of the most recent site reconnaissance and may have subsequently become observable. In a similar manner, the research effort conducted for a Phase I ESA is limited. Accordingly, it is possible that MCC's research, while fully appropriate for a Phase I ESA and in compliance with the scope of service, may not include other important information sources. Assuming such sources exist, their information may not have been considered in the formulation of our findings and conclusions.

This report is not a comprehensive site characterization or regulatory compliance audit and should not be construed as such. The opinions presented in this report are based upon findings derived from a site reconnaissance, a review of specified records and sources and comments made by interviewees. Specifically, MCC does not and cannot represent that the Site contains no hazardous or toxic materials, products, or other latent conditions beyond that observed by our company during the site assessment. Further, the services herein shall in no way be construed, designed or intended to be relied upon as legal interpretation or advice.

The findings and conclusions contain all of the limitations inherent in these methodologies that are referred to in ASTM International Standard E1527-13.

1.5 Special Terms and Conditions

In those instances where additional services or service enhancements are included in the report as requested or authorized by the user, those services are presented in the scope of work. There are no special terms and conditions.

1.6 User Reliance

The study and report have been prepared on behalf of and for the exclusive use of HNTB Corporation, Bexar County, and Joint Base San Antonio-Randolph (collectively “the Client”) solely for their use and reliance in the environmental assessment of this Site. The Client is the only party to which MCC has explained the risks involved and that has been involved in the shaping of the scope of services needed to satisfactorily manage those risks, if any, from the Client’s point of view. Accordingly, reliance on this report by any other party may involve assumptions whose extent and nature lead to a distorted meaning and impact of the findings and opinions related herein. MCC's findings and opinions related in this report may not be relied upon by any party except the Client. With the consent of the Client and MCC, we may be available to contract with other parties to develop findings and opinions that relate specifically to such other parties' unique risk management concerns related to the Site.

2.0 GENERAL SITE SETTING

2.1 Locations and Legal Descriptions

The Site is located at 10251 E Loop 1604 in Converse, Bexar County, Texas, and is comprised of a 1.3985-acre portion of a larger parent tract, and part of Block 4, which is a 5-foot tract on the east side of the larger property. The larger 1.3985-acre part of the Site is currently owned by Hunt Larry W & Karen and Van Stippen Martin Jr. according to the Bexar County Appraisal District.

The smaller tract is a 5-foot strip owned by Pfeil Ewald out of Block 4.

According to the Survey completed by KFW Surveying, the Site is “A 12.206 ACRE TRACT OF

LAND OUT OF THE M. L. TORRIS, SURVEY NO. 81, ABSTRACT 745, COUNTY BLOCK

5053, BEXAR COUNTY, TEXAS, BEING A PART OF THAT CERTAIN 100 ACRE TRACT

DESCRIBED IN VOLUME 208, PAGE 0645, DEED RECORDS OF BEXAR COUNTY,

TEXAS, AND BEING A PORTION OF THAT SAME LAND CONVEYED FROM JOHN

HOENECKE TO WILLIE HOENECKE IN VOLUME 390, PAGE 63, DEED RECORDS OF

BEXAR COUNTY, TEXAS, SAVE AND EXCEPT THTAT CERTAIN TRACT OR PARCEL

OF LAND CONTAINNG TWO (2) ACRES, MORE OR LESS, CONVEYED BY ALMA

HOENECKE, WIDOW, FEMME SOLE AND MARVIN J. HOENECKE, SON, ET UX, BEING

HEIRS AND DEVISEES IN THE WILL OF WILLIAM HOENECKE, DECEASED, UNTO

JOHN W. PRITCHETT, SR. BY DEED DATED FEBRUARY 1, 1950 AND FILED ON MARCH

20, 1950 IN VOLUME 2813, PAGE 161, DEED RECORDS OF BEXAR COUNTY, TEXAS,

SAID 12.206 ACRES BEING MORE PARTICULARLY DESCRIBED IN EXHIBIT “A”,

ATTACHED HERETO AND MADE A PART HEREOF.”

