Loading...
HomeMy WebLinkAboutRS_Topgolf_Renton_Phase_I_190429_v1Phase I Environmental Site Assessment Proposed Topgolf Renton 745 Park Avenue North Renton,Washington 98057 Prepared for: Topgolf USA 8750 North Central Expressway, Suite 1200 Dallas,Texas 75231 Prepared by: Professional Service Industries, Inc. 95 Chastain Road NW, Suite 301 Kennesaw,Georgia 30144 April 20, 2018 PSI Project No.:0581204 Trevor Farrell Staff Scientist Elizabeth Noakes Principal Consultant TABLE OF CONTENTS LIST OF COMMONLY USED ACRONYMS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . v CERTIFICATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . vii 1.0 EXECUTIVE SUMMARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 1.1 FINDINGS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 1.1.1 SITE DESCRIPTION AND CURRENT USE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 1.1.2 ADJOINING PROPERTY DESCRIPTION AND USE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 1.1.3 HISTORICAL USE OF SITE AND SURROUNDING AREA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 1.1.4 GOVERNMENTAL RECORDS REVIEW . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 1.1.5 SIGNIFICANT DATA GAPS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 1.2 CONCLUSIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 1.2.1 RECOGNIZED ENVIRONMENTAL CONDITIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 1.2.2 CONTROLLED RECOGNIZED ENVIRONMENTAL CONDITIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 1.2.3 HISTORICAL RECOGNIZED ENVIRONMENTAL CONDITIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 1.2.4 VAPOR ENCROACHMENT CONDITIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 1.2.5 DE MINIMIS CONDITIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 2.0 PHASE I ESA SCOPE AND METHODOLOGY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 2.1 PURPOSE OF SERVICES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 2.2 PHASE I ESA METHODOLOGY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 2.3 LIMITATIONS, EXCEPTIONS, DEVIATIONS AND DATA GAP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 2.4 SIGNIFICANT ASSUMPTIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 4 3.0 USER-PROVIDED INFORMATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 3.1 USER QUESTIONNAIRE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6 3.2 TITLE RECORDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7 3.3 SUGGESTED INFORMATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 3.4 HELPFUL DOCUMENTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8 4.0 PHYSICAL SETTING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 5.0 SITE RECONNAISSANCE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 5.1 SUBJECT PROPERTY DESCRIPTION AND CURRENT USES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 14 5.2 SUBJECT PROPERTY OBSERVATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 15 0581204 Proposed Topgolf Renton April 20, 2018 Page ii www.intertek.com/building 5.2.1 DRUMS OR OTHER BULK CHEMICAL CONTAINERS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 16 5.2.2 DRAINS OR SUMPS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 5.2.3 DRINKING WATER/IRRIGATION/MONITORING WELLS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 5.2.4 STAINED SOIL/STRESSED VEGETATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 5.3 OFF-SITE OBSERVATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 17 5.3.1 TRANSFORMERS OR OTHER MECH./ELEC. EQUIPMENT THAT COULD CONTAIN PCBS . . . . . . . 19 6.0 HISTORICAL USES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 6.1 SUMMARY OF RESOURCES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 20 6.2 CURRENT AND PRIOR USE INTERVIEWS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 6.3 PRIOR INVESTIGATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 6.4 CITY DIRECTORIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21 6.5 SUMMARY HISTORY OF SITE AND SURROUNDING AREA . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22 7.0 ENVIRONMENTAL REGULATORY RECORDS REVIEW . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 7.1 DATABASE FINDINGS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 7.1.1 SUBJECT PROPERTY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25 7.1.2 SURROUNDING PROPERTIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 26 7.2 REGULATORY AGENCY INQUIRIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34 8.0 VAPOR ENCROACHMENT SCREENING . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36 8.1 METHODOLOGY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36 8.2 VES RESULTS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38 8.3 VES LIMITATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38 9.0 CONTRACT INFORMATION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39 9.1 STANDARD OF CARE AND WARRANTIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39 9.2 RELIANCE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39 9.3 USE BY OTHER PARTIES . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 40 0581204 Proposed Topgolf Renton April 20, 2018 Page iii www.intertek.com/building LIST OF APPENDICES FIGURES PHOTOGRAPHS ENVIRONMENTAL DATABASE REPORT USER QUESTIONNAIRE RESPONSES LIEN/AUL DOCUMENTATION HISTORICAL RESEARCH DOCUMENTATION INTERVIEW DOCUMENTATION DATA GAP WORKSHEET SUPPLEMENTAL DOCUMENTATION VAPOR ENCROACHMENT SCREENING DOCUMENTATION 0581204 Proposed Topgolf Renton April 20, 2018 Page iv www.intertek.com/building LIST OF COMMONLY USED ACRONYMS AST Above-ground Storage Tank AUL Activity and Land Use Limitation AHERA Asbestos Hazard Emergency Response Act ACM Asbestos-Containing Materials AMSL Above Mean Sea Level APN Assessor's Parcel Number (also referred to as a PIN) ASTM American Society for Testing and Materials BER Business Environmental Risk Bgs Below ground surface BTEX Benzene, Toluene, Ethylbenzene, Xylenes COC Chemical(s) of Concern CERCLA Comprehensive Environmental Response, Compensation and Liability Act CERCLIS Comprehensive Environmental Response,Compensation and Liability Information System (now called SEMS) CESQG Conditionally Exempt Small Quantity Generator of Hazardous Waste CREC Controlled Recognized Environmental Condition EP Environmental Professional EPA U.S. Environmental Protection Agency ESA Environmental Site Assessment HREC Historical Recognized Environmental Condition HVAC Heating, Ventilation, and Air Conditioning LLP Landowner Liability Protection LQG Large Quantity Generator of Hazardous Waste LBP Lead-Based Paint LUST Leaking Underground Storage Tank MCL Maximum Concentration Level MSDS Material Safety Data Sheets (now referred to as Safety Data Sheets) MTBE Methyl tert Butyl Ether 0581204 Proposed Topgolf Renton April 20, 2018 Page v www.intertek.com/building μg/L Micrograms per Liter Mg/kg Milligrams per Kilogram Mg/L Milligrams per Liter NPL National Priorities List (aka/Superfund) NFA No Further Action (also known as No Further Remediation) ND Not Detected NOV Notice of Violation OSHA Occupational Safety and Health Administration ppb Parts per billion ppm Parts per million PCE Perchloroethylene (also known as Tetrachloroethylene) pCi/L Picocuries per liter PCB Polychlorinated Biphenyls REC Recognized Environmental Condition RCRA Resource Conservation and Recovery Act TPH Total Petroleum Hydrocarbons TCE Trichloroethylene UST Underground Storage Tank USDA United States Department of Agriculture USGS United States Geological Survey VEC Vapor Encroachment Condition VIC Vapor Intrusion Condition VOC Volatile Organic Compound 0581204 Proposed Topgolf Renton April 20, 2018 Page vi www.intertek.com/building CERTIFICATION Professional Service Industries,Inc.(PSI),an Intertek company,has completed a Phase I Environmental Site Assessment of the Proposed Topgolf Renton located at 745 Park Avenue North in Renton,Washington (“the Subject Property”).PSI performed the Phase I ESA in general accordance with ASTM E1527-13,Standard Practice for Environmental Site Assessments:Phase I Environmental Site Assessment Process (the Practice). The assessment was completed at the request of Topgolf USA (“the Client”)in accordance with the scope of work outlined in PSI’s Proposal Number 0581-239557,which was authorized by the Client on March 27,2017. The conclusions developed herein represent our professional judgment based on information and data available to us at the time of the assessment,and observations made at the time of our site reconnaissance. In accordance with ASTM E1527-13 §4.6,the report is valid for a period of 180 days from the time of issuance. Site Assessor: Trevor Farrell Staff Scientist Reviewed by: Elizabeth Noakes Principal Consultant Environmental Professional Certification I declare that,to the best of my professional knowledge and belief,I meet the definition of Environmental Professional as defined in 312.10 of this part.I have the specific qualifications based on education,training, and experience to assess a property of the nature,history,and setting of the subject property.I have developed and performed the all appropriate inquiries in conformance with the standards and practices set forth in 40 CFR Part 312. Environmental Professional: Elizabeth Noakes Principal Consultant 0581204 Proposed Topgolf Renton April 20, 2018 Page vii www.intertek.com/building 1.0 EXECUTIVE SUMMARY Professional Service Industries,Inc.