REPORT OF PHASE I ENVIRONMENTAL SITE ASSESSMENT. Sarasota Tennis Club 3600 Torrey Pines Boulevard Sarasota (Sarasota County) Florida

Transcription

1 REPORT OF PHASE I ENVIRONMENTAL SITE ASSESSMENT Sarasota Tennis Club 3600 Torrey Pines Boulevard Sarasota (Sarasota County) Florida Prepared for: Mr. Bill Jarema Englewood Bank & Trust 1100 S. McCall Road Englewood, Florida Prepared by: STEELE ENVIRONMENTAL CONSULTING, INC. Sarasota, Florida September 2017 SEC Project No Friendship Drive, SARASOTA, FLORIDA steele-environmental@live.com

2 STEELE ENVIRONMENTAL CONSULTING, INC. September 11, 2017 Celebrating Our 2 nd Decade! Mr. Bill Jarema Englewood Bank & Trust 1100 S. McCall Road Englewood, Florida Via bjarema@ebtfl.com Subject: Phase I Environmental Site Assessment (A.A.I.) Sarasota Tennis Club: 3600 Torrey Pines Boulevard, Sarasota, Florida SEC Project Number Dear Mr. Jarema: Steele Environmental Consulting, Inc. (SEC) has completed a Phase I Environmental Site Assessment (ESA) of the above referenced site located in Sarasota County, Florida. All work was performed in accordance with the Scope of Work outlined the Professional Services Agreement (PSA) dated August 30, This Phase I ESA was conducted in accordance with the scope and limitations of American Standards for Testing and Materials (ASTM) Practice E , and is in compliance with the EPA's Final All Appropriate Inquiry Standard (November 2006). This report documents the environmental findings identified on the subject site and addresses the associated risks to the environment. SEC acknowledges the fact that Mr. Jarema is relying on the information contained in this Phase I ESA report to assess the environmental condition of the property, and the scope of work was sufficient in SEC's opinion to uncover potential Recognized Environmental Conditions (RECs) at the property pursuant to the above standard. This ESA report was prepared for and is certified to Englewood Bank & Trust, Mr. Bill Jarema for their exclusive use. SEC warrants that this Phase I ESA was conducted in accordance with procedures, practices and standards generally accepted and customary in the consultant's profession for use in similar assignments. In the professional opinion of SEC, an appropriate level of inquiry has been made into the current and previous ownership and uses of the property consistent with good commercial and customary practices in an effort to minimize liability. No Recognized Environmental Conditions (RECs) were identified at the site. No further environmental assessment is recommended at this time (See Executive Summary). Should you have any questions, please feel free to call us at (941) Respectfully submitted, Richard G. Steele, P.G., REPA, CFEA, President Registered Environmental Property Assessor Reg. No Friendship Drive, SARASOTA, FLORIDA steele-environmental@live.com

3 STEELE ENVIRONMENTAL CONSULTING, INC. Celebrating Our 2 nd Decade! I HEREBY CERTIFY THAT THIS REPORT WAS PREPARED BY ME OR UNDER MY DIRECT SUPERVISION AND IS BASED ON SOUND GEOLOGIC PRINCIPALS AND PRACTICES. SEC CERTIFIES THIS ENVIRONMENTAL ASSESSMENT DATED SEPTEMBER 2017, TO ENGLEWOOD BANK & TRUST, MR. BILL JAREMA. THE ACCURACY, CORRECTNESS AND COMPLETENESS OF THIS ENVIRONMENTAL ASSESSMENT IS PROVIDED WITH THE KNOWLEDGE OF COMPREHENSIVE ENVIRONMENTAL RESPONSE COMPENSATION LIABILITY ACT AS SET FORTH IN 42 U.S.C. SECTION 9601 ET SEQ., AS AMENDED (CERCLA). MR. JAREMA IS ENTITLED TO RELY ON THE INFORMATION SET FORTH IN THIS ENVIRONMENTAL ASSESSMENT. SIGNED, RICHARD G. STEELE, P.G. REGISTERED PROFESSIONAL GEOLOGIST STATE OF FLORIDA LICENSE NO DATE September 11, 2017 PROJECT NAME: Phase I Environmental Site Assessment Sarasota Tennis Club 3600 Torrey Pines Boulevard Sarasota, Florida PROJECT NUMBER:

4 TABLE OF CONTENTS 1.0 INTRODUCTION Purpose Detailed Scope Of Services Significant Assumptions Data Gaps During This Investigation Limitations and Exceptions Special Terms and Conditions User Reliance SITE DESCRIPTION Site Location and Legal Description Site and Vicinity General Characteristics Current Use of the Property Description of Structures, Roads and Other Improvements on the Property Heating & Cooling Systems / Sewage Disposal / Source Of Potable Water Current Use Of the Adjoining Properties USER PROVIDED INFORMATION Title Records Environmental Liens or Activity and Use Limitations (AUL's) Specialized Knowledge Commonly Known or Reasonably Ascertainable Information Valuation Reduction for Environmental Issues Owner, Property Manager, and Occupant Information Reason for Performing Phase I ESA RECORDS REVIEW NPL Sites De-Listed NPL Sites CERCLIS and CERCLIS NFRAP Sites RCRA TSD Sites RCRA CORRACTS Sites RCRA Generator Sites Federal Institutional Control / Engineering Control Registries ERNS Sites State / Tribal / Local / Regional Records Reviewed Additional Environmental Record Sources Physical Setting Historical Use Information on the Property and Adjoining Properties SITE RECONNAISSANCE Methodology and Limiting Conditions General Site Setting / Interior & Exterior Observations Radon Gas Vapor Assessment INTERVIEWS Interview with Owner Interview with Site Manager Interview with Occupants Interview with Local Government Officials Interview with Others FINDINGS & OPINIONS / RECOMMENDATIONS ASSESSMENT SUMMARY DEVIATIONS ADDITIONAL SERVICES REFERENCES & DEFINITIONS QUALIFICATIONS OF ENVIRONMENTAL PROFESSIONAL (EP)...30

5 APPENDICES APPENDIX A: SITE FIGURES APPENDIX B: SITE PHOTOGRAPHS APPENDIX C: LEGAL DESCRIPTION APPENDIX D: HISTORICAL RESEARCH DOCUMENTATION APPENDIX E: REGULATORY RECORDS DOCUMENTATION APPENDIX F: INTERVIEW DOCUMENTATION / USER QUESTIONNAIRE APPENDIX G: CLIENT CONTRACT Figure 1 Site Location Map 2 Topographic Survey Map 3 Aerial Photograph LIST OF FIGURES LIST OF PHOTOGRAPHS Photograph Photograph 1: View of the clubhouse / office at the site looking towards the east. Photograph 2: View of the clubhouse, parking lot looking towards the north. Photograph 3: View of the clubhouse, office, restaurant, tennis court looking towards the west. Photograph 4: View of the clubhouse, swimming pool looking towards the southwest. Photograph 5: View of the Tennis Pro Shop (foreground) with the clubhouse in the background looking towards the south. Photograph 6: View of the tennis courts looking towards the east. Photograph 7: View of the swimming pool with tennis courts in the background. Photograph 8: Interior view of the swimming pool pump room. Photograph 9: View of the swimming pool pump house. Photograph 10: Interior view of the clubhouse, weight workout room. Photograph 11: Outside view of the Clubhouse rear portion. Photograph 12: View of the cleaning supply closet inside the clubhouse.

