Ardaman & Associates, Inc. Geotechnical, Environmental and Materials Consultants

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MEMBERS: A.S.F.E. American Concrete Institute American Society for Testing and Materials

Florida Institute of Consulting Engineers

PHASE I

ENVIRONMENTAL SITE ASSESSMENT

APPROXIMATE 8-ACRE PARCEL

SOUTHWEST CORNER OF RADIO ROAD

AND DAVIS BOULEVARD

NAPLES, COLLIER COUNTY, FLORIDA

Ardaman & Associates, Inc.

Geotechnical, Environmental and

Materials Consultants

OFFICES

Orlando, 8008 S. Orange Avenue, Orlando, Florida 32809, Phone (407) 855-3860

Bartow, 1525 Centennial Drive, Bartow, Florida 33830, Phone (863) 533-0858

Cocoa, 1300 N. Cocoa Blvd., Cocoa, Florida 32922, Phone (321) 632-2503

Fort Myers, 9970 Bavaria Road, Fort Myers, Florida 33913, Phone (239) 768-6600

Miami, 2608 W. 84

th

_{Street, Hialeah, Florida 33016, Phone (305) 825-2683}

Port St. Lucie, 460 Concourse Place NW, Unit 1, Port St. Lucie, Florida 34986, Phone (772) 878-0072

Sarasota, 78 Sarasota Center Blvd., Sarasota, Florida, Phone (941) 922-3526

Tallahassee, 3175 West Tharpe Street, Tallahassee, Florida 32303, Phone (850) 576-6131

Tampa, 3925 Coconut Palm Drive, Suite 115, Tampa, Florida 33619, Phone (813) 620-3389

West Palm Beach, 2200 N. FL Mango Rd., Ste. 101, West Palm Bch., FL 33409, Phone (561)687-8200

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Ardaman & Associates, Inc.

Geotechnical, Environmental and

9970 Bavaria Road, Fort Myers, Florida 33913 Phone (239) 768-6600 FAX (239) 768-0409 Florida: Bartow, Fort Myers, Miami, Orlando, Port St. Lucie, Sarasota, Tallahassee, Tampa, West Palm Beach

Louisiana: Alexandria, Baton Rouge, Monroe, New Orleans, Shreveport

PHASE I

ENVIRONMENTAL SITE ASSESSMENT REPORT

FOR

APPROXIMATE 8-ACRE PARCEL

SOUTHWEST CORNER OF RADIO ROAD

AND DAVIS BOULEVARD

NAPLES, COLLIER COUNTY, FLORIDA

PREPARED FOR

DAVIS AND RADIO LLC

MR. ROBERT J. MORANDE, MEMBER

250 WEBSTER SQUARE ROAD

BERLIN, CT 06037

PREPARED BY

ARDAMAN & ASSOCIATES, INC.

9970 BAVARIA ROAD

FORT MYERS, FLORIDA 33913

ARDAMAN PROJECT NO. 13-37-4352

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Ardaman & Associates, Inc.

SECTION

PAGE NO.

1.0 EXECUTIVE SUMMARY ... 1

2.0 INTRODUCTION

...

3

3.0 SITE DESCRIPTION ... 6

4.0 USER PROVIDED INFORMATION ... 8

5.0 RECORDS

REVIEW

...

10

6.0 PHYSICAL SETTING SOURCES ... 16

7.0 HISTORICAL

REVIEW

...

18 8.0 SITE

RECONNAISSANCE

...

21 9.0 INTERVIEWS

...

24 10.0 DATA

GAPS

... 25

11.0 FINDINGS

... 26

12.0 OPINIONS

... 27

13.0 CONCLUSIONS

...

28 14.0 RECOMMENDATIONS

...

29 15.0 REFERENCES

...

30

16.0 SIGNATURES OF ENVIRONMENTAL PROFESSIONALS ... 31

17.0 QUALIFICATIONS OF ENVIRONMENTAL PROFESSIONALS PARTICIPATING IN ESA

... 32

18.0 FIGURES

... 33

19.0 TABLES

... 34

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Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 1

1.0 EXECUTIVE

SUMMARY

THIS EXECUTIVE SUMMARY DOES NOT FULLY SUMMARIZE FINDINGS AND OPINIONS.

Findings and opinions are related through the full report only.

Ardaman & Associates, Inc. (Ardaman) has performed a Phase I Environmental Site

Assessment (ESA) of the subject property located at the southwest corner of Radio Road and

Davis Boulevard in Naples, Collier County, Florida. We have performed a Phase I ESA in

conformance with the scope and limitations of ASTM Practice E 1527-05 for Davis and Radio

LLC, Mr. Robert J. Morande, Member ("THE CLIENT"). Any exceptions to, or deletions from

this practice are presented in Section 2.2 of this report. This Phase I ESA has revealed no

evidence of recognized environmental conditions in connection with the property.

• The Environmental Interviews and Questionnaire forms did not reveal any recognized

environmental conditions on or adjoining the subject property. A chain-of-title search for

the subject property was not provided nor was one performed as part of this

environmental assessment. There was no knowledge provided regarding Environmental

Liens or “Activity or Use Limitations” (AULs) such as engineering controls, land use

restrictions or institutional controls that are in place at the site and/or have been filed or

recorded in a registry under federal, tribal, state or local law.

• The Polk City Directories did not identify any historical uses that were likely to indicate

recognized environmental conditions in connection with the subject site or adjoining

property.