(PSI)performed a Phase I Environmental Site Assessment (Phase I ESA) of the Proposed Topgolf Renton located at 745 Park Avenue North,in Renton,Washington,98057.PSI performed the assessment to comply with the contract between Topgolf USA (the Client) and PSI. Our assessment included a Phase I ESA and did not include evaluation of business environmental risks that are beyond the scope of ASTM E1527 (e.g., asbestos, mold, lead based paint, radon, wetlands, etc.). 1.1 FINDINGS A summary of findings is provided below.The report should be read in its entirety to obtain a more complete understanding of the information provided and to aid in any decisions made or actions taken based on this information. 1.1.1 SITE DESCRIPTION AND CURRENT USE The subject property is located on the the southeast corner of the intersection of Park Avenue North and North 8th Street,extending west to Logan Avenue North.The site address is 745 Park Avenue North,Renton, WA 98057.The site is also defined by the King County Assessor as Parcel Number 088661-0010.Currently,the subject property is a 13.71 acre parcel of undeveloped land with heavily deteriorated paved parking areas. No hazardous materials were observed during the site reconnaissance. 1.1.2 ADJOINING PROPERTY DESCRIPTION AND USE Use of the immediately surrounding properties is summarized in the table below. Direction Description of Property Use North N 8th Street, followed by a retail shopping center South Boeing business offices West Logan Ave N, followed by the Boeing factory facility East Park Ave N, followed by paved parking areas 1.1.3 HISTORICAL USE OF SITE AND SURROUNDING AREA The subject property was undeveloped wetlands from at least 1897 to the mid 1940s when Boeing developed the site and surrounding area into an aircraft development and manufacturing facility.Historical documentation reviewed by PSI indicates that the former subject property buildings,known as the "10-80 Buildings",were used as storage areas,offices,and photograph development labs.Four ASTs and a UST 0581204 Proposed Topgolf Renton April 20, 2018 Page 1 www.intertek.com/building containing diesel fuel were located on the western portion of the subject property.The UST was decommissioned in 1987.All buildings and ASTs were removed from the subject property by 2011. Past uses of the adjoining and surrounding properties include vacant/wetlands/wooded,industrial manufacturing facilities,commercial/office,and a shopping center.Historically,the property north,south, east,and west of the subject property was operated by Boeing as part of the aircraft development and manufacturing facility.The Pacific Car and Foundry (PACCAR)plant operated from 1907 to 1988 to the east of the subject property, beyond Garden Ave N, producing primarily train cars and military vehicles. 1.1.4 GOVERNMENTAL RECORDS REVIEW PSI subcontracted with EDR,Inc.(EDR),to provide a review of governmental database records for spill sites, tanks,hazardous waste handlers,and other facilities of potential concern within proximity to the subject property. 1.1.5 SIGNIFICANT DATA GAPS The ASTM E1527 Standard Practice defines a significant data gap as a lack of or inability to obtain information required by the practice that would limit our ability to draw conclusions with regard to RECs in connection with the subject property.Based on our experience,the information that we gathered and evaluated did not present significant data gaps that affected our ability to identify RECs in connection with the subject property. 1.2 CONCLUSIONS PSI performed a Phase I ESA of the subject property in general accordance with the scope and limitations of ASTM Practice E 1527-13.Any exceptions to or deletions from this practice are described in Section 2.3 of this report.The following conclusions have been made with regard to evidence of RECs,HRECs,CRECs,VECs,and de minimis conditions on the subject property, as defined in ASTM E 1527-13. 1.2.1 RECOGNIZED ENVIRONMENTAL CONDITIONS This assessment has revealed the following evidence of REC(s) in connection with the subject property: •Prior soil and groundwater assessment has revealed the presence of vinyl chloride in groundwater and soil gas at the subject property.Although later groundwater sampling has determined that vinyl chloride is no longer present in groundwater,no records confirming the absence of vinyl chloride in soil gas were available.The potential presence of vinyl chloride in soil gas is considered a REC and a VEC in connection with the subject property. 1.2.2 CONTROLLED RECOGNIZED ENVIRONMENTAL CONDITIONS This assessment has revealed no evidence of CRECs in connection with the subject property. 0581204 Proposed Topgolf Renton April 20, 2018 Page 2 www.intertek.com/building 1.2.3 HISTORICAL RECOGNIZED ENVIRONMENTAL CONDITIONS This assessment has revealed no evidence of HRECs in connection with the subject property. 1.2.4 VAPOR ENCROACHMENT CONDITIONS The ASTM E1527 Standard Practice requires that the environmental professional evaluate the potential for VECs on the subject property.A VEC is defined in ASTM E2600 as the presence or likely presence of volatile chemicals in the subsurface that are caused by the release of vapors from contaminated soil or groundwater either on or near the subject property.PSI identified the following evidence of a VEC(s)on the subject property: •The historical presence of vinyl chloride in soil gas at the subject property is considered to represent a VEC. 1.2.5 DE MINIMIS CONDITIONS PSI did not identify any evidence of de minimis conditions on the subject property. 0581204 Proposed Topgolf Renton April 20, 2018 Page 3 www.intertek.com/building 2.0 PHASE I ESA SCOPE AND METHODOLOGY 2.1 PURPOSE OF SERVICES PSI performed the Phase I ESA in conformance with ASTM E 1527-13,Standard Practice for Environmental Site Assessments:Phase I Environmental Site Assessment Process (the Practice).The purpose of the Practice was to define good commercial practice for conducting a Phase I ESA and as such,the Practice is intended to permit the user to satisfy one of the requirements to qualify for the LLPs.The goal of the processes established by the Practice is to identify RECs in connection with the property. 2.2 PHASE I ESA METHODOLOGY PSI performed a Phase I ESA of the subject property.The scope of our services and general methodology is presented below. The information sources that PSI used,including published material,material obtained from commercial and other sources,is listed below and cited as it is presented in the report.The information or excerpts thereof is appended. This assessment included four components: •Records review; •Reconnaissance; •Interviews; and, •Preparation of this report, including our evaluation. 2.3 LIMITATIONS, EXCEPTIONS, DEVIATIONS AND DATA GAP PSI considers that limitations,exceptions,and deviations from the Practice manifest as a lack of or inability to obtain information required by the Practice.This represents the definition of the 'data gap'contained in the Practice.PSI listed the component objectives of the Practice on the appended Data Gap Worksheet and tracked the information obtained against the objectives.Therefore the limitations,exceptions and deviations are identified in the Worksheet. In general,when required information was incomplete,not provided,otherwise not obtained,or indicated a need for additional information,PSI attempted to use information from other sources to meet the Practices' performance objectives.When the data gaps affected the Environmental Professional's ability to identify RECs,PSI considered the data gap(s)to be significant.PSI identified significant data gaps (if any)on the Data Gap Worksheet and reported them in Section 1.1.5. 2.4 SIGNIFICANT ASSUMPTIONS PSI made the following assumptions in developing our Phase I ESA findings and conclusions: 0581204 Proposed Topgolf Renton April 20, 2018 Page 4 www.intertek.com/building •Regulatory Agency Information -PSI considers all information provided by our environmental database subcontractor regarding regulatory status of facilities to be complete,accurate,and current. •Other Regulatory Information -PSI considers all information obtained from regulatory or enforcement agencies to be complete, accurate, and current. •Title,Lien and AUL Information -PSI considers all information provided by real estate title record review firms regarding property use or ownership,encumbrances or other limitations,if provided, to be complete, accurate and current. •Interviews -PSI considers all information provided through interviews to be complete,unbiased and provided in good faith. •Groundwater -PSI interpreted and inferred the direction of the shallow groundwater movement based on the information we obtained and our experience.Actual groundwater flow may be locally influenced by many factors beyond the scope of this assessment.Subsurface investigation would be necessary to determine site-specific groundwater flow direction. 