phase i environmental site assessment - loopnet · 2020-02-14 · phase i environmental site...

Phase I Environmental Site Assessment GONZAGA – MATER DEI INSTITUTE

400-424 East Mission Avenue, 1420 North Astor Street, 405-411 East Sinto Avenue, Spokane, Washington

10 January 2020 AGE Project No. 19-4967

PREPARED FOR:

Mr. Nate Greene Gonzaga – Mater Dei Institute

PREPARED BY:

Environmental • Compliance • Industrial Hygiene • Geotechnical

Phone: 800-511-9300 Fax: 888-445-8786

www.advancedgeo.biz

“Working in Partnership with People, Business and the Environment”

http://www.advancedgeo./http://www.advancedgeo./

Phase I Environmental Site Assessment GONZAGA – MATER DEI INSTITUTE

400-424 East Mission Avenue, 1420 North Astor Street, 405-411 East Sinto Avenue, Spokane, Washington

10 January 2020 AGE Project No. 19-4967

Environmental • Compliance • Industrial Hygiene • Geotechnical Phone: 800-511-9300

Fax: 888-445-8786 www.advgeoenv.com

“Working in Partnership with People, Business and the Environment”

PREPARED BY:

________________________________________ Timothy J. Cuellar Senior Geologist

________________________________________ Robert E. Marty President

REVIEWED BY:

_________________________________________ Robert D. Loeffler Senior Geologist/Vice President State of Washington Licensed Geologist No. 2751 Registered Environmental Property Assessor No. 136161

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TABLE OF CONTENTS

SECTION PAGE

EXECUTIVE SUMMARY 1..................................................................................................1.0. INTRODUCTION 3.......................................................................................................

1.1. PURPOSE 3..............................................................................................................1.2. SITE DESCRIPTION 4..............................................................................................

1.2.1. Location and Legal Description 4.......................................................................1.2.2. Site and Vicinity General Characteristics 5.........................................................1.2.3. Current Use of Property 5...................................................................................1.2.4. Proposed Use of Property 5...............................................................................1.2.5. Property Utilities 5...............................................................................................

1.3. DETAILED SCOPE-OF-SERVICES 5.......................................................................1.4. SIGNIFICANT ASSUMPTIONS 5.............................................................................1.5. LIMITATIONS AND EXCEPTIONS 6.........................................................................1.6. SPECIAL TERMS AND CONDITIONS 6...................................................................1.7. USER RELIANCE 7..................................................................................................

2.0. USER PROVIDED INFORMATION 7...........................................................................3.0. RECORDS REVIEW 8..................................................................................................

3.1. HISTORICAL USE INFORMATION 8........................................................................3.1.1. Historical Use Information on Subject Property 8...............................................

3.1.1.1. Sanborn Fire Insurance Maps 8.................................................................3.1.1.2. Aerial Photographs 9..................................................................................3.1.1.3. Historical Topographic Maps 10.................................................................3.1.1.4. Street Directories 10...................................................................................3.1.1.5. Building Department Records 13...............................................................3.1.1.6. Assessor's Records 15...............................................................................3.1.1.7. Previous Phase I and II Environmental Site Assessments 16....................

3.1.2. Historical Use Information on Adjoining Properties 16.......................................3.2. PHYSICAL SETTING 16...........................................................................................3.3. STANDARD ENVIRONMENTAL RECORD SOURCES 18.......................................

3.3.1. SUBJECT PROPERTY DATABASE SEARCH 18...............................................3.3.2. SITE VICINITY DATABASE SEARCH 18............................................................

3.4. ADDITIONAL ENVIRONMENTAL AGENCY RECORD SOURCES 20.....................3.4.1. Additional Subject Property Record Sources 21.................................................3.4.2. Additional Site Vicinity Record Sources 21.........................................................

3.5. PROVIDED SUBJECT PROPERTY RECORDS 21..................................................3.6. VOLATILE ORGANIC COMPOUND VAPOR ENCROACHMENT 22........................

4.0. SITE RECONNAISSANCE 22......................................................................................4.1. METHODOLOGY AND LIMITING CONDITIONS 22................................................4.2. GENERAL SITE SETTING 22...................................................................................4.3. EXTERIOR AND INTERIOR OBSERVATIONS 24....................................................

TABLE OF CONTENTS

SECTION PAGE

5.0. MATERIAL STORAGE 25............................................................................................6.0. INTERVIEWS 25...........................................................................................................7.0. BUSINESS ENVIRONMENTAL RISKS - NON-ASTM SERVICES 25.........................

7.1. MOLD 25...................................................................................................................7.2. ASBESTOS CONTAINING BUILDING MATERIALS 26............................................7.3. LEAD-BASED PAINT 26...........................................................................................7.4. RADON 26................................................................................................................7.5. WETLANDS 27..........................................................................................................7.6. REGULATORY COMPLIANCE 27.............................................................................

8.0. EVALUATION 27..........................................................................................................8.1. DATA GAPS AND LIMITATIONS 27...........................................................................8.2. FINDINGS 28............................................................................................................

8.2.1. Business Environmental Risk 28........................................................................8.2.2. De Minimis Conditions 28...................................................................................8.2.3. Historical Recognized Environmental Conditions 28..........................................8.2.4. Controlled Recognized Environmental Conditions 28.........................................8.2.5. Recognized Environmental Conditions 28..........................................................

9.0. CONCLUSIONS AND OPINION 28.............................................................................10.0. SIGNATURES OF ENVIRONMENTAL PROFESSIONALS 29..................................11.0. QUALIFICATIONS OF ENVIRONMENTAL PROFESSIONALS 29...........................12.0. REFERENCES 29......................................................................................................

FiguresFigure 1 - Location MapFigure 2 - Site Plan

Appendices

Appendix A - Photographs of the Subject PropertyAppendix B - Historical DocumentsAppendix C - Regulatory Records Documentation (with EDR DatabaseSearches)Appendix D - Interview DocumentationAppendix E - Miscellaneous DocumentsAppendix F - Qualifications of the Environmental Professionals

January 10, 2020Project No. 19-4967Page 1

EXECUTIVE SUMMARY

AdvancedGeo, Inc. conducted this Phase I Environmental Site Assessment for theproperty located at 402, 414, 418, 424 East Mission Avenue, 405 and 411 East SintoAvenue and 1420 North Astor Street, Spokane County, Washington (subject propertyor property) in conformance with the scope and limitations of ASTM Standard PracticeE1527-13, the Environmental Protection Agency Standards and Practices for AllAppropriate Inquiries ‘AAI’ (40 CFR Part 312).

PROPERTY USE

The subject properties are located east of North Astor Street, between East MissionAvenue and East Sinto Avenue in the University District of the City of Spokane,Spokane County, Washington. The properties are located immediately north ofGonzaga University and east of North Ruby Street (U.S. 395/U.S. 2). The property iscomprised of seven primary buildings and a garage/storage building. Further propertylocation descriptions, characteristics, improvements and site vicinity characteristics arediscussed below. The property is occupied by The Mater Dei Institute as well as six residential units,affiliated with Gonzaga University. Based on a review of historical documents, the subject property was developed forresidential usage from at late 1890's to the early 1900's. The general residentialbuilding footprints have remained consistent since the early 1900's.

FINDINGS

Based on the standards set by ASTM Standard Practice E1527-13, a recognizedenvironmental condition (REC) is the presence or likely presence of any hazardoussubstances or petroleum products in, on, or at a property: (1) due to release to theenvironment; (2) under conditions indicative of a release to the environment; or (3)under conditions that pose a material threat of a future release to the environment.Conditions that are determined to be de minimis, which do not present a threat tohuman health or the environment and that generally would not be the subject of anenforcement action if brought to the attention of appropriate governmental agencies,are not recognized environmental conditions. Conditions that are considered BusinessEnvironmental Risk include the presence of asbestos-containing materials, lead-basedpaint, mold or moisture conditions, or non-hazardous regulated materials. The standard further identifies historical RECs and controlled RECs. An historical REC(HREC) is a past release of any hazardous substances or petroleum products that hasoccurred in connection with the property and has been addressed to the satisfaction ofthe applicable regulatory authority or meeting unrestricted use criteria established by aregulatory authority, without subjecting the property to any required controls. Acontrolled REC (CREC) is a REC resulting from a past release of hazardoussubstances or petroleum products that has been addressed to the satisfaction of theapplicable regulatory authority, with hazardous substances or petroleum productsallowed to remain in place subject to the implementation of required controls. The following findings are differentiated below as Business Environmental Risks andde minimis conditions unlikely to be subject to government enforcement, HRECs,CRECs and RECs.

January 10, 2020Project No. 19-4967Page 2 BUSINESS ENVIRONMENTAL RISKS This assessment has revealed no evidence of potential Business Environmental Risksin connection with the subject property, except for the following:

• The existing subject property structures were constructed prior to the 1970's.Based on the age of the buildings, the presence of asbestos containing materialsand lead based paint is possible. If any renovation or demolition is planned, AGErecommends performance of a full surveys by licensed consultants.