6 EXECUTIVE SUMMARY Mr. Bill Jarema of Englewood Bank & Trust has engaged Steele Environmental Consulting, Inc. (SEC) to perform a Phase I Environmental Site Assessment for a property located at 3600 Torrey Pines Boulevard in Sarasota, Florida. Under the agreement, SEC has performed the assessment in accordance with SEC's Proposal dated August 30, 2017 and ASTM Standards on Environmental Site Assessments for Commercial Real Estate (ASTM E ). This Executive Summary presents a summary of findings for the Phase I Environmental Site Assessment. Our assessment included: A review of readily available documents, topographic maps, aerial photographs, city directories, and regulatory lists; an on-site reconnaissance of the site; and an off-site tour of nearby properties. The remainder of this document should be reviewed in its entirety for a more complete discussion of our observations, findings, evaluations and conclusions. Physical Setting The Sarasota Tennis Club site is a tennis club. The property is located at 3600 Torrey Pines Boulevard in Sarasota, Florida. The property is located in Section 22, Township 37 South, and Range 18 East in Sarasota County. The subject site is adjacent to Torrey Pines Boulevard near the intersection of Gulf Gate Drive (see Figure 1, Location Map). The subject site is an existing tennis club: swimming pool, tennis club maintenance building and clubhouse. The property is for this Phase I ESA is approximately 5 acres. A copy of the legal description is provided in Appendix C. Three buildings (clubhouse, tennis pro shop) were observed at the site. A paved parking lot was observed at the site (see Photographs 1 through 12). Historical Review The property was previously vacant and open land. The tennis club was built at the site in approximately Regulatory Review The site is not a regulatory listed property. No fuel tanks were reported used at the site. On-Site Findings The Sarasota Tennis Club currently contains clubhouse, a swimming pool and a tennis pro shop building. The clubhouse contains office space, restrooms, storage areas and a restaurant. Off-Site Findings No significant environmental finding was observed adjacent to or nearby to the property during SEC s site reconnaissance: Conclusions Based on the results of SEC s assessment, no Recognized Environmental Conditions were identified related to the property. Recommendations No further environmental assessment is recommended at this time.

7 S E P T E M B E R 1 1, SEC Project No Sarasota Tennis Club Page No INTRODUCTION 1.1 Purpose This Phase I ESA was performed in order to assess the site for existing or threatened contamination from sources listed within this report. This Phase I ESA was performed in order to identify any Recognized Environmental Conditions (REC's) as defined within the ASTM practice E This Phase I ESA was conducted in accordance with the scope and limitations of American Standards for Testing and Materials (ASTM) Practice E , and is in compliance with the EPA's Final All Appropriate Inquiry (AAI) Standard. This Phase I ESA was performed under the direct supervision of Environmental Professional, Mr. Richard G. Steele, P.G. The site visit was performed on September 6, 2017 by Richard G. Steele. Mr. Steele holds a Bachelor of Science degree in Geology from the University of South Florida and is a Licensed Professional Geologist in the State of Florida (Reg. No ). In addition, Mr. Steele is a Registered Environmental Property Assessor (REPA Reg. No. 5896) with the National Registry of Environmental Professionals (NREP) and a Certified Florida Environmental Assessor (CFEA Cert. No. 212). Mr. Steele has environmental-related experience in assessing the risks associated with real-property transactions since The site inspection was conducted without accompaniment. 1.2 Detailed Scope of Services The site inspection consisted of visual observation and photographic documentation of the property, and review of the following items: environmental setting, site geology and hydrology, on-site wells, aboveground storage tanks, underground storage tanks, on-site surface waters, impoundments and other land uses, septic systems, leech beds, or other subsurface structures, drums or containers, hazardous substance or petroleum product use and storage, hazardous waste disposal / storage practices, solid or liquid waste disposal practices, a limited PCB containing transformer survey, past usage of land, aerial photograph review going back to when the property appeared to be virgin with no on-site structures apparent, 50-year chain of title search and environmental lien search & publicly recorded instruments within the past 50 years, historic city directories (if available), prior environmental assessments (or audits) if available, Sanborn Fire Insurance Maps (if available); review soil surveys, Geologic Maps of Florida, USGS Quadrangle Map, walk or drive around of adjacent properties (as possible), interview(s) with one or more persons knowledgeable about present and past use of the land (readily accessible), record review of NPL sites, De-Listed NPL sites, CERCLIS sites, CERCLIS NFRAP sites, RCRA TSD sites, RCRA CORRACTS sites, RCRA Generator sites, ERNS sites, Federal / State / Tribal Institutional Control/Engineering Control Registries, State and Tribal List of Hazardous Waste facilities, State and Tribal equivalent NPL sites, State and Tribal equivalent CERCLIS sites, State and Tribal Aboveground Storage Tanks (AST) sites, State and Tribal Underground Storage Tank (UST) sites, State and Tribal Leaking