0581204 Proposed Topgolf Renton April 20, 2018 Page 5 www.intertek.com/building 3.0 USER-PROVIDED INFORMATION PSI considers the Client to be the 'User'of our assessment,defined in ASTM Practice E 1527 as "the party seeking to use ASTM E 1527 to complete an environmental site assessment of the property.A User may include,without limitation,a potential purchaser of property,a potential tenant of property,an owner of property,a lender,or a property manager.The User has specific obligations for completing a successful application of this practice...." 3.1 USER QUESTIONNAIRE The EPA All Appropriate Inquiry Rule (40 CFR Part 312)and ASTM E1527 Section 6 require the User to answer certain questions related to the property,in order to obtain certain LLPs from CERCLA liability.To facilitate this process,PSI provided the Client with a User Questionnaire,which is provided in the Appendix. A summary of the required questions and client responses is provided below: Question Yes No Unknown N/A Client did not respond Did a review of recorded land title records or other sources identify any environmental liens filed or recorded against the subject property under federal, tribal, state or local law?  Did a review of land title records or other sources identify any activity use limitations (AULs), such as engineering controls, land use restrictions or institutional controls that are in place on the subject property?  Do you have specialized knowledge or experience related to the Subject Property or nearby properties?  Does the purchase price being paid for the property reasonably reflect the fair market value of the property?  If you conclude that there is a difference, have you considered whether the lower purchase price is because contamination is known or believed to be present at the property?  0581204 Proposed Topgolf Renton April 20, 2018 Page 6 www.intertek.com/building Question Yes No Unknown N/A Client did not respond Are you aware of commonly known or reasonable ascertainable information about the property that would help the environmental professional to identify conditions indicative of a releases or threatened releases? Do you know of the past uses of the property? Do you know of specific chemicals that are present or were once present at the property?  Do you know of spills or other chemical releases that have taken place at the property?  Do you know of any environmental cleanups that have taken place at the property? Based on your knowledge and experience related to the property are there any obvious indicators that point to the presence or likely presence of contamination at the subject property?  Do you know of any pending, threatened, or past litigation or administrative proceedings relevant to hazardous substances or petroleum products in, on, or from the property?  Do you know of any notices from any governmental entity regarding any possible violation of environmental laws or possible liability relating to hazardous substances or petroleum products?  NOTES The user indicated the subject property was formerly operated by Boeing relating to airplane manufacturing. 3.2 TITLE RECORDS Based on a review of the local tax assessor’s records,the subject property is currently owned by ITF Developments, LLC. 0581204 Proposed Topgolf Renton April 20, 2018 Page 7 www.intertek.com/building 3.3 SUGGESTED INFORMATION The client provided PSI with the following suggested information described by the Practice. •The reason for performing the Phase I ESA. •The type of property and type of property transaction. •The complete and correct address of the property. •The scope of services desired for the Phase I ESA,including any evaluation for business environmental risk that is beyond the scope of ASTM E1527. •Identification of all parties who will rely upon the report. •Identification of the key site contact and contact information. 3.4 HELPFUL DOCUMENTS The Practice requires that the environmental professional ask the property owner,the key site manager (if any is identified),and the User for certain helpful documents about the property and certain legal proceedings involving hazardous substances and the subject property.PSI mailed or e-mailed questions or performed interviews requesting this information.The responses documenting the persons we corresponded with, and relevant information obtained, are appended where practical. Report Title:Phase I Environmental Site Assessment: Boeing Renton Facility Parcel 2 (10-80s Property) Prepared For: The Boeing Company Prepared By: Golder Associates, Inc. Report Date: March 2005 0581204 Proposed Topgolf Renton April 20, 2018 Page 8 www.intertek.com/building Summary:The Golder Associates, Inc. (Golder) ESA study area comprises a 22.44 acre section of Boeing's Renton facility known at the time of the report date as Parcel 2. Parcel 2 includes the subject property at 745 N Park Avenue. Golder identified four existing ASTs and one former UST located on the western portion of the subject property near Logan Ave N. Golder identified four RECs on the subject property: •Building 10-80 was formerly used as a photographic developing laboratory. •Building 10-80 was formerly used as a manufacturing facility for commercial aircraft. •Building 10-85 formerly housed an elevator sump which may have contained PCBs. •Four diesel containing ASTs and one UST were located on the western portion of the subject property near Logan Ave N. Golder identified four RECs offsite from the subject property: •PACCAR site is located east of the subject property near Garden Ave N. Contamination including metals, PCBs, petroleum products, solvents, and PAHs had been recorded on the site. •Building 10-71 is located south adjacent to the subject property. Hazardous materials were used and stored on the site. •The Mothers Park site is located south adjacent to the subject property near N 6th St. Groundwater contamination of VOCs and metals had been recorded on the site. •Garden Plaza/5th and Park buildings located south of the subject property. Groundwater contamination of petroleum products and vinyl chloride had been recorded on the site. Report Title:Boeing Renton Facility - Parcel 2 (10-80s Property): Phase II Environmental Site Assessment Report Prepared For: The Boeing Company Prepared By: Golder Associates, Inc. Report Date: July 2005 0581204 Proposed Topgolf Renton April 20, 2018 Page 9 www.intertek.com/building Summary:The Golder ESA study area comprises a 22.44 acre section of Boeing's Renton facility known at the time of the report date as Parcel 2. Parcel 2 includes the subject property at 745 N Park Avenue. Golder conducted soil and groundwater sampling activities to determine potential impacts to the site from RECs previously identified in the March 2005 Phase I ESA. Golder groundwater investigation indicated a regulatory exceedance of metals arsenic, iron, and manganese as well as motor oil ranged petroleum hydrocarbons were present at the subject property. Report Title:Boeing Renton Facility - Parcel 2 (10-80s Property): Continued Phase II Environmental Site Assessment Prepared For: The Boeing Company Prepared By: Golder Associates, Inc. Report Date: January 30, 2008 Summary:The Golder ESA study area comprises a 22.44 acre section of Boeing's Renton Facility known at the time of the report date as Parcel 2. Parcel 2 includes the subject property at 745 N Park Avenue. Golder conducted additional soil, groundwater, and soil vapor sampling activities to further define potential impacts to the site from RECs previously identified in the March 2005 Phase 1 ESA. Golder groundwater investigation indicated a regulatory exceedance of vinyl chloride ranging from 0.9 μg/L to 3.2 was present in five sampling locations on the northwest portion of the subject property. The Department of Ecology cleanup level for vinyl chloride is 0.2 μg/L. Additionally, a regulatory exceedence of benzene and trichloroethene was detected at one sample location. Golder soil investigation indicated a regulatory exceedance of arsenic ranging from 5 mg/ kg to 21 mg/kg was present at the subject property. The current, most stringent regulatory cleanup level for arsenic in soil is 0.667 mg/kg Golder soil vapor investigation indicated a regulatory exceedance of VOCs (1,2,4-trimethylbenzene, 1,3-butadiene, benzene, chloroform, and vinyl chloride) was present at the northwest portion of the subject property. Report Title:Draft Cleanup Action Plan: Boeing Renton Facility Prepared For: The Boeing Company 0581204 Proposed Topgolf Renton April 20, 2018 Page 10 www.intertek.com/building Prepared By: AMEC Environment & Infrastructure, Inc. Report Date: September 2012 Summary:The AMEC Cleanup Action Plan (CAP) comprises portions of Boeing's Renton Facility to the south and west of the subject property at 745 N Park Avenue. The CAP identifies areas of concern, constituents of concern, and their associated proposed remediation options. Information obtained from the Department of Ecology indicates the CAP has been approved and cleanup is ongoing on the Renton Facility. Report Title:Renton 10-80 Groundwater Monitoring Data Prepared For: Prepared By: Shannon & Wilson, Inc. Report Date: Summary:PSI obtained groundwater data from Shannon & Wilson who sampled the groundwater monitoring wells on the subject property between April 28, 2008 and December 8, 2011. Groundwater was tested for acetone, 2-butanone, cis-1,2-dicholoroethene, methylene chloride, and vinyl chloride. Results from the most recent sampling event indicate constituents were all below cleanup levels.Based on this information, the former presence of vinyl chloride in groundwater and soil gas is not considered to represent a REC in connection with the subject property. 