DE MINIMIS CONDITIONS This assessment revealed no evidence of potential or de minimis conditions inconnection with the subject property. HISTORICAL RECOGNIZED ENVIRONMENTAL CONDITION This assessment has revealed no evidence of HRECs in connection with the subjectproperty. CONTROLLED RECOGNIZED ENVIRONMENTAL CONDITION This assessment has revealed no evidence of CRECs in connection with the subjectproperty. RECOGNIZED ENVIRONMENTAL CONDITIONS This assessment has revealed no evidence of RECs in connection with the subjectproperty.

CONCLUSIONS AND OPINION

AdvancedGeo, Inc. has performed a Phase I Environmental Site Assessment inconformance with the scope and limitations of ASTM Practice E1527-13, US-EPA AAIfor the property located at 402, 414, 418, 424 East Mission Avenue, 405 and 411 EastSinto Avenue and 1420 North Astor Street, Spokane, WA. It is the opinion of theenvironmental professionals that the findings and conclusions presented in this reportare reasonable and prudent, given the evidence as presented. AGE did not identify anyREC’s on the subject property during the course of the Phase I. AGE has norecommendations for additional investigations at the subject property at this time.


1.0. INTRODUCTION

AdvancedGeo, Inc. (AGE) has been retained by Gonzaga - Mater Dei Institute toperform a Phase I Environmental Site Assessment (Phase I) of the properties locatedat 402, 414, 418, 424 East Mission Avenue, 1420 North Astor Street, 405 and 411 EastSinto AvenueSpokane , Spokane County, Washington (hereafter referred to as subjectproperty or property). The Phase I was performed in conformance with the scope andlimitations of ASTM Standard Practice E1527-13, the Environmental Protection AgencyStandards and Practices for ‘All Appropriate Inquiries (AAI)’ (40 CFR Part 312). ThePhase I is designed to provide the Client (user) with an assessment concerningenvironmental conditions (limited to those issues identified in the report) as they existat the subject property.

1.1. PURPOSE

The purpose of the Phase I is to identify and assess environmental characteristics ofthe subject property that could lead to liability in the event of ownership, that couldhave a potential impact on property value or that could impact the present or future useof the subject property. The purpose of ASTM Standard Practice E1527-13 and USEPA AAI is to define goodcommercial and customary practice for conducting an environmental site assessmentof a parcel of commercial real estate with respect to the range of contaminants withinthe scope of the Comprehensive Environmental Response Compensation and LiabilityAct (CERCLA) and petroleum products. As such, this practice is intended to permit auser to satisfy one of the requirements to qualify for the innocent landowner,contiguous property owner, or bona fide prospective purchaser limitations on CERCLAliability: that is, the practice that constitutes all appropriate inquiries into the previousownership and uses of the property consistent with good commercial and customarypractice as defined at 42 U.S.C. §9601(35)(B). An evaluation of businessenvironmental risk associated with a parcel of commercial real estate may necessitateinvestigation beyond that identified in this practice (based on ASTM PracticeE1527-13). The goal of ASTM Standard Practice E1527-13 is to identify recognized environmentalconditions (RECs) in connection with the subject property. A REC is defined as thepresence or likely presence of any hazardous substances or petroleum products in, on,or at a property: (1) due to release to the environment; (2) under conditions indicativeof a release to the environment; or (3) under conditions that pose a material threat of afuture release to the environment. Conditions that are determined to be de minimis,which do not present a threat to human health or the environment and that generallywould not be the subject of an enforcement action if brought to the attention ofappropriate governmental agencies, are not recognized environmental conditions. The standard further identifies historical RECs and controlled RECs. An historical REC(HREC) is a past release of any hazardous substances or petroleum products that hasoccurred in connection with the property and has been addressed to the satisfaction ofthe applicable regulatory authority or meeting unrestricted use criteria established by aregulatory authority, without subjecting the property to any required controls. Acontrolled REC (CREC) is a REC resulting from a past release of hazardoussubstances or petroleum products that has been addressed to the satisfaction of theapplicable regulatory authority, with hazardous substances or petroleum productsallowed to remain in place subject to the implementation of required controls.


1.2. SITE DESCRIPTION

The subject properties are located east of North Astor Street, between East MissionAvenue and East Sinto Avenue in the University District of the City of Spokane,Spokane County, Washington. The properties are located immediately north ofGonzaga University and east of North Ruby Street (U.S. 395/U.S. 2). The property iscomprised of seven primary buildings and a garage/storage building. Further propertylocation descriptions, characteristics, improvements and site vicinity characteristics arediscussed below.

1.2.1. Location and Legal Description

The subject property location can be identified as the following:

Site Address(es) 1) 402 East Mission Avenue

2) 414 East Mission Avenue



5) 405 East Sinto Avenue

6) 411 East Sinto Avenue

7) 1420 North Astor Street

Assessor's Parcel

Number(s) (APN)

1) 35172.0305

2) 35172.0304

3) 35172.0303

4) 35172.0302

5) 35172.0307

6) 35172.0308

7) 35172.0306

Property Owner Mater Dei Institute

Land Use Type Residential

Zoning Not Listed

Legal Description 402 E. Mission Ave: SINTO 2ND N92FT OF L5&A B20

414 E. Mission Ave: SINTO 2ND L4 B20



405 E. Sinto Ave: SECOND SINTO ADD LT B & LT 6 BKL 20

411 E. Sinto Ave: SINTO 2ND L7 B20

1420 N. Astor St: SINTO 2ND S50FT L5&A B20

Size of Property 1) 0.21 Acres

2) 0.16 Acres

3) 0.16 Acres

4) 0.16 Acres

5) 0.33 Acres

January 10, 2020Project No. 19-4967Page 5 Size of Property 6) 0.16 Acres

7) 0.11 Acres

The parcel map and owner information were obtained from the Spokane CountyAssessor's Office webpage. Copies of the parcel map and the owner information areprovided in Appendix B.

1.2.2. Site and Vicinity General Characteristics

The subject property is located within a residential area of the City of Spokane,Spokane County, Washington. Figure 1 shows the setting of the subject property (7.5Minute United States Geological Survey [USGS] Topographic Series, Spokane NWQuadrangle, Washington). Photographs of the subject property are provided inAppendix A.

1.2.3. Current Use of Property

The property is occupied by The Mater Dei Institute as well as six residential units,affiliated with Gonzaga University.

1.2.4. Proposed Use of Property

It is AGE’s understanding that the proposed future property use is single-family andmulti-family residential.

1.2.5. Property Utilities

Current and known historic utilities serving the subject property are summarized in thefollowing table:

Potable Water Source City of Spokane

Sanitary Sewer Utility City of Spokane

Storm Drain Utility City of Spokane

Electric Utility Avista

Natural Gas Utility Avista

1.3. DETAILED SCOPE-OF-SERVICES

Except where identified in Section 8.1., the scope of work for this Phase I conforms toASTM Standard Practice E1527-13 and the USEPA AAI (40 CFR Part 312). Anyadditional User requested scope of services are discussed in Section 7.0.

1.4. SIGNIFICANT ASSUMPTIONS

Our professional services were performed using that degree of care and skill ordinarilyexercised by environmental consultants practicing in this or similar fields. Findingswere based mainly upon examination of historical records, maps, aerial photographsand government agency lists, on a site reconnaissance visit, and on information

January 10, 2020Project No. 19-4967Page 6 obtained during personal interviews with persons of long term familiarity with thesubject property as specified in ASTM E1527-13 and the USEPA AAI. Hazardouswaste site lists presented in this report represents only a search of specific governmentrecords as listed below. AGE is aware additional government records may exist. Itshould be noted that government agencies often do not list all sites with environmentalcontamination or that the list could be inaccurate and/or incomplete. Groundwater flow and depth to groundwater, unless otherwise specified by on-site welldata, or well data from adjacent sites, are assumed based on geologic interpretationsfrom available sources. AGE assumes the property has been correctly and accuratelyidentified by the client, designated representative of the client, property contact,property owner, and property owner’s representatives.

1.5. LIMITATIONS AND EXCEPTIONS

Property conditions, as well as local, state, tribal and federal regulations can changesignificantly over time. Therefore, the recommendations and conclusions presented asa result of this study apply strictly to the environmental regulations and propertyconditions existing at the time the study was performed. Available information hasbeen analyzed using currently accepted assessment techniques and it is believed thatthe inferences made are reasonably representative of the property. AGE makes nowarranty, expressed or implied, except that the services have been performed inaccordance with generally accepted environmental property assessment practicesapplicable at the time and location of the study. Considerations identified as beyond the scope of an ASTM Phase I that may affectbusiness environmental risks at a property include the following: asbestos-containingmaterials (ACMs); biological agents; cultural and historic resources; ecologicalresources; endangered species; health and safety; indoor air quality unrelated toreleases of hazardous substances or petroleum products into the environment;industrial hygiene; lead-based paint (LBP); lead in drinking water; mold; radon;regulatory compliance; and wetlands. These environmental issues may warrantassessment based on the type of property or transaction, however, they areconsidered non-scope issues under ASTM Practice E1527-13. Any addition ofnon-scope items must be agreed upon between the user and AGE prior to initiation ofthe Phase I. The Phase I Environmental Site Assessment is not, and should not be construed as, awarranty or guarantee about the presence or absence of environmental contaminantsthat may affect the property. Neither is the assessment intended to assure clear title tothe property in question. The sole purpose of investigation into property title records isto ascertain a historical basis of prior land use. All findings, conclusions, andrecommendations stated in this report are based upon facts, circumstances, andindustry-accepted procedures for such services as they existed at the time this reportwas prepared (i.e., federal, state, and local laws, rules, regulations, market conditions,economic conditions, political climate, and other applicable matters). All findings,conclusions, and recommendations stated in this report are based on the data andinformation provided, and observations and conditions that existed on the date andtime of the property visit.