The Category 1A Land Title Survey completed by KFW Engineers describes the property as: “A

1.3985 ACRE TRACT OF LAND, OUT OF THE MARIA LUCIA TORRES SURVEY NO. 81,

ABSTRACT 745, COUNTY BLOCK 5053, BEXAR COUNTY, TEXAS AND BEING A

PORTION OF A CALLED 12.206 ACRE TRACT OF LAND, TRACT 2, AS CONVEYED TO

LARRY W. AND KAREN HUNT AND MARTIN VAN STIPPEN, JR., OF RECORD IN

VOLUME 17296 PAGE 780 OF THE OFFICIAL PUBLIC RECORDS OF BEXAR COUNTY,

TEXAS ANO A PORTION OF BLOCK 4 AS SHOWN ONTHE RANDOLPH TERRACE

SUBDNISION PLAT OF RECORD IN VOLUME 980 PAGE 186 OF THE DEED AND PLATE

RECORDS OF BEXAR COUNTY, TEXAS AND AS CONVEYED TO LARRY HUNT ANO

MARTIN VAN STIPPEN JR, OF RECORD IN VOLUME 18305 PAGE 2247 OF THE

OFFICIAL PUBLIC RECORD OF BEXAR COUNTY, TEXAS”.

The legal description of the larger 1.3985-acre tract is: CB 5053 P-66 ABS 745.

The parcel ID is: 306999.

The legal description of the smaller strip on the west side of the larger tract is CB 5751 BLK 4

LOT ALL 5 FT STRIP OF 4.

The parcel ID is: 354121.

Maps, figures, and photographs of the Site are provided at the end of this report.

2.2 Physical Setting

Physical Setting

Description Source

Topography:

The Site and surrounding areas are depicted as vacant and undeveloped land. The general surface topography of the Site slopes to the west.

USGS Topographic

Map of Schertz, Texas (1992)

On-Site Water

Bodies:

No surface water bodies were observed on or bordering the Site.

USGS Topographic

Map of Schertz, Texas (1992) and Site

Inspection

Site Soil Type(s):

Houston Black clay, 3 to 5 percent slopes: The Houston Black series consists of clayey soils that are deep, dark gray to black, and calcareous. These soils are nearly level to strongly sloping. They are on the uplands, mainly in the northeastern, south-central, and southwestern parts of the county. The surface layer is very dark gray to black, mildly alkaline. and about 38 inches thick. When plowed, this layer has weak, very fine, blocky structure in the uppermost 8 inches. Below that depth, it has moderate, fine and very fine, blocky structure and is extremely firm but crumbly when moist. This layer cracks when dry and swells when wet. The subsurface layer is about

12 inches thick. It is gray or dark-gray clay and has some grayish-brown or olive-brown streaks. It has moderate, medium, blocky structure and is extremely firm when moist. Like the surface layer, this layer cracks when dry and swells when wet. The underlying material is very pale brown, calcareous clay or marl and has mottles of olive brown and gray. There are some shale fragments and gypsum crystals.

USDA Web Soil

Survey

Site Geologic

Formation(s):

Leona Formation (Qle): The Leona Formations consists of fluviatile terrace deposits of gravel, sand, silt, and clay.

Geologic Atlas of

Texas, San Antonio

Sheet, Revised 1982

Interpreted

Groundwater

Flow Direction:

West.

USGS Topographic

Map of Schertz, Texas (1992)

FEMA Flood

Zone

Designation:

Zone X, an area determined to be outside the 0.2% annual chance floodplain.

FEMA Flood

Insurance Rate Map

Panel 48029C0295F, dated September 29, Estimated Depth to Groundwater:

More than 80 inches below ground surface.

USDA Web Soil

Survey

Physical Setting

Description Source

Oil and Gas Well and Pipelines

Map:

MCC did not identify any oil, gas, or pipelines on or adjoining to the

Site during the course of this assessment.