0581204 Proposed Topgolf Renton April 20, 2018 Page 11 www.intertek.com/building 4.0 PHYSICAL SETTING PSI reviewed a USGS topographic (topo)map,information from the USDA and/or Natural Resources Conservation Service (NRCS)and/or other information regarding the physical setting of the subject property to assist with the interpretation of subsurface water movement near the subject property.Physical setting information is summarized in the table below. Summary of Physical Setting Information Physical Setting Attributes Description Source Subject property elevation:Approximately 35 feet-feet AMSL USGS Topo Map "Renton, WA" and "Mercer Island"7.5 minute Quadrangle 2014 Topographic gradient:The subject property and surrounding area is generally flat with slight surface slope towards the west.The surrounding areas are generally flat with gradual surface slopes to the west-northwest.The subject property is located approximately 1,500 feet east from Ceder River and approximately 2,300 feet south from Lake Washington. USGS Topo Map "Renton, WA" and "Mercer Island"7.5 minute Quadrangle 2014 Closest surface water:Ceder River lies approximately 1,500 feet to the west USGS Topo Map "Renton, WA" and "Mercer Island"7.5 minute Quadrangle 2014 Other resource or physical characteristics mapped on the subject property? No EDR Radius Map Report Is a flood plain mapped on the subject property? No EDR Radius Map Report Predominant soil type(s) mapped on the subject property: The soil at the subject property is comprised of Urban Land. Urban Land is a Class D clayey soil with very slow infiltration rates. EDR Radius Map Report Estimated depth to first groundwater: 3-9 feet below ground surface Review of previous ESAs conducted at the subject property. 0581204 Proposed Topgolf Renton April 20, 2018 Page 12 www.intertek.com/building Physical Setting Attributes Description Source Anticipated regional groundwater flow direction: West-northwest EDR Radius Map Report. Oil and Gas Resources:None mapped on, or adjacent to Subject Property EDR Radius Map Report Mining Resources:None mapped on, or adjacent to Subject Property EDR Radius Map Report 0581204 Proposed Topgolf Renton April 20, 2018 Page 13 www.intertek.com/building 5.0 SITE RECONNAISSANCE The location and approximate boundaries of the subject property are illustrated on the appended figures. The legal description of the subject property, if provided to PSI, is appended. Jessica Sanberg,Real Estate Development Manager for Topgolf USA,granted PSI access to the subject property. Our assessors were unescorted during the site reconnaissance. The ground reconnaissance consisted of observing the periphery of the subject property and viewing the subject property from accessible adjoining public access areas.Visual reconnaissance of adjoining properties was limited to areas and facilities that were readily observable from the subject property or from public access areas.PSI also systematically toured the interior portions of the subject property parcels to provide an overlapping field of view. The peripheries of surface features and/or structures,where present on the subject property,were observed along with accessible interior common areas.PSI photo-documented selected features.The photo log is included in the Appendix. 5.1 SUBJECT PROPERTY DESCRIPTION AND CURRENT USES General Site Information Subject Property Address 745 Park Avenue North,Renton,Washington 98057 Parcel Size (acres)13 acres +/- Site Contact/Escort Jessica Sanberg /N/A Date of Reconnaissance April 3, 2018 Building Information Building Description N/A Size (square feet)N/A Number of Stories N/A Approx. Construction Date N/A Utilities Water City of Renton Wastewater/Sewer City of Renton Electricity Puget Sound Energy Natural Gas Puget Sound Energy 0581204 Proposed Topgolf Renton April 20, 2018 Page 14 www.intertek.com/building Heating Source N/A The subject property is currently undeveloped with a heavily deteriorated paved parking area in the western portion and heavily deteriorated paved driveway bisecting the property north to south on the central portion. Catch basins were observed throughout the subject property.The remaining ground cover consists of grassy and vegetated areas and exposed soil and gravel. 5.2 SUBJECT PROPERTY OBSERVATIONS A summary of the subject property uses and conditions is tabulated below.Detailed information is discussed following the summary for any “yes” answers, along with an opinion about the significance of the listing. Identified? (check if Yes)Item Description Equipment/Activities/Uses Emergency Generators Elevators Hydraulic Lifts Dry Cleaners/Laundromats Photo Processing Medical/Dental Offices - Biomedical Wastes Automotive/Equipment Repair Grease Traps and Oil/Water Separators Wastewater Treatment Systems Septic or Sewage Tanks Air Compressors Transformers or Other Mech./Elec. Equipment That Could Contain PCBs Pipeline Markers Oil and Gas Wells Stormwater Ponds Quarries, Pits, Lakes, or Lagoons Use, Storage, or Disposal of Hazardous Substances 0581204 Proposed Topgolf Renton April 20, 2018 Page 15 www.intertek.com/building Identified? (check if Yes)Item Description Use, Storage, or Disposal of Petroleum Products ASTs/USTs Drums or Other Bulk Chemical Containers Suspect Containers/Unidentified Contents Drains and Sumps Drinking Water, Irrigation or Monitoring Wells Agrochemical Use/Application Railroad Spur/Tracks Potential Evidence of Releases Interior/Pavement Stains or Corrosion Stained Soil/Stressed Vegetation Chemical Odors Surface Water Sheen or Discoloration Exterior Pipe Discharges/Unknown Pipes/Effluent Discharges Pools of Liquid or Standing Water Solid Waste Dumping/Landfilling/Suspect Fill Material Construction Debris/Material Stockpiles Other Uses or Conditions of Concern 5.2.1 DRUMS OR OTHER BULK CHEMICAL CONTAINERS PSI observed a black,approximately 20-25 gallon,steel drum on site next to the monitoring wells on the north central portion of the property.The drum was labeled "Non-Regulated Waste"however PSI was not able to determine the contents.The drum is considered likely to contain investigative-derived waste related to the presence of monitoring wells on the property,and likely contains soil cuttings and/or purge water.The drum is not considered to be a REC;however,it should be removed in accordance with local,state and federal regulations. 0581204 Proposed Topgolf Renton April 20, 2018 Page 16 www.intertek.com/building 5.2.2 DRAINS OR SUMPS PSI observed nine catch basins on the subject property.PSI did not observe evidence of a release or staining and does not consider the presence of catch basins to be a REC to the subject property. 5.2.3 DRINKING WATER/IRRIGATION/MONITORING WELLS PSI observed four monitoring wells on the north central portion of the subject property.See section 3.4 for more detailed information about the monitoring wells.In themselves,the monitoring wells are not considered to represent a REC. 5.2.4 STAINED SOIL/STRESSED VEGETATION PSI observed stressed vegetation in the vicinity around the monitoring wells on the north central portion of the subject property. The ground surface was predominantly exposed soil with minimal plant growth. 5.3 OFF-SITE OBSERVATIONS A summary of our interpretation of the current and past uses and conditions of adjoining and surrounding property based on historical records and observations is provided below. Identified? (check if Yes)Item Description Equipment/Activities/Uses Emergency Generators Elevators Hydraulic Lifts Dry Cleaners/Laundromats Photo Processing Medical/Dental Offices - Biomedical Wastes Automotive/Equipment Repair Grease Traps and Oil/Water Separators Wastewater Treatment Systems Septic or Sewage Tanks Air Compressors 0581204 Proposed Topgolf Renton April 20, 2018 Page 17 www.intertek.com/building Identified? (check if Yes)Item Description Transformers or Other Mech/Elec. Equipment That Could Contain PCBs Pipeline Markers Oil and Gas Wells Stormwater Ponds Quarries, Pits, Lakes, or Lagoons Use, Storage, or Disposal of Hazardous Substances Use, Storage, or Disposal of Petroleum Products ASTs/USTs Drums or Other Bulk Chemical Containers Suspect Containers/Unidentified Contents Drains or Sumps Drinking Water, Irrigation or Monitoring Wells Agrochemical Use/Application Railroad Spur/Tracks Potential Evidence of Releases Interior/Pavement Stains or Corrosion Stained Soil/Stressed Vegetation Chemical Odors Surface Water Sheen or Discoloration Exterior Pipe Discharges/Unknown Pipes/Effluent Discharges Pools of Liquid or Standing Water Solid Waste Dumping/Landfilling/Suspect Fill Material Construction Debris/Material Stockpiles Other Uses or Conditions of Concern 0581204 Proposed Topgolf Renton April 20, 2018 Page 18 www.intertek.com/building 5.3.1 TRANSFORMERS OR OTHER MECH./ELEC. EQUIPMENT THAT COULD CONTAIN PCBS PSI observed a utility building on the south adjoining Boeing property.The utility building appeared to be in good condition.Historically,PCBs have been found in transformers and their presence cannot be ruled out, however, PSI does not consider the presence of a utility building to represent a REC to the subject property. 