1.6. SPECIAL TERMS AND CONDITIONS

There were no special terms or conditions, agreed upon by the environmentalprofessional, beyond the initial agreed upon scope of work, used in preparation of thisreport.


1.7. USER RELIANCE

Conclusions and recommendations in this report are based on findings regardinghistorical use of the site, and on features noted during the site reconnaissance. Theabsence of any potential gross contamination sources, historic or present, does notnecessarily imply that the site is free of any contamination. This report only representsa ‘due diligence’ effort as to the current environmental status of the site. No otherwarranty, expressed or implied, is made as to the professional recommendationscontained in this report.

2.0. USER PROVIDED INFORMATION

According to the ASTM Standard E1527-13 and the USEPA AAI, in order to qualify forone of the Landowner Liability Protections (LLPs) to CERCLA liability offered by theSmall Business Liability Relief and Brownfields Revitalization Act of 2001, the client(user) must provide to the environmental professional the following information (ifavailable) in relation to the subject property:

Title Records A review of Title Records was not requested by the user.

Environmental Liens or

Activity and Use

Limitations

An environmental lien or AUL's (activity and usage limitations) search was not

requested by the user.

Specialized Knowledge AGE was not provided any specialized knowledge by the user and does have

not any specialized knowledge of this property outside of what is contained in

this report. The property ownership and tenants as well as all individuals who

were interviewed as part of this investigation, have not reported any

specialized knowledge of this property outside of what is contained in this

report.

Commonly Known or

Reasonably

Ascertainable Information

The user provided no commonly known or reasonably ascertainable

information available within the local community about the subject property

that is material to recognized environmental conditions in connection with the

property.

Valuation Reduction for

Environmental Issues

No property valuation reduction related to environmental issues or concerns

was reported by the user.

Owner, Property

Manager, and Occupant

Information

No written or verbal communication with the property owner, manager and/or

occupant revealed any information which suggested that there are currently or

historically any recognized environmental conditions associated with the

subject property not noted in this assessment.

Reason for Performing

Phase I

Potential property transaction

Other No modifications to the ASTM E1527-13 standard scope-of-services were

requested by the user for special circumstances that might be encountered at

the subject property. Any additional user requested scope of services are

discussed in Section 7.0.

January 10, 2020Project No. 19-4967Page 8 Failure to provide the above information could result in a determination that ‘allappropriate inquiries’ are not complete. Additional items should be collected, ifavailable, and provided to AGE.

3.0. RECORDS REVIEW

The purpose of obtaining and reviewing subject property and site vicinity historical,physical setting, and regulatory records is to help identify recognized environmentalconditions in connection with the subject property.

3.1. HISTORICAL USE INFORMATION

The objective of consulting historical sources for a Phase I is to develop a history ofprevious uses of the property and surrounding area to help identify the likelihood ofpast uses having led to recognized environmental conditions with respect to theproperty. All obvious uses shall be identified from the present to the property’s firstobvious developed use, or back to 1940, whichever is earlier. Review of standardsources at less than five year intervals is not required.

3.1.1. Historical Use Information on Subject Property

Subject property history was researched by reviewing historical Sanborn FireInsurance Maps, aerial photographs, topographic maps, telephone directoryinformation, the Building Dept name records, and the Spokane County Assessor’sOffice records. Based on a review of historical documents, the subject property was developed forresidential usage from at late 1890's to the early 1900's. The existing residentialbuildings have been located at the site since the early 1900's. In summary, review of the historical documents revealed no features on the subjectproperty of environmental concern. Representative historical records are providedwithin Appendix B.

3.1.1.1. Sanborn Fire Insurance Maps

Sanborn Fire Insurance maps were developed in the late 1800s and early 1900s foruse as an assessment tool for fire insurance rates in urbanized areas but are nowutilized as a valuable source of historical and environmental risk information. EDRowns the largest collection of Sanborn Fire Insurance Maps. AGE requested EDR toprovide any Sanborn Fire Insurance Maps that might cover the subject property.Sanborn maps from the years 1891, 1902, 1910, 1950, 1952, 1957, 1959, 1960, 1965,1968, 1969, 1970 and 1980 were reviewed. The following is AGE's review of theSanborn Maps.

Year(s) Subject Property Surrounding Area

1891 No coverage for the subject property. No coverage to the North, South, East or

West. However, the parcels to the northwest

depict parcels developed with 1.5-story and

2-story buildings.



1902 Five parcels developed with residential

dwellings (402, 414 E. Mission Avenue,

1420 N. Astor Street, 403, 411 E. Sinto

Avenue).

Mission Avenue to the north, Sinto Avenue

to the south, Astor Stree to the west and

Addison Street to the east. Residential

buildings located further north, south, east

and west.

1910 Six parcels developed with residential

dwellings (402, 414, 418 E. Mission Avenue,

1420 N. Astor Street, 403, 411 E. Sinto

Avenue).





and west.

1950, 1952, 1957,

1959, 1960, 1965,

1968, 1969, 1980

Seven parcels developed with residential

dwellings and detached garages (402, 414,

418, 424 E. Mission Avenue, 1420 N. Astor

Street, 403, 411 E. Sinto Avenue).

Two-story apartment building identified at

418 E. Mission. A Sister's

Residence/Covenant was identified at 403

E. Sinto.





and west.

A review of historical Sanborn Fire Insurance Maps did not reveal any items ofenvironmental concern in connection with the subject property.

3.1.1.2. Aerial Photographs

AGE reviewed aerial photographs of the subject property and surrounding area thatwere provided by EDR as well reviewed online (Google Earth) for the years 1938,1946, 1953, 1962, 1972, 1977, 1982, 1991, 1995, 2002, 2003, 2005, 2006, 2009,2011, 2013, 2015, 2016, 2017, 2018 and 2019. The following is a summary of ourreview of the aerial photographs:


1938, 1946, 1953,

1962, 1972, 1977,

1982, 1991, 1995,

2002, 2003, 2005,

2006, 2009, 2011,

2013, 2015, 2016,

2017, 2018 and 2019

The subject property (SP) contains at least

seven (7) residential dwellings. An alleyway

is located in the middle of the subject

property which connects to Addison Street

and Astor Street.

Mission Avenue borders the subject property

(SP) to the north, Astor Street toward the

west, and Sinto Avenue toward the south.

Residential properties are located further

north, south, east and west.

A review of historical aerial photographs did not reveal any items of environmentalconcern in connection with the subject property.


3.1.1.3. Historical Topographic Maps

AGE reviewed historical topographic maps of the subject property and surroundingarea that were supplied by EDR for the years 1901, 1911, 1950, 1963, 1973, 1974,1986 and 2014. The following is a summary of our review of the topographic maps:


1901, 1911 No features were evident on the subject

property.

Roadways bordered the north, south and

west of the subject property (SP).

Residential properties were located further

north, south, east and west of the SP.

1950, 1963, 1973,

1974, 1986, 2014

No features were evident on the subject

property.

Mission Avenue is located north of the

subject property (SP); Astor Street is located

west of the SP; an unmarked roadways

borders the SP to the south. St. Aloysius

school is located further northeast, Webster

School further southeast and Gonzaga

University further south-southeast. Gonzaga

River is depicted approximately 1/2 mile

further south of the SP.

A review of historical topographic maps did not reveal any items of environmentalconcern in connection with the subject property.