Railroad Commission of Texas

2.3 Current Use of the Property

The Site is a 1.3985-acre tract located southeast of the intersection of Knuepper Road and Duncan Place in Converse, Bexar County, Texas. At the time of the site visit, the Site was cleared, undeveloped land covered primarily by grasses. The Site lies in a largely residential and commercial area with JBSA-Randolph to the east. The southwestern portion of the parent tract adjoins Knuepper Road.

2.4 Structures, Roads and Other Improvements

No improvements were observed on the Site.

2.5 Current Uses of Adjoining Properties

Adjacent properties were visually examined from public access rights-of-way or from the legal boundaries of the Site. Visual assessment of adjacent property use, as well as the potential for environmental conditions, was conducted during the site reconnaissance. Adjacent property and nearby descriptions are as follows:

North:

Undeveloped lots and a portion of Joint Base San Antonio-Randolph (formerly Randolph Air Force Base) adjoin the Site to the north, followed by FM 78 and the Union Pacific Railroad.

East: Joint Base San Antonio-Randolph adjoins the Site to the east.

South:

The adjoining property to the south is the undeveloped parent tract, Twenty-Three Line Inc., and Knuepper Road.

West:

Adjoining and adjacent properties to the west are undeveloped lots, FM 78, and the Union Pacific Railroad.

No facilities were identified by MCC or listed in the environmental database review, on adjacent or nearby properties, that indicated sources of potential of current or historical environmental concern.

3.0 USER PROVIDED INFORMATION

In accordance with ASTM International E1527-13, MCC requested that the User of the Phase I ESA complete a “User Questionnaire.” In order to qualify for one of the Landowner Liability Protections (LLPs) offered by the Small Business Liability Relief and Brownfields Revitalization Act of 2001 (the “Brownfields Amendments”), the User must provide certain information (if available) to the environmental professional. Failure to provide this information could result in a determination that “all appropriate inquiry” is not complete. This User Questionnaire, containing questions to be answered by the User, was completed by Mr. Joe Newton, a representative of the buyer, on February 13, 2017, and a copy of the questionnaire is provided in the Appendices. A summary of the answers provided in the User Questionnaire are provided below.

User Questionnaire Item

User’s Response:

Yes No

No Response:

Environmental liens that are filed or recorded against the property (40 CFR

312.25):

Activity and use limitation that are in place on the property or that have been filed or recorded against the property (40 CFR 312.26(a)(1) (v) and

(vi)):

Specialized knowledge or experience of the person seeking to qualify for the LLP (40 CFR 312.28):

Relationship of the purchase price to the fair market value of the property if it were not contaminated (40 CFT 312.29): Does the purchase price reflect the fair market value if it were not contaminated?

Commonly known or reasonably ascertainable information about the property (40 CFR 312.30):

The degree of obviousness of the presence or likely presence of contamination at the property, and the ability to detect the contamination by appropriate investigation (40 CFR 312.31):

Have Environmental Reports/Studies been conducted previously at the

Site?

Other pertinent information pertaining to the Site?

3.1 Title Records

MCC reviewed the Bexar County Appraisal District Website for ownership records, which indicate the current owner of the Site is Hunt Larry W & Karen and Van Stippen Martin Jr. A warrantee deed indicates the property was transferred in June of 2015. The Grantor was not listed and the Grantee was Hunt Larry W & Karen and Van Stippen Martin Jr. No liens were identified and no further records were available for review by MCC. MCC was provided with a Commitment for Title Insurance prepared by Alamo Title Insurance.

3.2 Environmental Liens or Activity and Use Limitations

Activity and use limitations (AULs) are legal or physical restrictions or limitations on the use of, or access to, a property or facility to prevent exposure of hazardous substances or petroleum products. These restrictions may include institutional and engineering controls that may be recorded in a regulatory database or in the restrictions on the record of title. According to the Environmental Data Resources (EDR), Inc. Radius Map™ Report, the Site is not identified in the TCEQ’s Brownfield database and no AULs have been associated with the Site.