• Based on our review of historical aerial photographs, the subject property appears to

have been undeveloped wooded land from 1952 to the present. The development of

the surrounding area appears to be mainly commercial and residential. No significant

sources of recognized environmental conditions were observed.

• Information obtained from the EDR/FirstSearch™ report and/or regulatory agencies’ file

and website reviews did not reveal any facilities or sources of hazardous substances

and petroleum products that indicate potential recognized environmental conditions for

the subject property.

• During the site visit and area drive-by, no sources of hazardous substances and

petroleum products were identified that were a potential source for recognized

environmental conditions.

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Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 2

• No data gaps were acknowledged that would significantly affect the ability of the

Environmental Professional to identify recognized environmental conditions

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Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 3

2.0 INTRODUCTION

2.1 PURPOSE

Ardaman has completed a Phase I ESA of the subject site located at the southwest corner of

Radio Road and Davis Boulevard in Naples, Collier County, Florida. The purpose of this Phase

I ESA was to determine if there were recognized environmental conditions associated with this

site. To achieve this objective, the scope of services included limited research, a review of

specific listings, interviews, and a site reconnaissance in accordance with the American Society

for Testing and Materials (ASTM) Standard E 1527-05 “Standard Practice for Environmental

Site Assessments: Phase I Environmental Site Assessment Process”.

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 limitations

on CERCLA liability.

2.2 LIMITATIONS AND EXCEPTIONS

This Phase I ESA was performed in accordance with ASTM Standard E 1527-05 “Standard

Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process”

and the scope of work defined therein. Our assessment did not address the following items:

testing for the presence of PCBs in transformers occupying the site; testing of asbestos

containing materials or radon gas on the subject property or within the on-site structures; the

presence of lead paint or lead in the drinking water or soils; cultural and historic resources;

potential for contamination due to air emissions; the potential for contamination under paved

areas or buildings; industrial hygiene concerns such as the potential for the presence of viruses

and bacteria resulting in the “sick building” syndrome; ecological resources, endangered

species, high voltage power lines, the existence and environmental condition of wetlands within

the property, with the exception of the presence of hazardous substances or petroleum products

in those areas; and the existence of any protected or endangered species within the property.

The findings and opinions conveyed via this ESA report are based on information obtained from

a variety of sources enumerated herein, and which Ardaman believes are reliable.

Nonetheless, ARDAMAN CANNOT AND DOES NOT GUARANTEE THE AUTHENTICITY OR

RELIABILITY OF THE INFORMATION IT HAS RELIED UPON.

This report is not a comprehensive site characterization and should not be construed as such.

The opinions presented in this report are based on findings derived from a site reconnaissance,

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Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 4

interviews, and limited research including a review of specified regulatory records. Ardaman

has not found indicators that suggest that hazardous materials or petroleum products exist at

the site at levels likely to warrant mitigation. NOT FINDING SUCH INDICATORS DOES NOT

MEAN THAT HAZARDOUS MATERIALS OR PETROLEUM PRODUCTS DO NOT EXIST AT

THE SITE.

Phase I ESAs, by their very nature, are limited. Ardaman has endeavored to meet what it

believes is the applicable standard of care and, in so doing, is obliged to advise T

HE

C

LIENT

of

Phase I ESA limitations and data gaps. In the event that data gaps are identified, the

environmental professional will endeavor to comment on the significance of those data gaps.

However the environmental professional cannot, and does not warrant or guarantee that no

significant events, releases, or conditions arose, during periods such as data gaps.

Ardaman believes that providing information about limitations is essential to help T

HE

C

LIENT

identify and thereby manage its risks. These risks can be mitigated – but they cannot be

eliminated – through additional research. Ardaman will on request advise T

HE

C

LIENT

of the

additional research opportunities available, their impact on risk, and their cost.

2.3 SPECIAL TERMS AND CONDITIONS

T

HE

C

LIENT

requested that Ardaman perform this Phase I ESA to identify recognized

environmental conditions, defined as the presence or likely presence of any hazardous

substances or petroleum products on the subject property under conditions that indicate an

existing release, a past release, or a material threat of a release of any hazardous substances

or petroleum product into structures on the property or into the ground, groundwater, or surface

water of the subject property.

2.4 USER RELIANCE

This report is an instrument of service of Ardaman & Associates, Inc. The report presents the

results of a Phase I Environmental Site Assessment (ESA) of the subject site, performed for

Davis and Radio LLC, Mr. Robert J. Morande, Member ("THE

CLIENT"),

during the period of

August 9, 2013 through August 19, 2013.

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Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 5

2.5 SCOPE OF SERVICES

The scope of our services has included the following items:

1. Reviewed the U.S. Geological Survey (USGS) Topographic Map of July 1, 1991 for Belle

Meade NW, Florida published by the USGS/Topoquest Internet web page, and the Soil

Survey of Collier County Florida published by the U.S. Department of Agriculture

(USDA), Soil Conservation Service, on which the subject site and surrounding properties

are presented.

2. Issued for completion a User Questionnaire for the procurer of the Phase I ESA and an

Environmental Questionnaire and Disclosure Statement for the site owner or

representative.

3. Reviewed past aerial photographs, Polk City Directories, and Sanborn Maps of the

subject site and the surrounding area to try to identify potential point sources of

contamination on or in the immediate vicinity of the subject site.

4. Contacted local, county, regional, state, and federal enforcement and regulatory

agencies to identify registered hazardous materials generators, storage facilities,

complaints, or enforcement actions within a ½-mile radius.