3.1.1.4. Street Directories

AGE requested that EDR provide a review of city and street directories to determinethe occupancy history of the property for the years 1964, 1967, 1970, 1975, 1980,1984, 1989, 1992, 1995, 2000, 2005, 2010 and 2014. The following is a summary ofthe city directory search:

Year(s) Directory Listing Summary

2014 414 E. Mission Ave - Guoming Chen

418 E. Mission Ave - Rosalyn R Helton, Diane Imes

405 E. Sinto Ave - Jean Guibi

411 E. Sinto Ave - Phillip Drees, Chui Pak

1420 N. Astor St - Mater Dei

2010 414 E. Mission Ave - Guoming Chen, Charles Braunger, Josh Czoski, Jason Hiner,

John Troman, Jian Yin

418 E. Mission Ave - Rosalyn R Helton, Haruko Aoki, Leah Davis, H Lu, Wenshu

Tsai

424 E. Mission Ave - Chenyu Nan, Linda Olson, Juliet Padernal

405 E. Sinto Ave - Mater Dei Institute



411 E. Sinto Ave - Sarra Arras, Shizuko Kogawa

1420 N. Astor St - Mater Dei, Scarlett Smallwood

2005 402 E. Mission Ave - Bob Troman

414 E. Mission Ave - JG Fyffe, Jason Hiner, Hideki Taguchi, John Troman,

418 E. Mission Ave - Haruko Aoki, H Liu, Wenshu Tsai, Miho Asahi, Eri Kato, Lee

Price, R. Sippel, Yukari Yasuda

424 E. Mission Ave - Rosemarie Krebbs, CA Lindsey, Quyen Phan, Jennifer

Scarpaci

405 E. Sinto Ave - Mater Dei Institute, Jeff Brown, Jui Chang, Marco Cristerna, Leon

Desjardais, Theordore Fisher, Dan Galbreath, Don Graham, Brad Jarvis, Jaeyong

Ko, Richard Mayo, Robert Morgan, Ching Ni, Gaurav Sharma, John Uggetti, Brian

Unthank

411 E. Sinto Ave - Sarra Arras, Shizuko Kogawa

1420 N. Astor St - Mater Dei, Genevra Cavanaugh, John Ennis, Marcella Garza, Lisa

Webster

2000 402. E. Mission Ave - Bob Troman

414 E. Mission Ave - Hiner Jonas, Nate Meyers

418 E. Mission Ave - Gina Costello, Li Ge, X Hu, Akiko Kohara, H Kou, Robyn

Russell, M Susantio, Yong Zhang

424 E. Mission Ave - G Colina, Lydia Hales, R Muchaunguzi

405 E. Sinto Ave - Mater Dei Seminary

411 E. Sinto Ave - Kyle Bergstedt, Eric Gorger, JC Nardo, Kyle Perkins, Ronald

Sthilaire, Brian Werst

1420 N. Astor St - Bob Leblanc, A Lulanga, Timothy Marzen, Philip Mbeta, James

Morgante

1995 402 E. Mission Ave - William Zeck

414 E. Mission Ave - Edward Masuako, William Miller

418 E. Mission Ave - D. Fung, Mark Grossman, Akie Minami, David Stoetzel, Jody

Tschritter

405 E. Sinto Ave - Leon Desjardais, E.Faidi, Oscar Figueroa, Danilo Grajales, Paul

Vevik

411 E. Sinto Ave - Cory Harbour, Chinami Ito, Stan Weisbeck, Kiyoaki Yoshida

1420 N. Astor St- Ning Jin, Thuan Mai, Tobin Marsh

1992 402 E. Mission Ave - William Zeck

414 E. Mission Ave - Kerry Crowley, Raymond Seaman

418 E. Mission Ave - Jeanne Carrol, Terry Fortin, Tina Johansen, M.Kingsmith, S.

Smelcer, David Stoetzel, Y. Takenaka, Lily Watson, Hongola Yoon

405 E. Sinto Ave - Leon Desjardais, Ron Eberley, James Radloff, Robert Vansickler

411 E. Sinto Ave - Karl Hageman, Ken Knapp, Momoyo Komoto, Rie Miyamoto,



Katrina Shahan, Kiyoaki Yoshida

1420 N. Astor St - Samuel Molefe, Todd Norquist

1989 402 E. Mission Ave - W.Zeck

414 E. Mission Ave - Daigle House (Dormitory), Gary Logan

418 E. Mission Ave - Maria Villa (Dormitory), Nolden

424 E. Mission Ave - Donald Rockstrom

405 E. Sinto Ave - Mater Dei Institute, Ron Eberly

411 E. Sinto Ave - Lisa Chiaramonte, Michelle Hardison, Naomi Leiserson,

S.Maginn, Emiio Araki, Imtiaz Haa, Dale Ladenburg

1420 N. Astor St - David Lorhan

1984 402 E. Mission Ave - W. Zeck

414 E. Mission Ave - Smeads

418 E. Mission Ave - Gonzaga University

424 E. Mission Ave - Margaret Rockstrom

405 E. Sinto Ave - Mater Dei Institute

411 E. Sinto Ave - Terry Beasley, Mark Lapham, Dede Dolezal, Jim D'aboy, Andrew

Pasma, Irene Ringwood, Brenda Guinn

1980 402 E. Mission Ave - W.Zeck

418 E. Mission Ave - Maria Villa Res. Hall (Gonzaga University)

424 E. Mission Ave - Margaret Rockstrom

405 E. Sinto Ave - Sisters of the Holy Names of Jesus and Mary

411 E. Sinto Ave - L. Taplin, L. Steward, J.Sattler, T. Foss

1420 N. Astor St - Cath. McCanna

1975 402 E. Mission Ave - Mary Van Slatte

414 E. Mission Ave - Ben Smead

418 E. Mission Ave - Donald Showalter

424 E. Mission Ave - Marg. Rockstrom


411 E. Sinto Ave - Rich. Stewart

1420 N. Astor St - Cath. McCanna

1970 402 E. Mission Ave - Helen Conway

414. E. Mission Ave - Ben Smead


424 E. Mission Ave - Marg. Rockstrom


411 E. Sinto Ave - J. Sanders

1420 N. Astor St - Eliz. Sullivan, Kath. McCanna



1967 402 E. Mission Ave - Helen Conway, Loretta Howard



424 E. Mission Ave - Walter Rockstrom


1420 N. Astor St - McCana

1964 402 E. Mission Ave - Helen Conway



424 E. Mission Ave - Walter Rockstrom

405 E. Sinto Ave - St Aloysius Sisters Residence, Sisters of the Holy Names of

Jesus and Mary

411 E. Sinto Ave - LeRoy Kinnie

1420 N. Astor St - Marie Higley, McCanna

A review of historical telephone directory listings of the subject property address didnot reveal any items of environmental concern.

3.1.1.5. Building Department Records

A review of City of Spokane Building Department records are summarized in thefollowing table:

Address Year(s) Summary

402 E. Mission Avenue 1998

1980

1978

1977

1971

1927

1918

1914

1897

Mechanical Permit B9805588: Remodel Gas BBQ & Pipe

Fixture Permit 38442

Electric Permit B6693: Heater Wiring Repairs

Mechanical Permit 30699: Pressure Test Gas Line

Electrical Permit 0219: Alterations to 100 Amp Service

Mechanical Permit 11251: Remove/Replace Oil Furnace

Electrical Permit 29327: Installed 275-gal Furnace

Electrical Permit 33033: Installed Single Phase Service

Mechanical Permit 16558: Install Gas Furnace

Permit 1275: Permission to Connect to City Water Main

Permit 16918: Water Meter Installation

414 E. Mission 1998

1995

1972

1938

1918

Electrical Permit B9800884: Add/Alter Circuits & Panel

Mechanical Permit B9800843: Remodel Gas Furnace & A/C

Plumbing Permit B9800848: Replace Drain Fixture

Remodel Permit B9800257: Kitchen Remodel

Remodel Permit B9510593: Replace Roof



1910

1897

Fixture Permit 21112

Electrical Permit A16506: Wiring Oil Burner

Building Permit 54861: Garage Frame

Mechanical Permit 26426: Replace Furnace

Mechanical Permit 41499: Replace Gas Heater

Building Permit 77684: Add Partitions on 2nd Floor

Permit 1507: Permission to Connect to City Water Main

Permit 15669: Water Meter Installation


1999

1979

1978

1977

1974

1965

1962

1955

1951

Remodel Permit B0611820: Roof Repairs/Resheath

Mechanical Permit B9903554: Gas Furnace, Pipe & A/C Repairs

Electrical Permit 683316: Wiring to Heater

Electrical Permit B38994: 100 Amp Service

Mechanical Permit 24172: Convert Burner

Mechanical Permit 31293: Replace Heater

Electrical Permit 24822: Alter to 200 Amp Service

Mechanical Permit: Install Gas Boiler

Building Permit 21860: Add 6 bedrooms + 2 bathrooms

Plumbing Permit 13113: Plumbing to bath tubs, sinks, basin

Electrical Permit 30134: Altered 200 AMP Service

Electrical Permit 32689: Altered 400 AMP Service


1990

1981

1980

1976

1955

1953

1951

1949

1932

Electrical Permit B1111233: Reroute Garage Feed

Remodel Permit B1111064: Roof Repairs/Resheath

Building Permit 40269: Install Fireplace

Building Permit 97796: Install Parking Garage

Electrical Permit A0953: Install Range-Heater

Electrical Permit B5915: Install Light Fixtures

Electrical Permit B25774: Install Motor

Electrical Permit B41617: Install 100AMP service to dryer

Electrical Permit 16739: Install 200 AMP Service to Heater

Mechanical Permit 8830: Install A/C

Electrical Permit 18400: Electrical to A/C

Building Permit: Siding Repairs

Mechanical Permit 8101160011: Replace Oil Furnace with Gas

Building Permit: Finish upstairs into 1 large room/bathroom

405 E. Sinto Avenue 2015

2013

2007

1996

1989

Boiler Operating Permits B16B01976, B16B01979, B16B10597,

B16B19437, B14B01976, B14B01979, B14B10597, B14B19437,

B12B19437, B12B01976

Mechanical Permit B1303346: Install Gas Water Heater

Electrical Permit B0713420: Wire New Boiler



Electrical Permit B9600613: Change 200 AMP Service

Boiler Permit 2-87--2-89

411 E. Sinto Avenue 2009

2011

1978

1977

1970

1948

1923

1911

Mechanical Permit B1107985: Replace Electric Water Heater

Plumbing Permit B1107984: Remodel Electric Water Heater

Electrical Permit B0901499: Alter Attic Lighting & Install Smoke

Detectors

Remodel Permit B0900829: Roof Repairs, Drywall & Insulation

Electric Permit 27258: Install Light Fixtures

Electric Permit A71300: Wiring to Range/Heater

Plumbing Permit A10723: Install Bath Tub, Wash Basin

Building Permit 21251: Install Parking Garage

Plumbing Permit 11109: Install Bath Tubs/Sinks, Wash Basins

Demolition Permit 17654: demolish 1980 sq ft

Electric Permit 25508: Install 400 AMP Service

Certificate of Occupancy (1978)