Mr. Larry Hunt and Mr. Martin Van Stippen, the current property owners, completed an owner questionnaire on January 25, 2017 for information regarding AULs. Mr. Hunt and Mr. Van Stippen indicated that they were not aware of environmental liens or activity and use limitations for the Site.

3.3 Specialized Knowledge

MCC questioned the owners of the Site regarding Specialized Knowledge they may have regarding the Site. Mr. Hunt and Mr. Van Stippen were not aware of specialized knowledge or experience that is material to recognized environmental conditions in connection with the property.

3.4 Commonly Known or Reasonably Ascertainable Information

Mr. Hunt and Mr. Van Stippen were not aware of commonly known or reasonably obtainable information that is material to recognized environmental conditions in connection with the property.

3.5 Valuation Reduction for Environmental Issues

Mr. Hunt and Mr. Van Stippen were not aware of valuation reduction of the Site and parent property as a result of environmental conditions at the Site, parent property, or surrounding properties.

3.6 Owner, Property Manager, and Occupant Information

The Site is owned by Hunt Larry W & Karen and Van Stippen Martin Jr. Please refer to Section

6.0 for additional information provided by the owner.

3.7 Reason for Performing Phase I ESA

This Phase I ESA was requested by Bexar County as part of their due diligence prior to purchasing the property.

4.0 RECORDS REVIEW

The purpose of the record review is to obtain and examine reasonably obtainable records to help identify recognized environmental conditions in connection with the Site. For this review, records were obtained from Environmental Data Resources, Inc. (EDR). The approximate maximum search distance (MSD) radius, as recommended in the ASTM International Standard E1527-13 Section 8.2, for the site vicinity review, is noted after each database listed below. The distance from the Site to the listed facility represents the approximate distances from the center of the Site to the identified facility addresses and may not represent the actual distance from the boundary of the Site to the boundary of the listed facility. Regulatory data for listed facilities are provided in the appendices of this report.

4.1 Standard Environmental Record Sources

A summary of the federal and state databases searched by EDR is provided below.

FEDERAL AND STATE DATABASE REVIEW

Database Description Search Radius in Miles

No. of Facilities

FEDERAL

NPL and

Delisted

NPL

The National Priorities List (NPL) was reviewed to identify facilities that the United States Environmental Protection Agency (EPA) considers to present the greatest risk to human health and the environment.

1.0 0

Search Radius in Miles

No. of Facilities

CERCLIS/

NFRAP

The Comprehensive Environmental Response, Compensation, and

Liability Information System (CERCLIS) and the No Further Remedial

Action Planned (NFRAP) databases are maintained by the EPA.

CERCLIS contains facilities that are either proposed to be placed, or are currently on the NPL and facilities that are in the screening and assessment phase for possible inclusion on the NPL. NFRAP includes facilities where, following an initial investigation, no contamination was found, contamination was quickly removed, or the contamination does not require further NPL consideration as determined by the EPA.

0.5 0

RCRA COR

The EPA maintains a database of Resource Conservation and Recovery

Act (RCRA) facilities that are undergoing “corrective action”. A

Corrective Action Order (COR) is issued when there has been a release of hazardous waste or constituents into the environment from a RCRA facility.

1.0 0

RCRA-TSD

The EPA’s RCRA program identifies and tracks hazardous waste from the point of generation to disposal. RCRA-TSD facilities treat, store, and/or dispose of (TSD) hazardous waste.

0.5 0

RCRA GEN

This EPA database identifies RCRA facilities that are generators of hazardous waste. Inclusion on the RCRA GEN registry does not necessarily imply that an environmental release/problem exists at the facility.

0.25 0

IC/EC

The EPA Brownfield Management System (BMS) database is designed to assist EPA in collecting, tracking, and updating information. Federal

Institutional/Engineering Controls (IC/ECs) are Superfund sites that have either had engineering or an institutional control placed on them.