5. Performed a site reconnaissance on August 13, 2013 and photo documentation of the

property for evidence of toxic or hazardous materials use, disposal, spills, or storage

on-site and adjacent to the on-site.

6. Performed a drive-by of the area within a ½-mile radius of the site to identify any

potential sources of contamination.

7. Prepared this report to document the results of our data gathering and analyses, and to

present our environmental conclusions and recommendations.

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Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 6

3.0 SITE

DESCRIPTION

The site characteristics and descriptions of the subject site and surrounding properties

presented herein reflect the conditions that were observed at the time of our site visit.

3.1 LOCATION AND LEGAL DESCRIPTION

The subject property is located at the southwest corner of the intersection of Radio Road and

Davis Boulevard in Naples, Collier County, Florida. It is in the northwest quarter of Section 3,

Township 50 South, Range 26 East, Collier County, Florida. According to the Collier County

Property Appraiser’s office, the parcel is identified by Folio No. 00399600302. The property

card with associated legal description is presented as Appendix I of this report.

3.2 SITE AND VICINITY GENERAL CHARACTERISTICS

The site is superimposed on the July 1, 1987 USGS Topographic Map of Belle Meade, Florida

(published by the USGS/Topoquest Internet web page) in Figure 1. Site elevation is

approximately 10 feet above mean sea level. No symbols indicating the presence of pits,

mining activities, or landfill activities are illustrated on the subject site or surrounding land on the

USGS quadrangle map.

The subject site is located in a predominantly mixed use area. The subject property is bounded

by Radio Road and then vacant wooded land and the Bowland Woodside and Nemo’s Sports

Bar bowling facility to the north, by Radio Road and then vacant wooded land to the east, by

Davis Boulevard and then vacant wooded preserve land of the Cedar Hammock Community

residential development to the south and by the Collier County Collier Area Transit (C.A.T.)

transfer and maintenance facility to the west. The site does not have an established access

point at this time. A Site Location Map is presented as Figure 2. The adjoining properties are

depicted in Figure 3.

3.3 CURRENT USES OF THE PROPERTY

As shown in Figure 3, the subject property is currently in use as a vacant wooded undeveloped

parcel.

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Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 7

3.4 DESCRIPTIONS OF STRUCTURES, ROADS, OTHER IMPROVEMENTS

No structures or improvements currently exist at the subject site. Along the north, east, and

south property edges are public sidewalks, overhead and underground public utilities, and

streetlights. Stormwater drains exist along the adjoining public streets. Along the west property

edge is a berm and swale belonging to the west adjoining property.

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Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 8

4.0 USER PROVIDED INFORMATION

A

User

questionnaire, as required by ASTM E 1527-05, was sent to the Phase I ESA

User

,

Davis and Radio, LLC c/o Mr. Robert Morande. A copy of the questionnaire is included as

Appendix II. The following information was provided.

4.1 TITLE RECORDS

The

User

did not provide a chain-of-title search for the subject property nor was one performed

as part of this assessment.

4.2 ENVIRONMENTAL LIENS OR ACTIVITY AND USE LIMITATIONS (AULS)

A search for recorded environmental cleanup liens against the subject property that are filed

under Federal, State, or local law is the responsibility of the

User

for compliance with “All

Appropriate Inquires” rule (40 CFR Part 312). Unless requested by the User, this service is not

imposed on the environmental professional under ASTM E1527-05.

The

User

is not aware of any Environmental Liens or Activity or Use Limitations (AULs) such as

engineering controls, land use restrictions or institutional controls that are in place at the site

and/or have been filed or recorded in a registry under federal, tribal, state or local law.

Ardaman reviewed the site information for the property identified by Folio No. 00399600302

on the Collier County Property Appraiser’s Official Records Public Web Search.

4.3 SPECIALIZED KNOWLEDGE

The

User

did not provide any information regarding specialized knowledge of the subject site.

4.4 COMMONLY KNOWN OR REASONABLY ASCERTAINABLE INFORMATION

The

User

was not aware of any commonly known or reasonable ascertainable information about

the subject site with the exception that the

User

stated that the subject site had been previously

cleared of Brazilian pepper exotic trees in the past.

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Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 9

4.5 VALUATION REDUCTION FOR ENVIRONMENTAL ISSUES

Information concerning value reduction of the subject property due to environmental issues was

not made available for review.

4.6 OWNER, PROPERTY MANAGER, AND OCCUPANT INFORMATION

The owner of the subject property is Davis and Radio LLC.

4.7 REASON FOR PERFORMING PHASE I ESA

According to the User, the Phase I ESA was performed for information for potential purchasers.

4.8 OTHER

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Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 10

5.0 RECORDS REVIEW

Ardaman conducted a regulatory search from EDR/Environmental FirstSearch

™

Report.

Following review of the report’s geocoded and non-geocoded sites, Ardaman contacted

representatives or reviewed the records of the county, regional, state, and federal regulatory

and enforcement agencies to determine whether any hazardous waste generators,

contaminated sites, storage tanks, spills, violations, complaints, or enforcement actions were

present or had occurred within a ½-mile radius of the subject property. Select federal regulatory

agencies records encompass a 1-mile radius of the subject property. A copy of the

EDR/Environmental FirstSearch

™

Report database search is included in Appendix III.

Generally, listed facilities that are greater than 1,000 feet from the subject property, and/or those

that do not have confirmed contamination problems, will not likely impact the subject site.