0581204 Proposed Topgolf Renton April 20, 2018 Page 19 www.intertek.com/building 6.0 HISTORICAL USES PSI utilized readily ascertainable historical data resources in order to research the history of the site and surrounding area.The intent of this review was to identify historical tenancies or uses of the subject property and surrounding area,which might be considered evidence of a recognized environmental condition. Generally,PSI reviewed the following readily ascertainable historic data resources,where they were available: •Readily available historical topographic maps were reviewed to evaluate land development in the area over time.It should be noted that the scale of topographic maps in some cases does not allow for mapping of individual structures and developed areas may be shown by shading only. •Selected historical aerial photographs were reviewed at 5-10 year intervals to obtain information concerning the development and history of the subject property and surroundings. •PSI reviewed readily ascertainable historical city directories at 5-10 year intervals in order to obtain information on tenancies on the subject property and adjoining properties. •PSI requested available historical fire insurance maps from EDR,Inc.The Sanborn Map Company and other regional providers historically mapped urban areas for use by insurance underwriters.In some cases these maps provide useful information in evaluating previous tenancies and uses of the subject property and surrounding area. Copies of select historical documents are provided in the report appendix;however,it should be noted that some of the resources used by PSI may be copyrighted and PSI has summarized these resources herein,but we have not included copies of these resources in the appendix. 6.1 SUMMARY OF RESOURCES PSI reviewed the following resources in order to evaluate the historic uses of the subject property and surrounding area: Source Type Years Reviewed Source USGS Topo Maps 1895, 1897, 1900, 1949/1950, 1968, 1973, 1983, 1994, 2014 EDR Aerial Photographs 1943, 1965, 1968, 1977, 1980, 1985, 1990, 2006, 2011, 2015 EDR City Directories 1964, 1969, 1975, 1982, 1987, 1992, 1995, 2000, 2005, 2010, 2014 EDR Sanborn Fire Insurance Maps 1962 EDR 0581204 Proposed Topgolf Renton April 20, 2018 Page 20 www.intertek.com/building 6.2 CURRENT AND PRIOR USE INTERVIEWS PSI conducted interviews with persons who are knowledgeable of the current use and history of the site.The following individuals were interviewed: Name Title/Role Date Interviewed Comments Scott Gibson Current Site Owner 4/4/2018 Filled out questionnaire Kristin Daves Washington Department of Ecology 4/6/2018 FOIA request Dudley Jackson Renton Regional Fire Authority 3/28/2018 No records of hazardous material response 6.3 PRIOR INVESTIGATIONS The client provided PSI with the reports or documents discussed in Section 3.4 of this report. 6.4 CITY DIRECTORIES The following table lists the chronological city directories for the subject property and immediately adjacent properties. Property Address: Listing Description by Year Subject Property Logan Ave N and 8th Ave N Intersects 1964, 1969 - Boeing Airplane Co manufacturers; Boeing Employees Credit Union 1975 - Boeing Co; Boeing Co (Technology Service) 1982, 1987 - Boeing Co North Not Listed South 605 Park Ave N 1964 - Bob's Mobile Service Gas Station; Doug's Parking Auto 1969 - Paul's Mobile Service Gas Station 0581204 Proposed Topgolf Renton April 20, 2018 Page 21 www.intertek.com/building Property Address: Listing Description by Year East 692 Park Ave N 1964 - Mother's Park (North Renton Recreation Center) 700 Park Ave N 1964 - Torren's Industries (parking lot) West Not Listed 6.5 SUMMARY HISTORY OF SITE AND SURROUNDING AREA A chronological summary of the history/use of the subject property and immediately adjacent properties is provided in the following table. Date Resource Interpreted Use/Observations SUBJECT PROPERTY 1897-1900 Topo Maps The subject property appeared to be wetlands. 1943 Aerial Photos The subject property appears to be vacant and undeveloped land 1949/1950 Topo Maps The subject property appeared to be developed and contained a structure. 1968-1994 Aerial Photos and Topo Maps The previous structure on the subject property appeared to have been removed and replaced with three new structures. 2006 Aerial Photos and Topo Maps The structure on the southeast portion of the subject property appeared to have been removed. 2011-2015 Aerial Photos and Topo Maps All structures appeared to have been removed. The subject property appeared vacant. NORTH ADJOINING PROPERTY 1897-1900 Topo Maps The north adjoining property appeared to be wetlands. 1943-1949/1950 Aerial Photos The north adjoining property appeared to be developed with a road followed by partially wooded land. 1965 Aerial Photos The north adjoining property appeared to be developed with a driveway/parking area followed by a structure. 0581204 Proposed Topgolf Renton April 20, 2018 Page 22 www.intertek.com/building Date Resource Interpreted Use/Observations 1968-1994 Aerial Photos and Topo Maps The north adjoining property appeared to be developed with a driveway/parking area. Beyond which the previous structure appeared to have been expanded. 2006 Aerial Photos and Topo Maps The north adjoining property appeared to be developed with a driveway/parking area. Beyond which the previous structure appeared to have been removed and the land vacant. 2011-2015 Aerial Photos and Topo Maps The north adjoining property appeared to be developed with N 8th Street followed by multiple commercial structures. SOUTH ADJOINING PROPERTY 1897-1900 Topo Maps The south adjoining property appeared to be wetlands. 1943 Aerial Photos The south adjoining property appeared to be mostly vacant land with numerous small structures adjacent to Logan Ave N and Park Ave N. 1949/1950 Topo Maps The south adjoining property appeared to be mostly vacant with numerous small structures adjacent to Logan Ave N and a larger structure. 1965 Aerial Photos The south adjoining property appeared to be developed with four structures. 1968-1973 Aerial Photos and Topo Maps A new structure appeared to have been added to the south adjoining property. 1977-1985 Aerial Photos and Topo Maps A new structure appeared to have been added to the south adjoining property. 1990-1994 Aerial Photos and Topo Maps Two previous structure appeared to have been removed and replaced by new structures. 2006 Aerial Photos and Topo Maps A previous structure appeared to have been removed. 2011-2015 Aerial Photos and Topo Maps A previous structure appeared to have been removed. A new structure appeared to have been added. WEST ADJOINING PROPERTY 1897-1900 Topo Maps The west adjoining property appeared to be wetlands, transected by a road. 1943 Aerial Photos and Topo Maps The west adjoining property appeared to be developed with railroad tracks and Logan Ave N, followed by agricultural land. 0581204 Proposed Topgolf Renton April 20, 2018 Page 23 www.intertek.com/building Date Resource Interpreted Use/Observations 1949/1950 Topo Maps The west adjoining property appeared to be developed with railroad tracks and Logan Ave N, followed by parking areas. 1965-1994 Aerial Photos and Topo Maps The west adjoining property appeared to be developed with railroad tracks and Logan Ave N, followed by parking areas and a structure. 2006-2011 Aerial Photos and Topo Maps A new structure appeared to have been added to the west adjoining property. 2015 Aerial Photos The new structure appeared to have been removed from the west adjoining property. EAST ADJOINING PROPERTY 1897-1900 Topo Maps The east adjoining property appeared to be wetlands. 1943-1949/1950 Aerial Photos and Topo Maps The east adjoining property appeared to be developed with Park Ave N, followed by wooded land. 1965-2015 Aerial Photos and Topo Maps The east adjoining property appeared to be developed with Park Ave N, followed by a parking lot. The subject property was undeveloped wetlands from at least 1897 to the mid 1940s.A structure was observed in the central portion,near N 8th Street in 1949/1950.By 1965 this structure was replaced with a complex of new structures which remained relatively unaltered until their removal from the subject property by 2011. Past uses of the adjoining and surrounding properties include vacant/wetlands/wooded,industrial manufacturing facilities, commercial/office, and a shopping center. Environmentally suspect listings on adjoining properties are discussed in detail in Section 7.1.2. 0581204 Proposed Topgolf Renton April 20, 2018 Page 24 www.intertek.com/building 7.0 ENVIRONMENTAL REGULATORY RECORDS REVIEW 7.1 DATABASE FINDINGS PSI retained EDR to provide environmental database information attributed to the subject property and its surroundings.EDR obtains environmental databases published by local,state,tribal,and federal agencies and maps the information for electronic searches.EDR's service includes reporting Standard Environmental Records Sources and, in most cases, some Additional Environmental Records Sources. The search was performed to AMSDs listed in ASTM E 1527-13.The search radius required by ASTM varies by database. Unmappable (orphan)sites (if any were listed)having insufficient address information to be mapped were evaluated for potential location within the AMSD.Those that could be determined to be within the AMSD are discussed, as appropriate. The distribution of listed sites with respect to the subject property is tabulated and mapped in EDR's Radius Map Report,which is appended.The reader is referred to the table,which can be found near the front of EDR's report.The full names of the abbreviations used below and in EDR’s report can be found in the Government Records Searched/Data Currency Tracking section of EDR’s report. 