0.50 0

ERNS

The Emergency Response Notification System (ERNS) is an EPA database used to collect information on reported releases of oil and hazardous substances.

0.25 0

STATE

Search Radius in Miles

No. of Facilities

State and tribal

Hazardous

Waste Sites

The State Hazardous Waste Sites records are the states’ equivalent to

CERCLIS or NPL. These sites may or may not already be listed on the federal CERCLIS list. Priority sites planned for cleanup using the State

Superfund Registry are identified along the sites where cleanup will be paid for by potentially responsible parties. The date comes from the

TCEQ.

1.0 and

0.5

SWL

The TCEQ Municipal Solid Waste Division maintains a database of permitted Solid Waste Landfills (SWL), incinerators, or transfer stations.

0.5 0

CLI

The Closed Landfill Inventory maintains a database of the closed and abandoned landfills (permitted as well as unauthorized) across the state of

Texas.

0.75 1

LPST

The Texas Commission on Environmental Quality (TCEQ) Petroleum

Storage Tank Division maintains a database of Leaking Petroleum Storage

Tank (LPST) facilities.

0.5 0

UST/AST

The TCEQ provides the Petroleum Storage Tank Database and the

Aboveground Storage Tank Database for underground storage tank (UST) and aboveground storage tank (AST) facilities.

0.25 0

IC/EC

State and tribal institutional control or engineering control registries, also known as activity and use limitations (AULs).

Property only

VCP

The TCEQ’s VCP (Voluntary Cleanup Program) and the IOP (Innocent

Owner/Operator Program) list facilities noted as having institutional and or engineering controls placed on them.

0.50 0

Brownfield

The TCEQ’s Brownfield database includes all former industrial properties that lie dormant or underutilized due to liability associated with real or perceived contamination. In Texas, if a facility has institutional and or engineering controls in place, the TCEQ will include the facility in their

Brownfield database.

0.5 0

Other

The Industrial Hazardous Waste Database, provided by TCEQ, lists waste handlers, generators and shippers in Texas. The Dry Cleaners list, as provided by EDR, identifies dry cleaning facilities within a 0.25 mile radius.

0.25 1

Onsite: The Site address of 10251 E Loop 1604, Converse, Bexar County, Texas was not identified in the EDR Radius Map™ Report dated March 24, 2017.

Offsite: The following facilities were listed offsite in the EDR Radius Map™ Report dated March 24, 2017:

Closed Landfill Inventory: One Closed Landfill was listed within the search radius. Schertz #16 is listed in Bexar, Texas, approximately 0.438 miles south of the Site. This facility was identified in a 1989 Bexar County Survey, and no further information is available. Because of the distance from the Site and the cross-gradient location relative to the Site, it is unlikely releases from this facility have adversely affected the Site.

DOD Facilities: Randolph Air Force Base, which adjoins the Site on the north, is identified as a DOD facility for the Air Force. There is no storage of hazardous materials near the Site, and no releases or violations have been reported within the search radius. Therefore, it is unlikely a release from this facility has adversely affected the Site.

Unmapped Sites: One unmapped facility was listed. Randolph AFB Air Education and Training is located at FM 1518 Randolph AFB TX Randolph AFB, TX 78148. It is listed in the CORRACTS, RCRA-SQG, 2020 COR ACTION, and PADs databases. The maintenance and fueling facilities indicated by this listing are on JBSA-Randolph more than one mile from the Site.

4.2 Additional Environmental Record Sources

TCEQ Online Databases. MCC researched the Central Registry Query on the TCEQ website to ascertain records of underground storage tank installation and removal as well as and hazardous material spill incidents. No records were identified for the Site or adjoining properties other than those listed in the EDR report.

4.3 Physical Setting Sources

The Schertz, Texas, 7.5-minute topographic quadrangle map, dated 1992, obtained from the Texas Natural Resource Information System (TNRIS) and available at a scale of 1:24,000 by the United States Geologic Survey (USGS) (Figure 3) was used to determine the physical setting of the Site.