Specific listings of sites that have the potential to adversely impact the subject property are

discussed below. It is the opinion of Ardaman that any site identified in our search as listed in

Appendix III, but not specifically addressed below, is not likely to adversely impact the subject

property.

5.1 STANDARD ENVIRONMENTAL RECORD SOURCES

Federal National Priority List (NPL)

The National Priority List is a database of confirmed and proposed Superfund sites.

No NPL sites were identified within a one-mile radius of the subject property.

Federal Delisted NPL Site List

The Federal Delisted NPL Site List is a Subset-Database of delisted Superfund Sites.

No Delisted NPL sites were identified within a ½-mile radius of the subject property.

Federal Comprehensive Environmental Response Compensation and Liability Information

System (CERCLIS)

CERCLIS is a database of current and potential Superfund sites currently or previously under

investigation.

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Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 11

No CERCLIS sites were identified within a ½-mile radius of the subject property.

Federal CERCLIS NFRAP Site List

A database of Archive designated CERCLA sites that, to the best of EPA’s knowledge,

assessment has been completed and has determined no further steps will be taken to list this

site on the National Priorities List.

No CERCLIS NFRAP sites were identified within a ½-mile radius of the subject property.

Federal RCRA CORRACTS Facilities List

A database of Resource Conservation and Recovery Act (RCRA) facilities with reported

violations and subject to corrective action.

There are no RCRA CORRACTS facilities located within a 1-mile radius of the subject property.

Federal RCRA Non-CORRACTS TSD Facilities List

Database of facilities licensed to store, treat, and dispose of hazardous waste materials.

There are no RCRA non-CORRACTS TSD facilities locates within a ½-mile radius of the subject

site.

Federal RCRA Generators List

Database of facilities that generate or transport hazardous waste or meet other RCRA

requirements.

There are no RCRA generators located on the subject site.

The closest RCRA site to the subject property is the adjoining property to the west. The current

Collier County Area Transit (Facility ID#FLD981866536-RCRA-SQG) was formerly known as

Morande Mazda and Classic Oldsmobile Mazda. This facility was cited in the past by Florida

Department of Environmental Protection (FDEP) for failure to maintain emergency

preparedness contingency plans. No other violations were noted. The current facility has not

received any notices of potential violations with respect to its handling of petroleum waste

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Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 12

liquids and other potentially hazardous materials. This facility appears to pose a low risk to

affect the environmental condition of the subject site at this time.

Compliance files were reviewed on the FDEP oculus website. Copies of selected documents

from the FDEP are included in Appendix III.

Federal Institutional Control/Engineering Control Registries

Database designed to assist EPA in collecting, tracking, and updating information, as well as

reporting on the major activities and accomplishments of the various Brownfield grant programs.

There are no facilities listed with institutional/engineering controls for the subject site.

Emergency Response Notification System (ERNS)

Database of emergency response actions.

There are no ERNS incidents listed for the subject site.

Florida State/Tribal Sites – Florida Sites List

A database of identified facilities and/or locations that the FDEP has recognized with potential or

existing environmental contamination. It also includes Superfund Hazardous Waste Sites that

correlates to the NPL list and includes active, delisted, and Federal sites.

There are no sites on the FDEP NPL, State Sites list within one mile of the subject property.

State/Tribal Solid Waste Facilities List (SWF)

Solid Waste Facilities List -- database concerned with the handling of waste and includes

locations identified with solid waste landfilling or associated activities involving the handling of

solid waste.

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Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 13

State/Tribal Leaking Underground Storage Tanks List (LUST)

Database of petroleum storage tank systems that have reported the possible release of

contaminants.

There is one facility listed as petroleum contaminated within ½-mile of the property. The Circle

K #4755 (Facility ID# 11/8519335/Open) is located at 8600 Radio Road approximately 600 feet

east of the subject site. This facility has completed a site rehabilitation completion report

(SRCR) and has been given a No Further Action (NFA) status with respect to its previous

petroleum spills. This station is open and operational. The documented ground water flow at this

facility is to the south southeast, away from the subject site.

The Petroleum Storage Tank Compliance files were reviewed at the FDEP Oculus website.

This facility is not a significant threat to the environmental condition of the subject property due

to the site having completed cleanup, the documented groundwater flow being away from the

subject site, and intervening distance. Copies of selected documents from this file are included

in Appendix III.

State/Tribal Registered Storage Tanks List (UST/AST)

Database of registered storage tank systems.

There are no storage tanks registered for the subject property.

There is one facility that is registered on the adjacent property to the west. The previously

mentioned Collier Area Transit (Facility ID#11/9102759) was formerly known as Morande

Mazda. The current and previous operation maintains the original registration number. This

facility currently maintains three registered above ground tanks; a 719-gallon diesel emergency

generator tank, 1,100-gallon new oil tank, 800-gallon waste oil tank, and one unregistered 400-

gallon waste fuel tank. All are steel, double-walled, and have release detection devices. The

ASTs are located on the west side of the facility, on the opposite side from the subject site. No

spills have been reported from the current or past operations with respect to these tanks. One

site sketch from the 1990s indicated a “buried tank”; however, that location is the location of a

former septic tank dating from before public sewer was available in the area. The ASTs are

approximately 325 feet west of the subject site, on the west side of the C.A.T. maintenance

building.

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Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 14

This facility is not a significant threat to the environmental condition of the subject property due

to the site not having documented contamination or spills, and intervening distance.