7.1.1 SUBJECT PROPERTY The subject property was listed on one or more regulatory databases as summarized in the following table. 0581204 Proposed Topgolf Renton April 20, 2018 Page 25 www.intertek.com/building Facility Name & Address Database(s)Comments Boeing Company Renton (AKA: 10-80 Building Area) 8th & Logan Ave North SEMS-ARCHIVE;SEMS-ARCHIVE (Superfund Enterprise Management System Archive) tracks sites that have no further interest under the Federal Superfund Program based on available information. The list was formerly known as the CERCLIS-NFRAP, renamed to SEMS ARCHIVE by the EPA in 2015. EPA may perform a minimal level of assessment work at a site while it is archived if site conditions change and/or new information becomes available. Archived sites have been removed and archived from the inventory of SEMS sites. Archived status indicates that, to the best of EPA’s knowledge, assessment at a site has been completed and that EPA has determined no further steps will be taken to list the site on the National Priorities List (NPL), unless new information indicates this decision was not appropriate or other considerations require a recommendation for listing at a later time. The decision does not necessarily mean that there is no hazard associated with a given site; it only means that, based upon available information, the location is not judged to be potential NPL site. Information obtained from the Department of Ecology indicates a 550-gallon diesel UST existed on the southeast corner of the subject property, known at the time as "Building 10-81". This UST and associated petroleum impacted soil was removed in 1987. Confirmation soil and groundwater sampling taken in 1999 near the former indicate remaining petroleum products and PAHs are present near the former UST location. The highest detected constituents are below current minimum cleanup levels.Based on this information, the former presence of a diesel UST is not considered to represent a REC in connection with the subject property. An Agreed Order (No 8191) is currently in place between the Department of Ecology and the Boeing Company as part of the Boeing Renton facility cleanup. On December 12, 2007, the Agreed Order was amended to exclude the subject property from further cleanup action. 7.1.2 SURROUNDING PROPERTIES PSI identified a number of regulated facilities and/or spill sites within the search radius.However,none of these sites are adjacent to the subject property and PSI considered the remaining database listings unlikely to impact the subject property based upon factors including (but not limited to): 0581204 Proposed Topgolf Renton April 20, 2018 Page 26 www.intertek.com/building •The nature of the listing; •The use of the facility; •When the facility was listed and its current listed status; •The developmental density of the setting; •The potential for vapors to encroach from the property to the subject property; •The distance between the listing and subject sites related to whether releases are likely to migrate based on local surface and subsurface drainage conditions; and/or •The presence of intervening drainage divides; and/or inferred groundwater movement. 0581204 Proposed Topgolf Renton April 20, 2018 Page 27 www.intertek.com/building Facility Name & Address Distance (feet) & Direction Elevation Difference (feet)Database(s)Comments Renton Plant 737 Logan Ave N; 800 N 6th Street EDR Site ID: A3; A4; A11; G42; G43 157 feet North- West- Southwest- South Varies UST; HSL; CSCSL; ALLSITES; SPILLS; MANIFEST; NPDES; CORRACTS; RCRA-TSDF; RECRA-LQG; US ENG CONTROLS; US INST CONTROL; US FIN ASSUR; 2-2 COR ACTION; FINDS; ECHO;ICR, RAATS The Boeing facility at 737 Logan Ave N (Facility Site ID #2097)is listed on the UST database as being the location of 48 USTs.Eight USTs are listed as being currently operational. The Boeing Facility at 800 N 6th Street is listed on the ICR database as being the location of 1996 a soil and groundwater cleanup of petroleum products. The site is listed on the CSCSL database as the location of an ongoing soil and groundwater cleanup of asbestos, corrosive wastes,metals, non-halogenated solvents,petroleum products,phenolic compounds,PCBs, and PAHs. The site is listed on the WA MANIFEST database as a hazardous waste generator as of 2009.No notices of violation have been recorded. The site is listed on the RCRA-LQG database.The EPA RCRA Program identifies and tracks hazardous waste from the point of generation to the point of disposal.The database includes selective information on sites which generate,transport,store and/or dispose of hazardous waste as defined by RCRA.LQGs generate over 1,000 kg of hazardous waste,or over 1 kg of acutely hazardous waste per month.A number of violations have been recorded between since 1985,however the site currently has achieved compliance for each. 0581204 Proposed Topgolf Renton April 20, 2018 Page 28 www.intertek.com/building Facility Name & Address Distance (feet) & Direction Elevation Difference (feet)Database(s)Comments The site is listed on the FINDS database. The FINDS database contains both site information and “pointers”to other databases that contain more detail.A listing on the FINDS database is not inherently indicative of a REC. The site is listed on the ECHO database.The ECHO database provides integrated compliance and enforcement information for about 800,000 properties nationwide. Information obtained from the Ecology indicate this site is currently undergoing soil and groundwater remediation. Dick's Sporting Goods 621 915 N Landing Way EDR Site ID B17; B18 336 feet North-northeast 35 feet higher RCRA-CESQG; ALLSITES; WA MANIFEST Dick's Sporting Goods 621 is listed on the RCRA-CESQG database for multiple kinds of hazardous waste.The EPA RCRA Program identifies and tracks hazardous waste from the point of generation to the point of disposal.The database includes selective information on sites which generate,transport, store and/or dispose of hazardous waste as defined by RCRA.CESQGs generate less than 100 kg of hazardous waste or less than 1 kg of acutely hazardous waste per month.No violations are associated with this listing and based on this information,Dick's Sporting Goods 621 is not considered to represent a REC in connection with the subject property. 0581204 Proposed Topgolf Renton April 20, 2018 Page 29 www.intertek.com/building Facility Name & Address Distance (feet) & Direction Elevation Difference (feet)Database(s)Comments Kenny's Auto Rebuild, Inc. 618 Park Ave N EDR Site ID: C19 536 feet Southeast 40 feet higher ALLSITES; RCRA NonGen/ NLR; FINDS; MANIFEST Kenny's Auto Rebuild,Inc.is listed on the RCRA NonGen/NLR database.The EPA RCRA Program identifies and tracks hazardous waste from the point of generation to the point of disposal.The database includes selective information on sites which generate,transport, store and/or dispose of hazardous waste as defined by RCRA. Non-Generators do not presently generate hazardous waste or were verified not to have ever generated hazardous waste.No violations are associated with this listing and based on this information,Kenny's Auto Rebuild, Inc.is not considered to represent a REC in connection to the subject property. Dunlap Paul 605 Park Ave EDR Site ID: C22 643 feet Southeast 39 feet higher EDR Hist Auto Dunlap Paul is listed on the EDR Hist Auto database.EDR has searched selected national collections of business directories and has collected listings of potential gas station/filling station/ service station sites that were available to EDR researchers.EDR’s review was limited to those categories of sources that might,in EDR’s opinion,include gas station/filling station/service station establishments.The categories reviewed included,but were not limited to,gas,gas station,gasoline station, filling station,auto,automobile repair, auto service station,service station,etc. No spills,releases,or cleanups at the site have been reported.Based on the current regulatory status,Dunlap Paul is not considered to represent a REC in connection to the subject property. 0581204 Proposed Topgolf Renton April 20, 2018 Page 30 www.intertek.com/building Facility Name & Address Distance (feet) & Direction Elevation Difference (feet)Database(s)Comments Garden Plaza Park Ave N and N 6th St EDR Site ID: C25 734 feet Southeast 39 feet higher INST CONTROL; ICR; VCP; ALLSITES; CSCSL NFA Garden Plaza (Facility ID #2475)is listed on the INST CONTROL database. Information obtained from the Department of Ecology indicate the site was formerly the location of a coal and oil distribution facility from 1943 until 1967.A restrictive covenant was placed on the site in 1994 and 2001 following cleanup and groundwater monitoring of petroleum products,vinyl chloride,and arsenic.Washington Department of Ecology issued a conditional NFA determination for the site in 2001 and noted the remaining groundwater contamination is likely due to the upgradient PACCAR site. Garden Plaza is subject to five year periodic reviews by the Department of Ecology to assess the protection of human health and the environment. Based on the current regulatory status, Garden Plaza is not considered to represent a REC in connection to the subject property. 