Building Permit 18375: 7-Unit Apartment

1420 N. Astor Street 2016

2010

1996

1976

1952

1951

Street Obstruction Permit P16057080: Gas Repairs in Alley

Mechanical Permit B9611694: Replace Gas Furnace

Electrical Permit B9611628: Rewire Existing Structure

Mechanical Permit B9610803: Install Gas Water Heater

Plumbing Permit B9610607: Install Plumbing

Remodel Permit B9610607: 2-Story Addition

Remodel Permit B9610511: 2-story Addition

Gas Line Permit 3371: Pressure Test

Electric Permit 01470: Install Light Fixtures

Mechanical Permit B13110: Repairs to Oil Burner

Electrical Permit 19616: Gas Conversion 24 transformer

Mechanical Permit 9174: Convert Gas Burner

A review of historical public building of the subject property address did not reveal anyitems of environmental concern.

3.1.1.6. Assessor's Records

A review of Spokane County Assessor’s records are summarized in the following table:

Year(s) Summary

1889 414 E. Mission Ave: Construction of a 2,156-square foot, 2-bedroom/2-bath

residential duplex.


Year(s) Summary

1900 402 E. Mission Ave: Construction of a 1,913-square foot residential

2-story/2-bath/5-bedroom dwelling.

1420 N. Astor St: Construction of a 1,419-square foot residential



1.5-story/1-bath/3-bedroom dwelling.



1933 1420 N. Astor St: Construction of a 360-sq. ft. detached parking garage.

1939 414 E. Mission Ave: Construction of a 414-sq. ft. detached parking garage.



1950 405 E. Sinto Ave: Construction of a 5,765-square foot residential 2-story dormatory.

1977 411 E. Sinto Ave: Construction of a 1,536-square foot residential 2-story apartment..

1978 418 E. Mission Ave: Construction of a 792-square foot, 2-bedroom/2-bath residential

duplex.

A review of historical assessor’s records of the subject property address did not revealany items of environmental concern.

3.1.1.7. Previous Phase I and II Environmental Site Assessments

No previous Phase I or II Environmental Site Assessments were provided to AGE bythe user and/or property owner during the course of this Phase I.

3.1.2. Historical Use Information on Adjoining Properties

Historical use of immediately adjoining properties to the north, south, east and westhas been developed for residential purposes since the early 1900's.

Historical uses of adjoining properties do not appear to be of environmental concern tothe subject property.

3.2. PHYSICAL SETTING

Geology The subject property is situated within the Hillyard Trough, a deep pre-glacial valley

that is located immediately adjacent to bedrock highlands to the east (little Baldy

Orchard Prairie) and west (Five Mile Prairie). The highlands consist of a pre-Tertiary

undifferentiated plutonic and metamorphic basement complex that is overland by the

Miocene Lata Formations, a lacustrine and fluvial formation, that is interbedded with

the Miocene Yakima Basalt. The Hillyard Trough is a glacially carve valley that is

filled with Pleistocene glacio-fluvial deposits. The glacio-fluvial deposits consist

January 10, 2020Project No. 19-4967Page 17 Geology mainly of bedded sand and gravel with minor amounts of silts, clays and glacial till.

The glacio-fluvial deposits are as thick as 700 feet in the Hillyard Trough (USGS,

1969).

Hydrology The subject property is located on the border of the Little Spokane River Basin and

the Spokane Valley-Rathdrum Prairie aquifer. This includes 679 square miles in

northeastern Washington State covering parts of Spokane, Stevens and Pend Oreille

Counties. The groundwater system consists of unconsolidated sedimentary deposits

and isolated, remnant basalt layers overlaying crystalline bedrock. The

Hydrogeologic framework consists of eight Hydrogeologic units: the upper aquifer,

upper confining unit, lower aquifers, lower confining unit, Wanapum basalt unit, Latah

unit, Grande Ronde basalt unit, and bedrock. The upper aquifer is composed mostly

of sand and gravel and varies in thickness with an average thickness of 70 feet. The

upper confining unit is consisted mostly of silts and clays making it have

low-permeability with an average thickness of 100 feet. The lower aquifers unit

consists of localized lenses consisting mostly of sand that occur at depth in various

places in the basin with an average thickness of 50 feet. The lower confining aquifer

consists of mostly silts and clay making it have low-permeability. Average thickness

is 130 feet. The Wanapum basalt unit includes the Wanapum Basalt of the Columbia

River Basalt Group, thin sedimentary interbeds and in some place overlying loess.

The average thickness is 60 feet. The Latah unit consists of silt, clay and sands

making it mostly have low-permeability with an average thickness of 250 feet. The

Grande Ronde unit includes the Grande Ronde Basalt of the Columbia River Basin

Group and sedimentary interbeds with an average thickness of 140 feet.

According to the USGS published document, Ground-Water Flow Model for the

Spokane Valley-Rathdrum Prairie Aquifer, Spokane County, Washington, and Bonner

and Kootenai Counties, Idaho, groundwater in the Spokane Aquifer flows to the

general west in the vicinity of the subject property. Groundwater is found at depths

between approximately 20 to 25 feet below surface grade.

Topography The property is located at an elevation of approximately 1,914 feet above mean sea

level (MSL), in an area of low topographic relief. Regional slope of the area is toward

the general south-southwest.

Surface Soils EDR provides a report listing dominant soil composition in the general area of the

subject property based on information from the United States Department of

Agriculture's Soil Conservation Service STATSGO (State Soil Geographic Database)

soil maps. Soil surface texture at the subject property consists of soil identified as

AVONVILLE a fine gravelly silt loam in the Class B Hydrogeologic Group which

includes moderate infiltration rates. Corrosion potential of this soil for uncoated steel

is moderate.

January 10, 2020Project No. 19-4967Page 18 Surface Water

Features

There are no surface water features on the subject property. The nearest surface

water feature in the vicinity of the subject property is an unnamed pond at a former

gravel pit, located approximately 800 feet southeast of the property.

Flood Zone The EDR database report shows that the subject property is not located within either

a 100-year or 500-year Flood Zone. This data, available in select counties across the

country, was obtained by EDR from the Federal Emergency Management Agency

(FEMA) which has maps depicting FEMA-defined 100-year and 500-year flood

zones.

Wetlands The EDR database report shows that the subject property is not located within the

National Wetlands Inventory. This data, available in select counties across the

country, was obtained by EDR from the U.S. Fish and Wildlife Service.

3.3. STANDARD ENVIRONMENTAL RECORD SOURCES

A computer search of federal, state and regional regulatory agency databases wasperformed by Environmental Data Resources Inc. (EDR), a data retrieval company, toidentify and locate properties in areas of concern that have been reported as sitesknown or suspected to contain underground storage tanks, or to have been the sceneof hazardous materials spills. Additionally, sites permitted to manufacture, utilize,generate, store, treat or dispose of hazardous materials and/or hazardous wastes areidentified and located. A list and description of databases investigated, in compliancewith ASTM E1527-13 and USEPA AAI, is included in EDR Report provided inAppendix C.

3.3.1. SUBJECT PROPERTY DATABASE SEARCH

The property addresses 1420 North Astor Street , Spokane, Washington, were notlisted on any governmental databases within the EDR Report.