The file for this facility was reviewed at the FDEP Oculus website. Copies of selected

documents from this file are included in Appendix III.

State/Tribal Institutional/Engineering Controls List

Database of sites that have institutional controls and engineering controls.

There are no sites listed as having institutional or engineering controls located on the subject

site.

State/Tribal Voluntary Cleanup Sites

A voluntary cleanup site database is not available in Florida.

State/Tribal Brownfield Sites

Brownfield Redevelopment Program Database – a database of reports generated from the

Brownfield Access Database which tracks the number of designated Brownfield areas, executed

Brownfield site rehabilitation agreements, state and federal programs funding, and local

Brownfield coordinators’ contact information.

There are no Brownfield Sites listed within a ½-mile radius of the subject site.

Cattle Dipping Vats

A database of vats that were filled with an arsenic solution for the control and eradication of the

cattle fever tick. Other pesticides such as DDT were also widely used. The list is dated for sites

from 1910 through the 1950’s.

No cattle dipping vats were listed within a 1/4-mile radius of the subject site.

State Other

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Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 15

No dry cleaning facilities were listed within a ½-mile radius of the subject site.

Oil and Gas Wells

Florida Geological Survey Oil and Gas Data and Maps.

There are no oil and gas wells listed for the Section, Township, and Range of the subject site.

5.2 ADDITIONAL ENVIRONMENTAL RECORD SOURCES

Collier County Pollution Control Division

Southwest Florida Regional Planning Council

The Collier County Pollution Control Division (CCPCD) "Pollution Complaint" files were

reviewed to note records of complaints or enforcement actions for the subject property or

adjoining properties. Results of the file review indicated no complaints of any regulatory or

environmental concern for the subject site and adjoining properties with the exception of the

previously mentioned reports.

CCPCD "Stationary Tank" files were also reviewed. These files contained no record of USTs

existing on the subject site or adjoining properties.

The Collier County Hazardous Waste Assessment report (dated July 1985), prepared by the

Southwest Florida Regional Planning Council, was reviewed and contained no abandoned

dump sites within a 1/2-mile radius of the subject property.

Recognized Environmental Condition

Information obtained from the EDR/Firstsearch

TM

report and/or regulatory agencies and website

reviews did not reveal any facilities or sources of contamination that have a high potential to

harm the environmental condition of the subject property.

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Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 16

6.0 PHYSICAL SETTING SOURCES

USGS Topographic Map

Based on review of the 1958 Belle Meade, Florida, 7.5-minute USGS topographic map,

(Photorevised 1987), the subject site appears to be relatively flat with ground surface elevation

of approximately 10 feet (NGVD). Based on our review of the USGS map, near-surface

groundwater flow direction in the vicinity of the subject site is anticipated to be generally

southerly towards the Rookery Bay and the Gulf of Mexico. No symbols indicating the presence

of pits, mining activities, or landfill activities are illustrated on the subject site or surrounding land

on the USGS quadrangle map.

Soils Map

The USDA Natural Resources Conservation Service Soil Survey of Collier County, Florida

(1984) identifies two main soil types in the area of the subject site:

Pineda fine sand, limestone substratum (14). This is a nearly level, poorly

drained soil on sloughs and poorly defined drainageways.

Typically, the surface layer is dark grayish-brown fine sand about 4 inches thick.

The subsurface layer is very brownish-gray fine sand to a depth of 12 inches. The

subsoil extends to a depth of 55 inches. The upper part is brownish-yellow and

very pale brown fine sand, the next part is grayish-brown sandy clay loam, and the

lower part is light brownish-gray and dark grayish-brown fine sandy loam.

Limestone bedrock is at a depth of 55 inches. Permeability of this soil is slow.

In most years, under natural conditions, the seasonal high water table is within a

depth of 12 inches for 3 to 6 months during most years. During the other months,

the water table is below a depth of 12 inches, and it recedes to a depth of more

than 40 inches during extended dry periods. During periods of high rainfall, the soil

is covered by a shallow layer of slowly moving water for periods of about 7 to 30

days or more.

Boca fine sand (21). This nearly level, poorly drained soil is on flatwoods.

Individual areas are elongated and irregular in shape, and they range from 20 to

350 acres in size. The slope is 0 to 2 percent.

Typically, the surface layer is very dark gray fine sand about 4 inches thick. The

subsurface layer is fine sand to a depth of about 26 inches. The upper part of the

subsurface layer is light gray, and the lower part is brown. The subsoil is dark

grayish brown fine sandy loam to a depth of about 30 inches. Limestone bedrock

is at a depth of about 30 inches.

(20)

Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 17

The permeability of this soil is moderate. The available water capacity is very low.

Under natural conditions, the seasonal high water table is at a depth of 6 to 18

inches for 1 to 6 months during most years. During the other months, the water

table is below a depth of 18 inches, and it recedes to a depth of more than 40

inches during extended dry periods.

No indications of landfill activities were observed on the subject site or surrounding land on the

USDA Soils map.

(21)

Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 18

7.0 HISTORICAL

REVIEW

7.1 POLK CITY DIRECTORIES

Past Uses of Subject Property

The Polk City Directories and/or the Hill-Donnelly Cross Reference for the City of Naples for the

years 1958 through 2012 do not indicate the land use for the subject site.