The Site appears to be relatively flat and gently sloping to the west. The general direction of surface area runoff drainage appears to be to the west toward an unnamed tributary of Salitrillo Creek.

Other published information utilized in conducting this environmental assessment is listed in Section 12.0 of this report.

4.4 Historical Use Information of the Property

Standard historical sources (i.e. fire insurance maps, historical topographic maps, aerial photographs, etc.) are typically used to help determine historical site use. This section provides the “reasonably ascertainable” information obtained from our historical information search of the Site.

4.4.1 City Directories

City directories are published for urban areas and provide listings of residents, businesses, and professional concerns. No city directories were available and were therefore not replied upon for this assessment.

4.4.2 Fire Insurance Maps

Fire Insurance Maps are typically published for pre-1960 central business districts. In the late nineteenth century, the Sanborn Company began preparing maps for use by fire insurance companies. Sanborn Fire Insurance maps are not available for the Site and vicinity.

4.4.3 Historical Topographic Map Review

Historical topographic maps depicting development of the Site and surrounding areas were reviewed and are summarized below. Select maps are found in the appendices.

HISTORICAL TOPOGRAPHIC MAP REVIEW OF Schertz, Texas

Date: Description of Map:

Concerns Identified:

The Site is depicted as vacant land. Residential properties are present adjoining the

Site to the northwest, north of Duncan Place. Randolph Air Force Base is present east of the Site. FM 78 and the Union Pacific Railroad are north of the Site, beyond the neighborhood. The parent parcel the Site is associated with has a few residences in the southern part of the Site along Knuepper Road.

None

Randolph High School was constructed south of the Site, on Randolph Air Force Base.

Otherwise, the Site and vicinity appear similar to the previous topographic map.

None

No evidence of environmental concerns was identified by the review of historical topographic maps.

4.4.4 Aerial Photograph Review

Available aerial photographs depicting development of the Site and vicinity at periodic intervals were reviewed, and summarized below. The information obtained from the evaluation of the aerial photograph depends upon the scale, quality, and source. Copies of the aerials are provided in the appendices.

AERIAL PHOTOGRAPH SUMMARY

Date: Description of Aerial:

Concerns Identified:

The Site is undeveloped, cleared farmland. There is a residence in the southern part of the parent tract. Knuepper Road is south of the Site. Several other residences are northwest of the Site, north of Duncan Place, which are followed by the Union Pacific

Railroad. Areas south of the Site are primarily cleared farmland with a few rural residences, and areas north of the Site are primarily wooded land, with cleared farmland beyond. The area east of the Site appears to be undeveloped, but the integrity of the photo is compromised and few details are apparent.

None

Further residential development has occurred northwest of the Site, and was accompanied by the development of FM 78 and several roads extending south towards the Site and Duncan Place. To the east, there is a runway and N. Perimeter Road on

Randolph Air Force Base. The remainder of the site vicinity appears similar to the previous aerial photograph.

None

A school and new road are apparent on Randolph Air Force Base, south of the Site.

Otherwise, the Site and vicinity appear similar to the previous aerial photograph.

None

Loop 1604 is apparent south of the Site, and some road development has occurred to the south on Randolph Air Force Base. Otherwise, the Site and vicinity appear similar to the previous aerial photograph.

None

Loop 1604 has undergone extensive development, and is now a two-lane, divided highway. Otherwise, the Site and vicinity appear similar to the previous aerial photograph.

None

Commercial development has occurred across Loop 1604, south of the Site. Roads are under construction to the northwest of the Site, beyond FM 78 and the railroad.

The Site and immediate vicinity appear similar to the previous aerial photograph.