3.3.2. SITE VICINITY DATABASE SEARCH

Sites with recognized environmental conditions surrounding the subject property aretypically of concern to the subject property when they are located in an up-gradientdirection from the property with respect to the ground water flow direction. Typically,groundwater would represent the migration medium for contaminants over significantdistances. Sites located in equi-gradient or down-gradient directions from the subjectproperty are less likely to impact the subject property. AGE retained EDR to provide current regulatory database information compiled by avariety of federal and state regulatory agencies. A copy of the complete database isincluded in Appendix C. The following information was obtained:

Regulatory Agency

Database

Appropriate Minimum

Search Distance (AMSD)

Number of Sites within

AMSD

National Priority List 1 0

National Priority List Deletions 1 0

RCRA - Treatment, Storage and

Disposal

0.5 0


Regulatory Agency

Database

Appropriate Minimum



AMSD

RCRA - Large Quantity Generators 0.25 1

RCRA - Small Quantity Generators 0.25 0

Emergency Response Notification

System

0.001 0

Hazardous Materials Information

Reporting System

0.001 0

A Listing of Brownfields Sites 0.5 0

Superfund (CERCLA) Consent

Decrees

1 0

Toxic Chemical Release Inventory

System

0.001 0

FIFRA/ TSCA Tracking System -

FIFRA (Federal Insecticide,

Fungicide, & Rodenticide Act)/TSCA

(Toxic Substances Control Act)

0.001 0

CERCLA Lien Information 0.001 0

PCB Activity Database System 0.001 0

Clandestine Drug Labs 0.001 0

Superfund Enterprise Management

System

0.5 0

MSHA Violation Assessment Data 0.25 0

PCB Transformer Registration

Database

0.001 0

Underground Storage Tank Listing 0.25 0

FIFRA/ TSCA Tracking System -

FIFRA (Federal Insecticide,

Fungicide, & Rodenticide Act)/TSCA

(Toxic Substances Control Act)

0.001 0

Hazardous Sites List 1 8

Confirmed and Contaminated Sites -

No Further Action

0.5 13

Leaking Underground Storage

Tanks Site List

0.5 8

Underground Storage Tank

Database

0.25 0

Aboveground Storage Tank

Locations

0.25 0

Reported Spills 0.001 0


Regulatory Agency

Database

Appropriate Minimum



AMSD

Voluntary Cleanup Program Sites 0.5 2

Drycleaner List 0.25 0

Brownfields Sites Listing 0.5 0

Clandestine Drug Lab Contaminated

Site List

0.001 0

SPILLS90 data from FirstSearch 0.001 0

Asbestos Notification Listing 0.001 0

PFAS Contamination Site Location

Listing

0.5 0

AGE’s review of the referenced databases also considered the potential or likelihood ofcontamination from adjoining and nearby sites. To evaluate which of the adjoining andnearby sites identified in the regulatory database report present an environmental riskto the subject property, AGE considered the following:

• The type of database on which the site is identified;

• The topographic position of the identified site relative to the subject property;

• The direction and distance of the identified site from the subject property;

• Local soil conditions in the subject property area;

• The known or inferred groundwater flow direction in the subject property area;

• The status of the respective regulatory agency-required investigation(s) of theidentified site (if any); and

• Surface and subsurface obstructions and diversions (e.g., buildings, roads, sewer

systems, utility service lines, rivers, lakes and ditches located between theidentified site and the subject property.

Only those sites that are judged to present a potential environmental risk to the subjectproperty and/or warrant additional clarification are further evaluated. Using thereferenced criteria and based on a review of readily available information containedwithin the regulatory database report, AGE did not identify adjacent or nearby sites(e.g. within ¼-mile radius) listed on the regulatory database report that were judged topresent a potential environmental risk to the subject property.

3.4. ADDITIONAL ENVIRONMENTAL AGENCY RECORD SOURCES

In addition to the EDR computer search of federal, state and regional regulatoryagency databases, AGE contacted appropriate regulatory agencies to review recordsregarding the property and surrounding sites identified as having recognizedenvironmental conditions that have the potential to impact the subject property basedon ground water flow direction, distance from the subject property and nature of thereleases causing the environmental condition. Additional agency searches include the following:

• The State of Washington Department of Ecology (DOE) is responsible foroversight of hazardous waste regulations, cleanup of existing contamination,


pollution prevention and reduction in hazardous waste and toxic materials andidentification of potential new pollutants. The DOE maintains records of industrialviolations for this area and are the lead agencies for the enforcement of the StateUnderground Storage Tank Program and Hazardous Waste Laws for PierceCounty. AGE requested to review any files that were available.

• The DOE also maintains an online computer database, Toxics Cleanup, that

provides listings of closed and active sites related to unauthorized releases ofhydrocarbons as well as solvents, metals, and other materials. For listed sites,online reports are commonly available. AGE reviewed the Toxics Cleanupdatabase for information that may be available for the subject property orsurrounding sites.

• The United States Environmental Protection Agency (USEPA) provides an online

computer database, ENVIROFACTS, providing lists of sites listed on multipleUSEPA databases. AGE reviewed the ENVIROFACTS database for anyinformation that may be available.

• The Washington State Department of Natural Resources (DNR) maintains a

geologic information portal website, allowing for the search of oil and gas relatedinformation. AGE reviewed the interactive online map for any oil and gasinformation in the vicinity of the property.

3.4.1. Additional Subject Property Record Sources

The subject property address was searched on the following record sources:

SOURCE SUMMARY

USEPA ENVIROFACTS Property addresses 402, 414, 418, 424 East Mission Ave., 405, 411 East Sinto Ave.,

1420 North Astor St. were not listed on the ENVIROFACTs database.

ECOLOGY Property addresses 402, 414, 418, 424 East Mission Ave., 405, 411 East Sinto Ave.,

1420 North Astor St. were not listed on the Washington DEPARTMENT OF

ECOLOGY database.

SPOKANE CITY FIRE

DEPARTMENT

Property addresses 402, 414, 418, 424 East Mission Ave., 405, 411 East Sinto Ave.,

1420 North Astor St. were not listed as having any records with the SPOKANE CITY

FIRE DEPARTMENT database.

3.4.2. Additional Site Vicinity Record Sources

The Department of Ecology maintain records for, and are responsible for, enforcementof state UST and hazardous waste laws. AGE commonly reviews files for up-gradientsites under active environmental regulation to ascertain the current site status and itspotential to impact the subject property. No sites, under active or past environmentalregulation, were identified by the database search within the required search radius ofpotential concern to the property.

3.5. PROVIDED SUBJECT PROPERTY RECORDS

No records were provided to AGE by the user and/or property owner during the courseof this Phase I.


3.6. VOLATILE ORGANIC COMPOUND VAPOR ENCROACHMENT

The encroachment of hydrocarbon and volatile organic compound (VOC) vapors intosoil pore space occurs when organic chemicals migrate from contaminatedgroundwater or soil into the airspace between soil particles. Some typical organicsinvolved are petroleum based or chlorinated solvents (e.g, BTEX and dry cleaningchemicals). They may have leaked into the groundwater and/or soil from undergroundstorage tanks, or buried waste, or from disposal in septic systems. In compliance with ASTM Standard E2600-15 (Guide for Vapor EncroachmentScreening on Property Involved in Real Estate Transactions), AGE evaluated thepotential for a Vapor Encroachment Condition (VEC) at the subject property. Based ona VEC screening, it was determined that ‘a VEC does not exist’ at the property. A copyof the AGE-generated Tier 1 VEC screening form is provided within Appendix E.

4.0. SITE RECONNAISSANCE

A subject property site reconnaissance was conducted by an AGE representative on19 December 2019. At the time of the site visit, the weather was cold with a mix of rainand snow. Several inches of snow accumulation were present from recent storms.Primary features of the property are shown in a site plan provided in Figure 2.Photographs of selected features of the subject site are included in Appendix A.

4.1. METHODOLOGY AND LIMITING CONDITIONS

The exterior of the properties was fully accessible during the reconnaissance; theinterior of the Mater Dei building (405 East Sinto Avenue) was also accessible andinspected. However, the interiors of the remaining units, all residential in nature, werenot inspected.

4.2. GENERAL SITE SETTING

The following is a description of the primary features of the subject property observedat the time of the site visit:

• The property is occupied by seven primary buildings and one storagebuilding/garage:

• 405 East Sinto Avenue is the headquarters and offices of the Ministry

Institute (Mater Dei). The building is a three level (two floors and a basement), concrete block building. The main floor was used for variousoperations and office; the second floor was used primarily for a dormitory;the basement was used primarily for storage, laundry and utilities. A smallcar port is attached to the building on the north side, adjacent to the alley.

• 411 East Sinto Avenue was occupied by the Fuchs Memorial Apartments, a

multi-tenant, three level apartment building.

• 1420 North Astor Street was occupied by Merle Hall, a residential buildingwith 5 private rooms and common areas.

• 402 East Mission Avenue was occupied by a Neville Manor, a residential

building with 4 private rooms and common areas.

• 414 East Mission Avenue was occupied by Daigle House, a residentialbuilding with 7 private rooms and common areas.


• 418 East Mission Avenue was occupied by Villa Maria, a residential buildingwith 11 private rooms and common areas.

• 424 East Mission Avenue was occupied by Fuch’s Mission Cottage, a

residential building with 4 private rooms and common areas.

• A garage/storage building located behind (south) of Fuch’s Mission Cottage,adjacent to an alley.

• The interior of the Ministry Institute building was divided into various office,

meeting rooms, storage rooms (main floor), worship rooms and a dormitory(upper level), and storage, laundry and utility rooms (basement level). A formercoal chute was located at the base of the building, near the northwest corner.

• The residential buildings appeared to be historical in nature, constructed around

1900. All buildings were mostly wood construction, typical of the period.

• An alley bisects the East Sinto Avenue and East Mission Avenue buildings andparcels. Parking for the various residential units is located on both sides of thealley.

• Yards and common areas were either paved or grass-covered, with various

concrete pathways and fences/gates. The following is a description of the property improvements:

Structures Eight total structures:

-405 East Sinto Avenue, headquarters and offices of the Ministry Institute (Mater

Dei). Building is primarily concrete block.

-411 East Sinto Avenue, occupied by the Fuchs Memorial Apartments, a

multi-tenant, three level apartment building.

-1420 North Astor Street, occupied by Merle Hall, a residential building.

-402 East Mission Avenue, occupied by Neville Manor, a residential building.