Past Uses of Adjoining Property

The Polk City Directories and the Hill-Donnelly Cross Reference did not reveal an adjoining

property that is an obvious source of toxic or hazardous waste contamination that had a high

potential to harm the environmental condition of the subject property with the exception that the

former Classic Oldsmobile Mazda aka Morande Mazda automobile new car dealership and the

current Collier County Area Transit maintenance and transfer facility was located on the west

boundary of the subject property between the years 1989 to the present. Generally this would

be considered a Recognized Environmental Condition (REC); however, due to the information

reported in Section III, this adjoining facility has not presented itself in the past as harming the

environmental condition of the subject property.

7.2 SANBORN MAPS

Sanborn Fire Insurance Maps are utilized to locate potential areas of environmental concern, as

they often indicate dry cleaners, service stations or other facilities containing flammable

materials. Sanborn Fire Insurance Maps depicting the subject site and adjoining properties

were not available.

7.3 AERIAL PHOTOGRAPHS

Aerial photographs of the subject property from 1952, 1963, 1975, 1981, 1985, 1989, 1993,

1996, 2003, 2004, 2005, 2006, 2007, 2008, 2009, 2010, 2011, 2012 and 2013 were examined

at the Collier County Property Appraiser’s office and the property appraisers website

(http://216.242.180.35/) and on the Publication of Archival Library and Museum Materials Aerial

Photography Florida website (http://web.uflib.ufl.edu/digital/collections/FLAP/) to determine any

obvious uses of the subject property during this time. Specifically, aerial photographs were

reviewed to determine the existence of:

(22)

Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 19

• Gasoline Service Stations

• Solid

waste

facilities

• Mining

operations

• Agricultural

operations

• Other potential sources or features indicative of contamination

Selected aerial photographs are shown in Appendix IV. The following is a summary of the

aerial photograph review:

The earliest available photograph taken in 1952, as shown in Appendix IV, Figure IV-1,

showed the subject site as wooded land apparently in its natural state.

The subject site remains vacant and wooded in all of the remaining aerial photographs through

the current aerial photograph. In the 1963 aerial photograph Radio Road is viewed in place. In

the 1980 aerial photograph Davis Boulevard is viewed.

In the 1989 aerial photograph, the adjoining automotive facility is viewed. Generally this would

be considered a Recognized Environmental Condition (REC); however, due to the information

reported in Section III, this adjoining facility has not presented itself in the past as harming the

environmental condition of the subject property.

In summary, the aerial photographs did not reveal any obvious sources of toxic or hazardous

waste contamination on or adjoining the subject property that had a high potential to harm the

environmental condition of the subject property.

7.3 PREVIOUS ENVIRONMENTAL REPORTS

GeoChemical Engineering, Inc. performed a Phase I ESA on the subject property dated August,

2007 (File No.07-402). The results of the Phase I ESA were as follows:

SUMMARY

“GeoChemical's review of the available information and visual site inspection indicates that the site had

been undeveloped since at least 1970.

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Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 20

No private potable groundwater wells are located within 1/4 mile of the site. There are no municipal

groundwater production wells located within 1/2 mile of the site. The site is not within any production

well drawdown protection area. No other sensitive receptors were identified in the area.

There is no record of there being any accidental release of hazardous chemicals on the property.

Inspection of regulatory records for nearby facilities did not indicate any reported discharges of hazardous

chemicals that would be suspected of migrating to the subject property.”

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Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 21

8.0 SITE

RECONNAISSANCE

8.1 METHODOLOGY AND LIMITING CONDITIONS

The field observations of the subject site and adjacent properties were performed on August 13,

2013. A physical walk-through of the site was conducted by an Ardaman representative to

determine if on-site conditions indicated the potential for hazardous waste or petroleum

contamination. Emphasis was placed on looking for indications of above ground and

underground tanks, open or promiscuous dumping, and soil contamination (stained soil,

stressed or dying vegetation, unusual odors, poor housekeeping practices, etc.). The property

was found as shown in the site photographs in Appendix V.

8.2 GENERAL SITE SETTING

The subject property consists of approximately 8 acres and is irregular in shape. The current

use of the subject property is for vacant unimproved future commercial land. The adjoining

property to the north is Radio Road. The adjoining property to the south is Davis Boulevard.

The adjoining property to the east is Radio Road. The adjoining property to the west is a Collier

Area Transit public transportation maintenance and transit facility.

8.3 EXTERIOR OBSERVATIONS

Description of Structures at the Site

No structures were observed on the subject property.

Surface Drainage

There was no engineered drainage observed on the subject site.

Drainage swales/ditches were observed on the adjoining west property. Storm drain inlets were

observed along the adjoining public streets.

The representative did not observe any evidence of surface water contamination such as an oil

sheen, turbidity, odor, or distressed vegetation or distressed aquatic life.

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Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 22

Public Utilities, Potable Water & Sewer Systems

No public utilities appear to be currently serving the subject property.

The area of the subject property is served by municipal water and sewer.

Underground Storage Tanks

The walk through survey did not reveal any fill pipes or vent pipes that would indicate the

presence of underground storage tanks (USTs) on the subject site. No indications of any

regulated underground tanks were observed on the subject site.

Above Ground Storage Tanks

No above ground storage tanks (ASTs) were observed on the subject site during the walk

through survey.

Solid Waste Disposal

No indications of landfill activity or significant garbage dumping were observed during the site

walk through survey, or from the information acquired from our review of the aerial photographs

or regulatory agency databases.

Polychlorinated Biphenyl (PCBs)

Electrical power transformers and hydraulic equipment can be a potential environmental

concern due to the possible presence of PCB-containing oils.