None

The residence in the southern part of the parent tract is no longer there, and several residences to the northwest of the Site have also been removed. The Site appears to have woody vegetation growth, and is no longer farmland. Further commercial

None

AERIAL PHOTOGRAPH SUMMARY

Date: Description of Aerial:

Concerns Identified:

development has occurred along Loop 1604. Most of the Site vicinity appears similar to the previous aerial photograph.

2012 The Site and vicinity appear similar to the previous aerial photograph. None

No evidence of environmental concerns was identified by the review of historical aerial photographs.

4.4.5 From First Development

MCC’s review of the available historical information indicates the Site was mostly cleared, agricultural land from at least 1938 through the present.

4.5 Historical Use Information of Adjoining Properties

The same standard historical sources used in the previous section (i.e. fire insurance maps, historical topographic maps, aerial photographs, etc.) were used to determine the property use of adjoining properties. Information obtained from the historical sources are summarized below.

Properties adjacent to the Site were vacant agricultural land with a few rural residences and farm buildings from at least 1938 through 1973, at which time Loop 1604 was constructed and light commercial development occurred in the area by 1990. By 2005, several adjoining residential properties were no longer present. Randolph Air Force Base was opened in 1931, and was identified east of the Site in 1950, but was likely present prior to that. Older areas of the base have been present east of the Site since 1931.

5.0 SITE RECONNAISSANCE

5.1 Methodology and Limiting Conditions

The objective of the site reconnaissance is to obtain information indicating the likelihood of identifying ASTM International recognized environmental conditions in connection with the Site to the extent not obstructed by bodies of water, adjacent buildings, or other obstacles.

The purpose of the reconnaissance was to note evidence of recognized environmental conditions.

Additionally, reconnaissance of the adjoining properties was performed to identify land use and the associated potential for producing recognized environmental conditions.

An unobstructed pedestrian and visual survey of the Site and adjoining properties was conducted on January 10, 2017. At the time of the site visit, the Site was undeveloped, cleared land covered primarily by grasses. Selected photographs taken during the site reconnaissance are provided in the appendices.

5.2 General Site Setting

The Site is located southeast of the intersection of Knuepper Road and Duncan Place. Photograph 1 shows a view across the Site to the northeast towards Joint Base San Antonio (JBSA)-Randolph.

Photograph 2 is to the northwest, towards the adjoining undeveloped lots with trash piles.

Photograph 3 is a view to the east across the Site, towards JBSA-Randolph. Photograph 4 is a view to the south towards the undeveloped, cleared parent tract and Cash Bred Off Road. The Site lies in a largely residential and commercial area with JBSA-Randolph to the east.

MCC observed the following during site reconnaissance. Our findings are summarized below.

Observation: Observed Onsite:

Yes No

Observed Adjacent To Site:

Yes No

Sewage Disposal/Septic System:

Hazardous Substances and Petroleum Products associated with

Operations other than Storage Tanks:

Storage Tanks and Associated Equipment:

Odors:

Surficial Staining and Stressed Vegetation:

Drums and Other Containers:

Polychlorinated Biphenyls (PCBs):

Heating and Cooling Systems:

Drains or Sumps:

Pits, Ponds or Lagoons:

Solid Waste Disposal:

Wastewater Discharges:

Hydraulic Lifts:

The undeveloped, wooded lots northwest of the Site contained large amounts of solid waste and construction debris waste in the southern portions, which adjoin the Site. A portion of the parent tract that is south of the Site also contained several large piles of solid waste and construction debris waste. No solid waste was observed on the Site.

Observation: Description:

On Site Topographic

Observations:

The Site appears to be flat and nearly level. Based on surface elevations, shallow groundwater probably flows to the west toward an unnamed tributary of Salitrillo

Creek.

Source of Drinking Water:

Drinking water in the site vicinity is provided by the San Antonio Water System.

No evidence of water wells was observed on the Site.

Number of Structures

Observations on Site:

No structures were observed on the Site.

Exterior Observations of

Structures:

No structures were observed on the Site.

Interior Observations of

Structures:

No structures were observed on the Site.