-414 East Mission Avenue, occupied by Daigle House, a residential building.

-418 East Mission Avenue, occupied by Villa Maria, a residential building.

-424 East Mission Avenue, occupied by Fuch’s Mission Cottage, a residential

building.

-A garage/storage building located behind (south) of Fuch’s Mission Cottage,

adjacent to an alley

Adjoining / Access /

Egress Roads

The property is accessed from various driveways off of East Sinto Avenue, East

Mission Avenue and North Astor Street, as well as from an alley that bisects North

Astor Street, between East Sinto and East Mission Avenues.

Surface Types Building foundations, yards (grass), paved parking, concrete walkways and

landscaping.

Additional Features None observed.

Surface Water None observed

At the time of the site reconnaissance, current uses of adjacent properties included thefollowing:

January 10, 2020Project No. 19-4967Page 24 North East Mission Avenue was located immediately north, followed by single-family residential buildings.

South East Sinto Avenue was located immediately south, followed by single-family residential buildings.

East Several single-family residential buildings followed by North Addison Street.

West North Astor Street, followed by residential buildings.

Current uses of the adjoining properties do not appear to be of potential environmentalconcern to the subject property.

4.3. EXTERIOR AND INTERIOR OBSERVATIONS

The following was observed at the time of the property reconnaissance:

OBSERVED CONDITION OBSERVED ON/AT SUBJECT PROPERTY

No Pits, ponds or lagoons with respect to waste treatment or disposal

No Stained soil or pavement, patched pavement

No Stressed vegetation (from causes other than insufficient water)

No Fill dirt from unknown source, or contaminated source

No Solid waste (mounds or depressions suggesting waste disposal)

No Waste water / storm water discharged into a drain, ditch or stream

No Wells (abandoned, irrigation, domestic, monitoring or oil and gas)

No Dry wells

No Septic systems or cesspools

No Movement of hazardous materials to adjacent properties

No Hazardous substances and/or petroleum products

No Above-ground storage tanks (ASTs) for storage of petroleum products and/or hazardous

substances

No Underground storage tanks (USTs) for storage of petroleum products and/or hazardous

substances

No Strong, pungent or noxious odors

No Pools of liquid (other than water)

No 55-gallon drum or large sack storage

Unidentified substance containers

No Stains and/or corrosion on floors, walls or ceiling (except water)

No Drains and sumps

No Oil-water separator/clarifier

No Electrical or hydraulic equipment known to contain PCBs

No Obvious signs of possible ACMs

No Obvious signs of mold

No Other areas of environmental concern


5.0. MATERIAL STORAGE

No current or historic containers, storage vessels, and containment systems (e.g.,clarifiers, oil/water separators, vaults, frac ponds, tanks, drums, storage lockers, silos)of 55 gallons or more for individual containers were observed on the subject propertyor have been historically utilized on the property.

6.0. INTERVIEWS

Interviews performed during the course of this Phase I are described below.

Interviewee Interview Summary

Property Owner Ms. Diane Imes, current property owner, site manager and property occupant,

completed an ASTM compliant questionnaire on 27 December 2019. The following

information was obtained from Ms. Imes in the questionnaire:

- Ms Imes has been associated with Gonzaga - Mater Dei Institute for over 37 years.

Her current position is Administrative Director.

- The main ministry building (405 E. Sinto Ave) was previously utilized by St.

Aloysius as a convent.

- The main ministry building was acquired from St. Aloysius in 1985.

- The other surrounding buildings on the subject property have been utilized for

residences and apartments.

- Ms. Imes is unaware of any environmental concerns at the subject property.

Site Manager No other property site managers were interviewed during the course of this Phase I.

Property Occupant(s) No other property occupants were not interviewed during the course of this

Phase I.

Local Government Officials With the exception of file review requests, no local government officials

were interviewed during the course of this Phase I.

Others No additional interviews were performed during the course of this Phase I.

ASTM-compliant interview/questionnaire documentation is provided as Appendix D.

7.0. BUSINESS ENVIRONMENTAL RISKS - NON-ASTM SERVICES

Additional environmental considerations beyond the scope of the standard ASTMpractice that have the potential to pose business environmental risks are discussedbelow.

7.1. MOLD

Molds are part of the natural environment. Outdoors, molds play a part in nature bybreaking down dead organic matter such as fallen leaves and dead trees, but indoors,mold growth should be avoided. Molds reproduce by means of tiny spores; the sporesare invisible to the naked eye and float through outdoor and indoor air. Mold may begingrowing indoors when mold spores land on surfaces that are wet. There are manytypes of mold, and none of them will grow without water or moisture.

January 10, 2020Project No. 19-4967Page 26 Molds are usually not a problem indoors, unless mold spores land on a wet or dampspot and begin growing. Molds have the potential to cause health problems. Moldsproduce allergens (substances that can cause allergic reactions), irritants, and in somecases, potentially toxic substances (mycotoxins). No areas of moisture intrusion or fungal growth were observed within the MinistryInstitute building.

7.2. ASBESTOS CONTAINING BUILDING MATERIALS

Asbestos is a mineral fiber that has been used commonly in a variety of buildingconstruction materials. Asbestos was introduced to building materials on large scaleduring the 20th century because of its physical properties demonstrating its abilities asinsulation, fire-retardant, material strengthening and durability, and it served as a goodbinding product. Because of these properties, asbestos has been used for a widerange of manufactured goods, mostly in building materials (roofing shingles, ceilingand floor tiles, paper products, and asbestos cement products), friction products(automobile clutch, brake, and transmission parts), heat-resistant fabrics, packaging,gaskets, and coatings. Prior to the late 1970s, building products and insulation materials commonly containedasbestos. In 1989, the USEPA banned all new uses of asbestos; however, certainuses developed before 1989 are still allowed. When asbestos-containing materials aredamaged or disturbed by maintenance, repair, remodeling or demolition activities,microscopic fibers can become airborne and inhaled into the lungs, where they cancause significant health problems. The existing subject property structures were constructed prior to the 1970's. Based onthe age of the buildings, the presence of asbestos containing materials is possible. Ifany renovation or demolition is planned, AGE recommends performance of a full leadsurvey by a asbestos inspector.

7.3. LEAD-BASED PAINT

Lead is a toxic metal that was used for many years in products found in and around ourhomes. Lead-based paint (LBP) was used extensively in buildings constructed before1950. In 1978, LBP was banned by the federal government. Lead may cause a rangeof health defects, from behavioral problems and learning disabilities, to seizures anddeath. The existing subject property structures were constructed prior to the 1970's. Based onthe age of the buildings, the presence of LBP-coated surfaces is possible. If anyrenovation or demolition is planned, AGE recommends performance of a full leadsurvey by a qualified lead inspector.

7.4. RADON

Radon is a naturally occurring, colorless, odorless gas that is soluble in water. It isproduced through the radioactive decay of uranium and radium, which is naturallypresent in soil and in minerals in bedrock. Radon is radioactive, which means that itbreaks down or decays to form other elements. Radon concentrations generally differamong different rock types and can vary considerably within the same geologicformation. Radon moves from its source in rocks and soils through voids and fractures.It can enter buildings as a gas through foundation cracks or it can dissolve in groundwater and be carried to buildings through the use of water-supply wells. Buildings with

January 10, 2020Project No. 19-4967Page 27 basements and concrete slab foundations are more susceptible to elevated levels ofindoor radon gas. The inhalation of radon gas can cause damage to lung tissue. A common unit of radioactivity measurement is picocuries per liter (pCi/L). The USEPAestablished the recommended safe radon level at 4 pCi/L. According to the USEPA,the subject property county, Spokane, is located in a high radon potential area (Zone1), defined as having a ‘predicted average indoor radon screening level of greater than4 pCi/L'.

7.5. WETLANDS

As reported in Section 3.2., according to the EDR Report (Appendix C) the subjectproperty is not located within a National Wetlands Inventory. This data, available inselect counties across the country, was obtained by EDR from the U.S. Fish andWildlife Service.

7.6. REGULATORY COMPLIANCE

AGE searched the subject property addresses 402, 414, 418, 424 East MissionAvenue, 1420 North Astor Street, 405 and 411 East Sinto Avenue, Spokane,Washington, on local, state and federal databases. No records were found regardingany outstanding regulatory permitting or requirements/directives in connection with theproperty.

8.0. EVALUATION

Any deviations from the ASTM Standard Practice 1527E-13 and USEPA AAI arepresented below, along with the findings, conclusions, and opinions identified duringthe course of this Phase I.

8.1. DATA GAPS AND LIMITATIONS

A data gap occurs when a lack of or inability to obtain information required by thispractice despite good faith efforts by the environmental professional to gather suchinformation. Data gaps may result from incompleteness in any of the activities requiredby this practice, including, but not limited to site reconnaissance, and interviews. Thefollowing data gaps and/or limitations were identified during the course of this Phase I,which may deviate from the ASTM standard practice:

• The largest data gap in research was 14 years, between 1932 and 1946, with theearliest researched information being a Sanborn Fire Insurance Map dated in1891. Data gaps generally do not exceed five years between 1891 through thepresent, except between 1902 and 1910. AGE does not believe any gaps in thedata reviewed have affected the ability to identify recognized environmentalconcerns.