Two pole mounted electrical transformers were observed on the south perimeter of the subject

property during the site reconnaissance. They appeared to be in good repair, with no indication

of a release of transformer oils. These transformers appeared to have a low potential to affect

the environmental status of the subject property.

There was no evidence of underground hydraulic lifts observed on the subject property during

the site reconnaissance.

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Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 23

8.4 INTERIOR OBSERVATIONS

Hazardous Substance Containers

No hazardous substance containers, as defined by 40 CFR Subpart 261, were observed on site.

No unidentified containers were observed on site.

Biocides

No indications of any pesticide or herbicide storage or mixing operations were observed on the

subject site.

8.5 IDENTIFIED AREAS OF CONCERN

No Areas of Concern were identified during the site visit.

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Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 24

9.0 INTERVIEWS

9.1 INTERVIEW WITH OWNER

An Environmental Questionnaire and Disclosure Statement, was sent to the current owner of

the subject property, Davis and Radio, LLC, Mr. Robert J. Morande. In brief,

Mr. Morande indicated that there are no environmental issues with respect to the subject site

that he is aware of and that he has owned the subject site since 2007. A copy of the

questionnaire is included as Appendix VI.

Mr. Morande provided a copy of the previous environmental report by Geochemical

Engineering, Inc. referenced in Section 7.3.

9.2 INTERVIEW WITH SITE MANAGER

The site is vacant. No site manager was evident.

9.3 INTERVIEW WITH USER

A “USER” Questionnaire was sent to Davis and Radio, LLC and answered by Mr. Robert J.

Morande, property owner, who requested the Phase I ESA. In brief, Mr. Morande indicates that

there are no environmental liens or activity use limitations on the property he is aware of and

that he has no specialized knowledge of property. Mr. Morande indicated that the purchase

price is not applicable and that he has no knowledge of any past uses, chemicals present or

spills, cleanups, or contamination with respect to the subject property. The Phase I ESA is being

conducted for information to potentially sell the subject property. A copy of the questionnaire is

included as Appendix II.

9.4 INTERVIEWS WITH LOCAL

GOVERNMENT

OFFICIALS

(

TO OBTAIN INFORMATION INDICATING RECOGNIZED ENVIRONMENTAL CONDITIONS WITH THE PROPERTY

).

No interviews were performed with local government officials.

9.5 INTERVIEWS WITH OTHERS (

PAST OWNERS

,

OPERATORS

,

OCCUPANTS AND OTHERS

)

No others were interviewed.

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Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 25

10.0 DATA GAPS

A data gap is defined as “

a lack of or inability to obtain information required by the standards

and practices listed in the regulation despite good faith efforts by the EP or prospective

landowner to gather such information”.

The following is a discussion of the data gaps, attempts to fill them, and their significance as to

whether the gaps affect the overall findings.

Documentation of the subject property’s past uses was reviewed back to 1952 instead of 1940

as specified by ASTM E1527-05, Standard Practice for Environmental Site Assessment. The

earliest data regarding the subject property was a 1952 aerial that was reviewed on the

Publication of Archival Library and Museum Materials Aerial Photography Florida website.

Documentation of the past uses of the property prior to 1952 could not be determined. This data

gap is not considered to be significant because the earliest source reviewed showed the subject

property as undeveloped.

Access to areas of the subject site was limited due to dense vegetation. This data gap is not

considered to be significant because the entire site perimeter was walked and no vehicle or

other types of trails or paths were observed on the subject site.

Ardaman has determined that this data failure does not significantly affect the ability to identify

recognized environmental conditions.

Deviations

No client constraints, time constraints, or User imposed limitations were imposed during this

assessment.

Additional Services

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Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 26

11.0 FINDINGS

The following are the Phase I Environmental Site Assessment findings:

• The Environmental Interviews and Questionnaire forms did not reveal any recognized

environmental conditions on or adjoining the subject property. A chain-of-title search for

the subject property was not provided nor was one performed as part of this

environmental assessment. There was no knowledge provided regarding Environmental

Liens or “Activity or Use Limitations” (AULs) such as engineering controls, land use

restrictions or institutional controls that are in place at the site and/or have been filed or

recorded in a registry under federal, tribal, state or local law.

• The Polk City Directories did not identify any historical uses that were likely to indicate

recognized environmental conditions in connection with the subject site or adjoining

property.

• Based on our review of historical aerial photographs, the subject property appears to

have been undeveloped wooded land from 1952 to the present. The development of

the surrounding area appears to be mainly commercial and residential. No significant

sources of recognized environmental conditions were observed.

• Information obtained from the EDR/FirstSearch™ report and/or regulatory agencies’ file

and website reviews did not reveal any facilities or sources of hazardous substances

and petroleum products that indicate potential recognized environmental conditions for

the subject property.

• During the site visit and area drive-by, no sources of hazardous substances and

petroleum products were identified that were a potential source for recognized

environmental conditions.

• No data gaps were acknowledged that would significantly affect the ability of the

Environmental Professional to identify recognized environmental conditions

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Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 27

12.0 OPINIONS

It is of this environmental professional’s opinion, based on the information gathered, in

conclusion, no environmental conditions of concern exist and no further inquiry as to the

environmental condition of the property is warranted at this time.