0581204 Proposed Topgolf Renton April 20, 2018 Page 31 www.intertek.com/building Facility Name & Address Distance (feet) & Direction Elevation Difference (feet)Database(s)Comments Kenworth Truck Co 1601 N 8th Street EDR Site ID: H39 1201 feet East 48 feet higher RCRA-LQG; ALLSITES; TRIS; ICIS; US AIRS; FINDS; ECHO; MANIFEST; NPDES The Kenworth Truck Co is listed on the RCRA-LQG database.The EPA RCRA Program identifies and tracks hazardous waste from the point of generation to the point of disposal.The database includes selective information on sites which generate,transport, store and/or dispose of hazardous waste as defined by RCRA.LQGs generate over 1,000 kg of hazardous waste,or over 1 kg of acutely hazardous waste per month.The Kenworth Truck Co most recently received a notice of violation in December 2016. Compliance was achieved in February 2017. The Kenworth Truck Co is listed on the ECHO database.The ECHO database provides integrated compliance and enforcement information for about 800,000 properties nationwide. Based on the current regulatory status the Kenworth Truck Co is not considered to represent a REC to the subject property. 0581204 Proposed Topgolf Renton April 20, 2018 Page 32 www.intertek.com/building Facility Name & Address Distance (feet) & Direction Elevation Difference (feet)Database(s)Comments Pacific Car & Foundry Co. 1400 N 4th Street; 480, 502 Houser Way EDR Site ID: 65; N67; N73; N74 2177 feet South-southeast 42 feet higher NPL; SEMS; US ENG CONTROLS; US INST CONTROL; HSL; CSCSL; INST CONTROL; ALLSITES; RCRA NonGen/ NLR; ROD; MANIFEST; NPDES; FINDS; UST; CSCSL NFA; ICR; Financial Assurance The Pacific Car &Foundry Co (PACCAR) site (Facility Site ID #2065)is listed on the NPL database.Historically,PACCAR operated as a foundry and railroad car and military vehicle manufacturing plant.The PACCAR plant was closed in 1988.Information obtained from Washington Department of Ecology indicate that the site was subject to cleanup activities from 1990 to 1997 with regard to soil contamination which included halogenated organics,metals, non-halogenated solvents,petroleum products,phenolic compounds,PCBs, and PAHs,as well as metals and halogenated organics impacted groundwater.Currently,the PACCAR site is subject to groundwater monitoring by Ecology under EPA direction.Additionally,a restrictive covenant has been placed on the property. The site is listed on the SEMS database. The SEMS database tracks hazardous waste sites,potentially hazardous waste sites,and remedial activities performed in support of EPA’s Superfund Program across the United States.The list was formerly known as CERCLIS,renamed to SEMS by the EPA in 2015.The list contains data on potentially hazardous waste sites that have been reported to the EPA by states,municipalities,private companies,and private persons, pursuant to Section 103 of CERCLA.This database also contains sites which are either proposed to or on the NPL and the sites which are in the screening and 0581204 Proposed Topgolf Renton April 20, 2018 Page 33 www.intertek.com/building Facility Name & Address Distance (feet) & Direction Elevation Difference (feet)Database(s)Comments assessment phase for possible inclusion on the NPL. Most recent groundwater monitoring data indicates the continued presence of vinyl chloride and arsenic above established standards;however,at low concentrations.Based on the low concentrations,the continued monitoring,and the location (does not directly adjoin the subject property),the PACCAR facility is not considered to represent evidence of a REC in connection with the subject property. 7.2 REGULATORY AGENCY INQUIRIES PSI requested records or information about the subject property and/or surrounding area from the governmental agencies listed in the following sections.Information was requested by telephone,in person, via e-mail or through a written FOIA or equivalent request, as appropriate. 0581204 Proposed Topgolf Renton April 20, 2018 Page 34 www.intertek.com/building FIRE DEPARTMENT Renton Regional Fire Authority responded via e-mail to a FOIA request on March 28,2018.Renton Regional Fire Authority had no records of hazardous material response related to the subject property. 0581204 Proposed Topgolf Renton April 20, 2018 Page 35 www.intertek.com/building 8.0 VAPOR ENCROACHMENT SCREENING 8.1 METHODOLOGY Vapor encroachment is an emerging concern associated with the potential for volatile chemicals,such as petroleum fuels and chlorinated solvents to migrate through the subsurface in the gas phase from contaminated soil and/or groundwater plumes.Vapor encroachment may be a concern if subsurface volatile contaminants migrate into occupied buildings through cracks and penetrations in the building slab. The ASTM E1527-13 Standard Practice for Environmental Site Assessments:Phase I Environmental Site Assessment process requires the Environmental Professional to evaluate the potential for vapor encroachment onto the subject property,and to determine if such vapor encroachment constitutes evidence of a REC on the subject property.The E1527-13 Standard Practice does not specifically state the methods that must be used to screen for potential vapor encroachment issues.However,ASTM has developed a separate Standard Guide for Vapor Encroachment Screening on Property Involved in Real Estate Transactions (ASTM E2600-15).The vapor encroachment screening guidance outlines a methodology to conduct vapor encroachment screening,which will satisfy the vapor screening requirements under the Phase I ESA Standard Practice.PSI utilized the ASTM E2600-15 Standard Guide to conduct vapor encroachment screening for the subject property. The goal of conducting Vapor Encroachment Screening (VES)is to identify a VEC,which is defined as the presence or likely presence of COC vapors in the subsurface of the subject property caused by the release of vapors from contaminated soil either on or near the subject property.If a VEC is identified,the environmental professional must determine whether the VEC represents evidence of a REC on the subject property under the context of the Phase I ESA Standard Practice.It should be noted that the identification of a VEC on the subject property does not necessarily indicate that a potential for migration of vapors into existing or proposed structures on the subject property is likely.The environmental professional will identify the VEC as a REC where the potential for vapor migration into structures is considered likely,or where the contaminant concentrations in the soil,groundwater,or soil vapors on the subject property are significant and likely to result in enforcement against on-site or off-site responsible parties. The VES utilizes information regarding the potential presence of releases on or near the subject property that were collected as a normal part of the Phase I ESA process,such as governmental database records,review of governmental files,historical data sources,etc.No additional data was collected specifically for the purpose of the VES.In order to identify potential sites of concern within the approximate minimum search distance, PSI reviewed Sanborn Maps,governmental database records,regulatory agency files,aerial photographs, and other information as available and appropriate. VES Standard Guide prescribes a two tier approach for screening of sites for potential vapor encroachment. In Tier I,potential sites of concern within the search radii are identified and the environmental professional must determine whether a VEC exists or not based on the information that is available within the context of the Phase I ESA data gathering.If the available information indicates that a VEC exists based on available information,the environmental professional,in consultation with the User,may conduct Tier II screening to further evaluate the potential risk.Under Tier II,the environmental professional would review available 0581204 Proposed Topgolf Renton April 20, 2018 Page 36 www.intertek.com/building reports through the regulatory agency or other reasonably ascertainable sources to determine the status of assessment/remediation,size and migration pathways for any associated plumes,geologic conditions,and other geologic information.This information would be utilized to determine the distance between the plume and the target property boundary.For example,if the distance from the edge of a plume in a downgradient position to the subject property boundary exceeds 100 feet for VOCs or petroleum free product,or 30 feet for dissolved petroleum hydrocarbons (PHCs),then the site may be screened out and a VEC does not exist. Functionally,where Tier II information is readily available during the normal course of conducting the Phase I ESA,PSI has combined the Tier I and Tier II steps