6.0 INTERVIEWS

Interview with: Name: Date:

Contact

Info:

Response:

Site Owner

Mr. Larry

Hunt and Mr.

Martin Van

Stippen

Mr. Larry Hunt and Mr. Martin Van

Stippen, the owners of the Site, completed an owner questionnaire.

They were unaware of any environmental concerns associated with the Site.

Site Manager

The Site was vacant land at the time of the site reconnaissance; accordingly, no interviews were conducted.

Site Occupants

The Site was vacant land at the time of the site reconnaissance; accordingly, no interviews were conducted.

Local Government

Officials Holly Nagy 1/17/17 citysecretary

@conversetx

.net

MCC completed an Open Records

Request submitted to the City

Secretary of Converse for any records of response to hazardous materials spills. Ms. Nagy had no information regarding environmental concerns at the Site.

Interview with: Name: Date:

Contact

Info:

Response:

Local Government

Officials 2/1/17 http://arcserv er.aacog.com

/flexviewers/

ClosedLandF ills/index.ht ml

MCC searched the Closed Landfill

Inventory webpage maintained by the

Alamo Area Council of Governments.

The search revealed one closed landfill within the ASTM search distance, which was included on the EDR

Radius Map™ report.

Converse Fire

Department

Richard

Wendt 1/17/17 firechief@co nversetx.net

Richard Wendt responded that the only calls the fire department has responded to in the vicinity of the Site were for bees and a brush fire, both of which occurred several years prior. There were no complications during the responses.

City of Converse

Code Compliance Odie 2/1/17

210-658-

Odie with Code Compliance stated that there have been no violations for the

Site since she began working there in

2009. She doesn’t think there were any violations previously reported either.

7.0 VAPOR INTRUSION SCREEN

A vapor encroachment screen (VES) was conducted on the Site using the guidance provided by ASTM International E2600-10, Standard Guide for Vapor Encroachment Screening on Property Involved in Real Estate Transactions. An initial Tier 1 VES was evaluated as a supplement to this Phase I ESA. The same record sources and information gathered during the Phase I ESA was also used to determine the presence of a vapor encroachment condition (VEC).

The EDR Radius Map™ regulatory review reported no facilities of concern within the approximate minimum search distances from the Site as listed in ATSM International E2600-10. Based on the information obtained from the regulatory review, historical review, and the current site characteristics, there is no indication that a VEC exists or is likely to exist on the Site.

8.0 FINDINGS

In summary, our findings are:

Historical Review: The historical review indicated the Site was agricultural land since at least 1938, and has remained such through the present day. The properties adjoining the

Site were Joint Base San Antonio (JBSA)-Randolph (formerly Randolph Air Force Base) to the east, which was identified in historical aerial photographs in 1950, but likely existed prior to 1938. Scattered rural residences were present to the south, and a neighborhood to the northwest. Union Pacific Railroad, Duncan Place, and Knuepper Road were constructed by 1938, FM 78 by 1950, and Loop 1604 by 1973. Light commercial development occurred to the south, along Loop 1604, by 1990. The residences adjoining the Site were demolished by 2005. No evidence of environmental concerns was identified by the historical review.

Aquifers: The Site is not located over a sole-source aquifer according to the EPA Region VI, Sole Source Aquifer Office.

Regulatory Review: MCC reviewed selected federal and state environmental regulatory lists and conducted interviews with personnel at regulatory agencies. We did not identify facilities with environmental concerns that would likely adversely impact the Site.

Site Visit: No environmental concerns were identified during the site reconnaissance conducted January 10, 2017.

Vapor Intrusion Screen: MCC conducted an initial Tier 1 Vapor Encroachment Screen.

Based on the environmental review, a vapor encroachment condition (VEC) is unlikely to be an issue of concern in connection with structures on the Site at this time.

9.0 OPINION AND CONCLUSIONS

We have performed a Phase I Environmental Site Assessment in conformance with the scope and limitation of ASTM…