(31)

Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 28

13.0 CONCLUSIONS

Ardaman has performed a Phase I ESA of the subject property located at the southwest corner

of Radio Road and Davis Boulevard in Naples, Collier County, Florida. We have performed a

Phase I ESA in conformance with the scope and limitations of ASTM Practice E 1527-05 for

Davis and Radio LLC, Mr. Robert J. Morande, Member ("THE

CLIENT"). Any exceptions to,

or deletions from this practice are presented in Section 2.2 of this report. This Phase I ESA has

revealed no evidence of recognized environmental conditions, in connection with the property.

(32)

Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 29

14.0 RECOMMENDATIONS

Ardaman does not recommend additional inquiry into the environmental condition of the subject

site at this time.

(33)

Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 30

15.0 REFERENCES

15.1 Published

References

Collier County Property Appraiser’s historical aerial photographs. 1973-2013.

Collier County Property Appraiser. Real Property Database. August 2013.

<http://www.collierappraiser.com>

Collier County Property Appraiser. GIS mapping system. August 2013.

<http:www.collierappraiser.com>

Expedia map. 2001 Microsoft Corp, 2000 NavTech, GDT, Inc. and /or Compusearch.

<http:www.expedia.com>

Florida Department of Environmental Protection OCULUS website. August 2013.

<http://199.73.242.64/>

Naples Polk City Directory. R.L. Polk & Co. Publishers. 1958-2012.

Sanborn Fire Insurance Maps.

Southwest Florida Regional Planning Council, “Collier County Hazardous Waste

Assessment” report, 1985.

USDA Natural Resources Conservation Service Soil Survey of Collier County, Florida.

1990.

USDA Natural Resources Conservation Service (Collier County) historical aerial

photographs. 1952-1980.

Publication of Archival Library and Museum Materials Aerial Photography Florida. August

2013. <http://web.uflib.edu/digital/collections/FLAP/>

USGS 7.5 Minute Quadrangle Series Topographic Map of Belle Meade, Florida, July 1,

1987 published by the USGS and the TopoQuest Internet web page, August 2013.

<http://topoquest-www.policymap.com/gis>

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Report of Ph

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Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 32

17.0 QUALIFICATIONS OF ENVIRONMENTAL PROFESSIONALS

Our representatives for this project were Biffle Davis, Senior Environmental Inspector, and Gary

Drew, P.E., Vice President and Branch Manager with Ardaman, Fort Myers/Naples, Florida.

Resumes for these individuals are presented as Appendix VII of this report.

We declare that, to the best of our professional knowledge and belief, we meet the definition of

Environmental Professional

as defined in §312.10 of 40 CFR 312 and we have the specific

qualifications based on education, training, and experience to assess a

property

of the nature,

history, and setting of the subject

property

. We have developed and performed the all

appropriate inquiries in conformance with the standards and practices set forth in 40 CFR Part

312.

(36)

Report of Phase I Environmental Site Assessment for

19-AUG-2013

8-Acre Commercial Parcel at Radio Road and Davis Boulevard

Ardaman Project No. 13-37-4352

Naples, Collier County, Florida

Page No. 33

18.0 FIGURES

Figure No. 1 - USGS Topographic Map

Figure No. 2 - Site Location Map

Figure No. 3 - Site Plan

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8-Acre Commercial Parcel

Radio Road and Davis Boulevard

Naples, FL 34104

Inquiry Number: 3694019.1s

August 13, 2013

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Disclaimer - Copyright and Trademark Notice

This Report contains certain information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, Inc. It cannot be concluded from this Report that coverage information for the target and surrounding properties does not exist from other sources. NO WARRANTY EXPRESSED OR IMPLIED, IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT. ENVIRONMENTAL

DATA RESOURCES, INC. SPECIFICALLY DISCLAIMS THE MAKING OF ANY SUCH WARRANTIES, INCLUDING WITHOUT LIMITATION, MERCHANTABILITY OR FITNESS FOR A PARTICULAR USE OR PURPOSE. ALL RISK IS ASSUMED BY THE USER. IN NO EVENT SHALL ENVIRONMENTAL DATA RESOURCES, INC. BE LIABLE TO ANYONE, WHETHER ARISING OUT OF ERRORS OR OMISSIONS, NEGLIGENCE, ACCIDENT OR ANY OTHER CAUSE, FOR ANY LOSS OF DAMAGE, INCLUDING, WITHOUT LIMITATION, SPECIAL, INCIDENTAL,

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Copyright 2013 by Environmental Data Resources, Inc. All rights reserved. Reproduction in any media or format, in whole or in part, of any report or map of Environmental Data Resources, Inc., or its affiliates, is prohibited without prior written permission. EDR and its logos (including Sanborn and Sanborn Map) are trademarks of Environmental Data Resources, Inc. or its affiliates. All other trademarks used herein are the property of their respective owners.

13 7 0 0 4 2 0 - Totals 5 5 0 Y Other 0 0 0 Y Spills 0 0 0 Y

Other Haz Sites

0 0 0 0 0 0 Y US Brownfields 0 0 0 0 0 0 Y ST/Tribal Brownfields 0 0 0 0 0 0 Y State/Tribal VCP 0 0 0 0 0 0 Y State/Tribal IC / EC 3 0 2 1 0 Y State/Tribal Tanks 1 0 0 0 1 0 Y State/Tribal LTANKS 1 1 0 0 0 0 Y State/Tribal SWL 0 0 0 0 0 0 0 Y State/Tribal CERCLIS 0 0 0 Y ERNS 0 0 0 0 0 0 Y Federal IC / EC 3 1 2 0 0 Y RCRA GEN 0 0 0 0 0 0 Y RCRA TSD 0 0 0 0 0 0 0 Y