8 S E P T E M B E R 1 1, SEC Project No Sarasota Tennis Club Page No. 2 Underground Storage Tank (LUST) sites, State and Tribal Landfill and or Solid Waste sites, State and Tribal Brownfields sites, State and Tribal Voluntary Cleanup sites and record review of state and local government environmental enforcement data bases and examination of agency files on the property and adjacent properties, review of environmental permits if disclosed by owner or operator and the assembly of the environmental assessment report, including recommendations for additional investigation (if necessary). No subsurface investigation was conducted as part of this Phase I ESA. 1.3 Significant Assumptions It is important to note that all but an exhaustive investigation might fail to locate buried, covered over or localized surficial events of hazardous materials or wastes on-site that are not reasonably visible or suspected at the ground surface. The client should realize that the property, which in our opinion, did not exhibit evidence that toxic or hazardous wastes were at the ground surface during our site inspection and field work, except as qualified herein, could later be impacted due to natural phenomena, human intervention, on-site pollution sources or contamination due to adjacent properties. These occurrences are beyond our control. SEC assumes that there are no hidden or unapparent environmental conditions of the site, subsoil, groundwater, structures or surroundings that would have an adverse effect on the property whether the source is on-site, adjacent, or in the nearby surrounding. This purpose of this Phase I ESA was not to provide an operational audit of any businesses at the site, if any, which would determine their compliance with regulatory requirements that may affect them. Information, estimates, and opinions furnished to SEC and its representatives, and contained in this report, were obtained from sources that are considered and assumed to be reliable, and believed to be true and correct. SEC and its representatives assume no responsibility for any inaccuracies in such items that may be revealed as a result of subsequent action, either by SEC or others. These occurrences are beyond our control. Any site plans or drawings show approximate dimensions and are included in this report to assist the client in visualizing the site and the surroundings, and not to give a necessarily accurate dimensional representation of the site. No survey was conducted on the property. SEC or its representative has made no agreement to give legal testimony or to appear in court or other hearings, formal or informal, as part of the PSA with the client or any party involved with the property. The client may make separate arrangements with SEC for testimony required now or in the future. Conclusions drawn from the results of this assessment are limited by the methods used and do not represent a warranty that all areas within the property are in the same condition. All portions of this report, including the assessment summary and limitations, are an integral part of this Phase I ESA and should not be separated from any other portion of the report. 1.4 Data Gaps During This Investigation The ASTM International Standard Designation E defines data gaps as lack or inability to obtain information required by this practice despite good faith efforts by the Environmental Professional to gather such information. The following data gaps were encountered during the performance of this Phase I ESA: SEC attempted to contact the past owners of the subject property. As of the date of this report, all attempts are unsuccessful. In the event that a new interview changes the outcome of the Phase I ESA, an addendum will be completed and the client will be immediately contacted. The lack of property interview information