herein.Where agency files are not readily available for nearby contaminated sites within the typical schedule for a Phase I ESA,then Tier II screening might be recommended as a separate step subsequent to the Phase I ESA.Where Tier II screening is recommended, the sites of concern where data is lacking are considered a VEC until further information is available and/or further screening is completed. The VES Standard Guide requires the environmental professional to search for potential sites of concern within the following databases and search distances,where groundwater flow is not known and/or preferential pathways for groundwater or vapor flow may exist: Standard Environmental Records Sources Minimum Search Distance (miles) - VOCs, excluding PHCs Minimum Search Distance (miles) - PHCs State and tribal HWS lists 1/3 1/10 State or tribal-equivalent NPL 1/3 1/10 State or tribal-equivalent CERCLIS list 1/3 1/10 State or tribal landfill or solid waste site list 1/3 1/10 State or tribal leaking storage tank lists 1/3 1/10 State and tribal registered tank lists Subject property only Subject property only State and tribal IC/EC registries Subject property only Subject property only State and tribal voluntary cleanup site lists 1/3 1/10 State and tribal brownfield sites list 1/3 1/10 Federal NPL site list 1/3 1/10 Federal CERCLIS list 1/3 1/10 Federal RCRA CORRACTS list 1/3 1/10 Federal RCRA non-CORRACTS TSD List 1/3 1/10 Federal RCRA Generators List Subject property only Subject property only Federal IC/EC registries Subject property only Subject property only 0581204 Proposed Topgolf Renton April 20, 2018 Page 37 www.intertek.com/building Standard Environmental Records Sources Minimum Search Distance (miles) - VOCs, excluding PHCs Minimum Search Distance (miles) - PHCs Federal ERNS list Subject property only Subject property only The default search distances may be expanded or reduced in the upgradient,downgradient,or cross-gradient directions by the environmental professional based on experience in the local area and applying professional judgment to factors such as where a well-defined regional groundwater flow direction is identified,or whether other geologic features such as low permeability soils or hydrogeologic boundaries such as rivers or streams exist which would tend to limit the potential for migration of groundwater or vapors in a particular direction. 8.2 VES RESULTS Site Name/ Address Distance, Direction, Relative Elevation to the Subject Property Does the site represent a VEC?Comments 10-80 Building Area Subject Property Yes Vinyl chloride has historically been present in soil gas at the subject property. The presence of vinyl chloride in groundwater and soil gas at the subject property is considered to represent a VEC. 8.3 VES LIMITATIONS The VES process is not intended to be an exhaustive screening and cannot wholly eliminate uncertainty regarding the presence of VECs in connection with the subject property.Screening is intended to reduce,but not eliminate uncertainty regarding whether or not a VEC exists in connection with the subject property. 0581204 Proposed Topgolf Renton April 20, 2018 Page 38 www.intertek.com/building 9.0 CONTRACT INFORMATION 9.1 STANDARD OF CARE AND WARRANTIES Our services were not intended to be technically exhaustive.There is a possibility that with the proper application of methodologies,conditions may exist on the property that could not be identified within the scope of the assessment(s) or that were not reasonably identifiable from the available information. No ESA can wholly eliminate uncertainty regarding the potential for RECs in connection with the property. The ESA was intended to reduce,but not eliminate uncertainty regarding the potential for RECs in connection with a property. Our report is based on commonly known and reasonably ascertainable information,including limited, ground-level visual inspection of the property except where otherwise explicitly indicated,in general conformance with ASTM E1527-13.Findings and conclusions derived from the methodologies described in the Practice contain all of the inherent limitations in the methodologies that are referred to in the Practice. PSI has assumed that factual information provided to us by the Client,or obtained from governmental and historical research firm,the public domain,interviews,and other sources is accurate and unbiased.PSI assumes no liability for the accuracy of data provided to us by others. PSI did not perform exploratory probing or discovery,perform tests,operate specific equipment,or take measurements or samples to perform the ESA scope.The ESA was not a building code,safety,regulatory or environmental compliance inspection.The ESA is not intended to reduce the risk of the presence of mold and physical deficiencies conducive to mold nor the risk that mold or physical deficiencies conducive to mold may pose to the buildings and building occupants. The methodologies include reviewing information provided by other sources.PSI treats information obtained from the record reviews and interviews concerning the property as reliable and the ASTM protocol does not require PSI to independently verify the information.Therefore,PSI cannot and does not warrant or guarantee that the information provided by these other sources is accurate or complete. PSI has performed the services in a manner consistent with that level of care and skill ordinarily exercised by other members of our profession currently practicing in the same locality and under similar conditions, within the limitations of ASTM E1527-13 standard,and the All Appropriate Inquiries Rule established by the U.S. Environmental Protection Agency (40 C.F.R. Part 312). No other warranties are implied or expressed. The observations and recommendations presented in this report are time dependent,and conditions will change. This report speaks only as of its date. 9.2 RELIANCE Topgolf USA, PSI's client, may rely on this report. 0581204 Proposed Topgolf Renton April 20, 2018 Page 39 www.intertek.com/building 9.3 USE BY OTHER PARTIES This report was prepared pursuant to a contract between PSI and its client.That contractual relationship included an exchange of information about the property that was unique and serves as the basis upon which this report was prepared.Because of the importance of these understandings,our assessment may not be sufficient for the intended purposes of another party. Reliance or any use of this report by anyone other than those parties identified above for which it was prepared,except with express written permission,is prohibited and therefore not foreseeable to PSI.Any unauthorized reliance on or use of this report,including any of the information or conclusions contained herein,will be at the third party's risk.No warranties or representations expressed or implied in this report are made to any such third party. Third party reliance letters may be issued: •upon timely request; •subject to the permission of our original client; and •payment of the then-current fee for such letters. All third parties relying on our report,by such reliance,agree that such reliance is limited by our proposal and/or General Conditions, as applicable. 0581204 Proposed Topgolf Renton April 20, 2018 Page 40 www.intertek.com/building FIGURES PSI, INC. 6032 N. CUTTER CIRCLE, SUITE 480 PORTLAND, OREGON 97217 (503) 289-1778 DATE: APRIL 2018 PSI PROJECT NUMBER 0581204-1 DRAWN BY: TMF SITE VICINITY MAP FIGURE 1 PROPOSED TOPGOLF RENTON 745 PARK AVE N RENTON, WA 98057 PHOTOGRAPHS Project Number: 0581-204 Proposed Topgolf Renton www.intertek.com/building Photo 1 – View of north side of subject property, facing north. Photo 2 – View of east side of subject property, facing east. Project Number: 0581-204 Proposed Topgolf Renton www.intertek.com/building Photo 3 – View of south side of subject property, facing south. Photo 4 – View of west side of subject property, facing west. Project Number: 0581-204 Proposed Topgolf Renton www.intertek.com/building Photo 5 – View of north adjoining property, facing northwest. Photo 6 – View of north adjoining property, facing northeast. Project Number: 0581-204 Proposed Topgolf Renton www.intertek.com/building Photo 7 – View of east adjoining property, facing northeast. Photo 8 – View of south adjoining property (utility building), facing east. Project Number: 0581-204 Proposed Topgolf Renton www.intertek.com/building Photo 9 – View of south adjoining property, facing south. Photo 10 – View of west adjoining property, facing west. Project Number: 0581-204 Proposed Topgolf Renton www.intertek.com/building Photo 11 – View of paved areas, west portion of the subject property, facing south. Photo 12 – View of a catch-basin, facing north. Project Number: 0581-204 Proposed Topgolf Renton www.intertek.com/building Photo 13 – View of a monitoring well, north-central portion of the subject property. Photo 14 – View of a monitoring well, north-central portion of the subject property. Project Number: 0581-204 Proposed Topgolf Renton www.intertek.com/building Photo 15 – View of an approximately 20-25-gal steel drum, north-central portion of subject property. Photo 16 – View of exposed soil with limited plant growth near monitoring wells, north-central portion of subject property facing east.