• The building interior at 405 East Sinto Ave. was fully inspected, however the

other building interiors from the subject property were not fully accessible duringthe site visit. This lack of information represents a data gap. However, based onthe building interior information obtained during the site visit at 405 East SintoAvenue, the other building interior inspections is not a not a significant data gapor change to any of our recommendations.


8.2. FINDINGS

Based on the standards set by ASTM Practice E1527-13, the following findings aredifferentiated below as Business Environmental Risk (including the presence ofasbestos-containing materials, lead-based paint, mold or moisture conditions, ornon-hazardous regulated materials may constitute a Business Environmental Risk), deminimis conditions unlikely to be subject to government enforcement, HRECs, CRECsand RECs, as defined in Section 1.1. of this report.

8.2.1. Business Environmental Risk

This assessment has revealed no evidence of potential Business Environmental Risksin connection with the subject property, except for the following:

• The existing subject property structures were constructed prior to the 1970's.Based on the age of the buildings, the presence of asbestos containing materialsand lead based paint is possible. If any renovation or demolition is planned, AGErecommends performance of a full surveys by licensed consultants.

8.2.2. De Minimis Conditions

This assessment revealed no evidence of potential or de minimis conditions inconnection with the subject property.

8.2.3. Historical Recognized Environmental Conditions

This assessment has revealed no evidence of HRECs in connection with the subjectproperty.

8.2.4. Controlled Recognized Environmental Conditions

This assessment has revealed no evidence of CRECs in connection with the subjectproperty.

8.2.5. Recognized Environmental Conditions

This assessment has revealed no evidence of RECs in connection with the subjectproperty.

9.0. CONCLUSIONS AND OPINION

AdvancedGeo, Inc. has performed a Phase I Environmental Site Assessment inconformance with the scope and limitations of ASTM Practice E1527-13, US-EPA AAIfor the subject property located at 402, 414, 418, 424 East Mission Avenue, 1420North Astor Street, 405 and 411 East Sinto Avenue, Spokane, Washington. Anyexceptions to, or deletions from, this practice or scope of work are described in Section8.1. of this report or presented as non-ASTM services in Section 7.0. It is the opinion ofthe environmental professionals that the findings and conclusions presented in thisreport are reasonable and prudent, given the evidence as presented.This assessmenthas revealed no evidence of RECs in connection with the property. AGE has norecommendations for additional environmental investigations of the subject property.


10.0. SIGNATURES OF ENVIRONMENTAL PROFESSIONALS

We declare that, to the best of our professional knowledge and belief, we meet thedefinition of Environmental professional as defined in §312.10 of 40 CFR § 312 and wehave the specific qualifications based on education, training, and experience to assessa property of the nature, history, and setting of the subject property. We havedeveloped and performed the all appropriate inquiries in conformance with thestandards and practices set forth in 40 CFR Part 312.

Robert LoefflerVice President/Senior Geologist

11.0. QUALIFICATIONS OF ENVIRONMENTAL PROFESSIONALS

Qualifications of the environmental professionals involved in the preparation of thisPhase I are included in Appendix F.

12.0. REFERENCES

The following documents, maps or other publications may have been utilized duringthe preparation of this Phase I:

• ASTM, E1527-13 Standard Practice for Environmental Site Assessments: PhaseI Environmental Site Assessment Process, 2013.

• California Department of Water Resources (DWR), Groundwater Basins inCalifornia, Version 3.0., 2003.

• Environmental Data Resources Inc. (EDR)-prepared: The EDR Radius Map, TheEDR-City Directory Abstract, Certified Sanborn® Map Report, EDR HistoricalTopographic Map Report, EDR Historical Aerial Photograph Report.

• [Reports/Documents used or referenced within the report]

The following websites may have been accessed to obtain information during thepreparation of this Phase I:

• California State Water Resource Control Board’s GeoTracker website:http://geotracker.swrcb.ca.gov/

• California Geological Survey — Note 36: California Geomorphic Provinces:http://www.conservation.ca.gov/cgs/information/publications/cgs_notes/note_36/Documents/note_36.pdf

• California Department of Water Resources website: http://www.cd.water.ca.gov/

• DTSC’s ENVIROSTOR website: www.envirostor.dtsc.ca.gov/public

• DTSC’s HWTS website: http://www.hwts.dtsc.ca.gov/

http://geotracker.swrcb.ca.gov/http://www.conservation.ca.gov/cgs/information/publications/cgs_notes/note_36/Documents/note_36.pdfhttp://www.cd.water.ca.gov/http://www.envirostor.dtsc.ca.gov/publichttp://www.hwts.dtsc.ca.gov/


• FEMA’s website: www.fema.gov/

• ParcelQuest by CD-DATA online download: www.parcelquest.com

• USEPA’s Envirofacts website: www.epa.gov/enviro

• USEPA’s radon information website: www.epa.gov/radon/zonemap.html#mapcolors

• USEPA’s lead information website: www.epa.gov/lead/

• USEPA’s asbestos information website: www.epa.gov/asbestos/

• USEPA’s mold information website: www.epa.gov/mold/moldguide.html

• Division of Oil, Gas and Geothermal Resources (DOGGR) Online Mapping

(DOM) System: http://maps.conservation.ca.gov/doms/doms-app.html

http://www.fema.gov/http://www.parcelquest.comhttp://www.epa.gov/envirohttp://www.epa.gov/radon/zonemap.html#mapcolorshttp://www.epa.gov/lead/http://www.epa.gov/asbestos/http://www.epa.gov/mold/moldguide.htmlhttp://maps.conservation.ca.gov/doms/doms-app.html

Figures

Appendix A -

Photographs of the Subject Property


1 : View of the front (south-facing) side of the three level Fuchs Memorial Apartments (411East Sinto).

2 : Lower level of the Fuchs Memorial Apartments.


3 : Parking area and north-facing side of the Fuchs Memorial Apartments.

4 : Small access way between the Fuchs Memorial Apartments and Mater Dei (lookingsouth).


5 : Small access way between the Fuchs Memorial Apartments and Mater Dei (lookingnorth).

6 : Mater Dei building (405 East Sinto), looking south.


7 : West-facing side of the Mater Dei building.

8 : Basement windows along the west-facing side of Mater Dei.


9 : Small carport parking area at the north side of the Mater Dei building.

10 : Mele Hall building (1420 North Astor), looking southeast).


11 : North side of the Mele Hall building.

12 : South and east sides of the Mele Hall building.


13 : North and west-facing sides of the Neville Manor building, looking east. (402 EastMission Avenue).

14 : West and south sides of the Neville building (looking northeast).


15 : East and north sides of the Neville building, looking southwest.

16 : North side of the Daigle House (414 East Mission Avenue).


17 : Rear (south-facing sides) of the Daigle House and Villa Maria (right side ofphotograph), looking north from the Alley.

18 : South side of Daigle House.


19 : Front (north-facing) side of the Villa Maria (418 East Mission Avenue).

20 : Villa Maria, looking southwest.


21 : Rear portion of the Villa Maria.

22 : Rear Portion of the Villa Maria.


23 : Maintenance and storage building located adjacent to Alley, behind Fuch's MissionCottage.

24 : Fuch's Mission Cottage (424 East Mission Avenue).


25 : Rear of Fuch's Mssion Cottage

26 : Rear of Fuch's Mission Cottage showing small access to basement area.


27 : Fuch's Mission Cottage, looking northwest.

28 : View of the East Mission Avenue buildings looking west-southwest.


29 : Interior of Mater Dei.

30 : Interior of Mater Dei.


31 : Library within Mater Dei.

32 : Laundry room in the basement of Mater Dei (with floor drain).


33 : Laundry and storage in the basement of Mater Dei.

34 : Boiler/Water heater room in the basement of Mater Dei.


35 : Stairwell within the Mater Dei building.

36 : Typical interior room of upper level of Mater Dei.


37 : Typical hallway and stairwell in Mater Dei.

38 : Chapel room in Mater Dei.


39 : Former coal chute located in basement of Mater Dei.

40 : Residential properties to the east.


41 : Residential properties to the South.

42 : Residential properties to the North.


43 : Residential properties to the west.

Title PageTable of ContentsExecutive SummaryEXECUTIVE SUMMARY

Detail Report1.0. INTRODUCTION1.1. PURPOSE1.2. SITE DESCRIPTION1.2.1. Location and Legal Description1.2.2. Site and Vicinity General Characteristics1.2.3. Current Use of Property1.2.4. Proposed Use of Property1.2.5. Property Utilities

1.3. DETAILED SCOPE-OF-SERVICES1.4. SIGNIFICANT ASSUMPTIONS1.5. LIMITATIONS AND EXCEPTIONS1.6. SPECIAL TERMS AND CONDITIONS1.7. USER RELIANCE

2.0. USER PROVIDED INFORMATION3.0. RECORDS REVIEW3.1. HISTORICAL USE INFORMATION3.1.1. Historical Use Information on Subject Property3.1.2. Historical Use Information on Adjoining Properties

3.2. PHYSICAL SETTING3.3. STANDARD ENVIRONMENTAL RECORD SOURCES3.3.1. SUBJ