9 S E P T E M B E R 1 1, SEC Project No Sarasota Tennis Club Page No. 3 is defined as a data gap by the ASTM International E Standard. No coverage of the site was found in the Sanborn Maps of Sarasota, Florida. The lack of Sanborn Map data is considered to represent a Data-gap. The environmental significance of this Data Gap is considered to be minimal and not indicative of a potential release or threatened release. No listing for the property was found in the Polk City Directories of Sarasota, Florida prior to This is considered a Data Gap. The environmental significance of this Data Gap. is considered to be minimal and not indicative of a potential release or threatened release. Based on the historical nature of the subject property, the on-site inspections, surrounding area drive-by survey and regulatory database review, SEC considers these above referenced data gaps insignificant to the outcome of this Phase I ESA. 1.5 Limitations and Exceptions Excluded from said contract is any actual physical determination or delineation of asbestos containing materials (ACM), wetlands on the property, actual testing for radon gas on the property; the existence of any endangered species within the property; the location of any well field protection areas; urea formaldehyde insulation or testing for lead within any structures on the property; or the existence of the "sick-building" syndrome within any structure on the property, determination of compliance with Activity and Use Limitations (AUL's), lead in drinking water determination, regulatory compliance, cultural and historical resources, industrial hygiene issues, health & safety issues, other ecological issues, indoor air quality issues, determination of on-site biological agents and mold issues. This report has presented and discusses the environmental condition of the property as of the date of our site inspection only and does not imply that the property will remain in that condition in the future. Assessment of the threat of contamination from adjacent properties is limited to a non-intrusive inspection and visual observations of the adjacent properties from the property and surrounding or adjoining properties, and a review of the records listed. Information for this assessment was obtained through a site visit, interviews with employees at the agencies or businesses listed, and the review of documents listed. 1.6 Special Terms and Conditions The scope of work for this assessment was limited to performing tasks as defined in the Professional Services Agreement (PSA) agreement between SEC and Bill Jarema LLC dated August 30, This Phase I ESA was also conducted in accordance with the scope and limitations of American Standards for Testing and Materials (ASTM) Practice E and in accordance with procedures, practices and standards generally accepted and customary in the consultant's profession for use in similar assignments. 1.7 User Reliance This Phase I ESA report, conducted at the above-referenced site by SEC was prepared for and is certified to Mr. Bill Jarema, Englewood Bank & Trust. Furthermore, Mr. Jarema can rely entirely on this report as part of their due diligence process and or loan evaluation. The use of this report by an unauthorized third party is done so at their own risk.

10 S E P T E M B E R 1 1, SEC Project No Sarasota Tennis Club Page No SITE DESCRIPTION 2.1 Site Location and Legal Description The property, which is approximately 5 acres in size, consists of the Sarasota Tennis Club. The subject site is located south of Sarasota (Sarasota County). The site is located in Section 22, Township 37 South, and Range 18 East in Sarasota County, Florida. See Appendix A for a general location map of the property. The Sarasota County Property Appraiser legal description is shown in Appendix C. Photographs documenting the current condition of the property are included in Appendix B. 2.2 Site and Vicinity General Characteristics The property is located near the intersection of Torrey Pines Boulevard and Gulf Gate Drive, near Sarasota. The area is dominated by residential properties. Access to the subject site is via Torrey Pines Boulevard. 2.3 Current Use of the Property The property is a tennis club. The property also contains a clubhouse, swimming pool, tennis pro shop and paved parking lot. No manufacturing or repair is currently conducted at the property. 2.4 Description of Structures, Roads and Other Improvements on the Property Three buildings (Pro-shop, swimming pool and clubhouse) were observed at the site. Numerous creeks and small ponds were observed at the site. In addition, there are no impoundments or other land uses known to be in existence at the site. No floor drains, Oil-Water Separators, clarifiers, sumps, pits or wastewater systems were observed at the site. 2.5 Heating & Cooling Systems / Sewage Disposal / Source Of Potable Water An electric heating/ cooling system was observed at the site. A septic system was observed at the property. 2.6 Current Use of the Adjoining Properties The property to the north of the property is single-family homes. The property to the east is single family homes. The property to the south is single-family homes. To the west of the property are single-family homes. The adjacent properties are residential and open land. Photographs of adjacent properties from vantage points are included in Appendix B.

11 S E P T E M B E R 1 1, SEC Project No Sarasota Tennis Club Page No USER PROVIDED INFORMATION 3.1 Title Records A 50-year Chain-of-Ownership for the property was not requested by the Client. This lack of chain-ofownership is considered to represent a Data-Gap. This data-gap is not considered to represent a significant environmental concern to the property. 3.2 Environmental Liens or Activity and Use Limitations (AUL's) As part of the User Information requirements for this Phase I ESA, a Title Insurance Policy for the pending real estate transaction involving the subject site was not performed. 3.3 Specialized Knowledge Pursuant to ASTM E , user supplied information in the form of a User Questionnaire, was forwarded to SEC. This questionnaire can be found in Appendix E. The questionnaire did not reveal any issues that would indicate Recognized Environmental Conditions (REC's). Prior Assessment Activities No previous reports were provided for this current report. 3.4 Commonly Known or Reasonably Ascertainable Information No Site Assessment Reports for the property were found in the FDEP Oculus database. 3.5 Valuation Reduction for Environmental Issues The prospective property owner has not disclosed or provided any information regarding the property. 3.6 Owner, Property Manager, and Occupant Information The agent for the owner has revealed the following information regarding the subject site and or its history: The property has been a tennis club since approximately The property is currently owned by Sarasota Tennis Club, LLC of Sarasota, Florida. 3.7 Reason for Performing Phase I ESA According to the Buyer, the Phase I ESA is being conducted to complete the Due Diligence for the property transaction.

12 SEPTEMBER 11, 2017 SEC Project No Sarasota Tennis Club Page No RECORDS REVIEW Standard Environmental Record Sources Records from regulatory and enforcement agencies from Federal, State, Tribal, Regional and Local County agencies were obtained regarding information, registrations, investigations, violations, spills, complaints or enforcement actions relating to property, adjacent properties and for properties within a 1-mile radius of the property. Geo-Search of Dallas, Texas was engaged by SEC to review several data base lists which are generated by the FDEP and the USEPA which identify and locate facilities that are regulated or tracked by the FDEP and the USEPA; and ones which may transport, store, generate, treat or dispose of hazardous substances and wastes. The information from these various lists, each identified facility with a USEPA or FDEP designation that was within a 1-mile radius of the property was then plotted on an area map. The environmental records mentioned above are the Standard Environmental Record Resources that are listed within the ASTM E practice. The above data search can be found in Appendix E of this report. 4.1 NPL Sites The USEPA's National Priorities List (NPL) was checked for any sites on the property or adjoining properties. The NPL is a national list of abandoned or uncontrolled hazardous waste sites that have been scored by USEPA according to a hazard ranking system that assesses the health and environmental threat posed by sites with confirmed contamination. The NPL is used by the USEPA to prioritize sites scheduled for cleanup action. The site does not appear on the NPL database. There are no sites located within 1 mile of the subject site on the NPL database. 4.2 De-Listed NPL Sites The USEPA's De-Listed National Priorities List (NPL) was also checked for any sites on the property or adjoining properties that have been removed from the above database. The site does not appear on the De-Listed NPL database. There are no sites located within 1 mile of the subject site on the De-Listed NPL database. 4.3 CERCLIS and CERCLIS NFRAP Sites The CERCLIS (Comprehensive Environmental Response, Compensation, and Liability Index System) is a list of sites that the USEPA is investigating for an existing or potential release of hazardous substances. However, USEPA advises that the list contains only those sites that have been brought to the attention of USEPA, and therefore, it cannot claim that the list contains all potential hazardous waste sites that may exist. CERCLIS NFRAP sites are CERCLIS Sites that may still be contaminated; however, the EPA has No Further Remedial Action Planned for these sites. The site does not appear on the CERCLIS database. There are no sites located within 1 mile of the subject site on the CERCLIS OR CERCLIS NFRAP database.

13 S E P T E M B E R 1 1, SEC Project No Sarasota Tennis Club Page No RCRA TSD Sites The RCRA TSD list is a USEPA database that stores records and information on facilities that Treat, Store or Dispose of hazardous waste and substances. The property is not listed on the EPA RCRA list for Small Quantity Generators. There were no facilities listed on the EPA RCRA TDS database within 1 mile of the property. The EPA RCRIS and HWDMS lists also identify non-tsd facilities that generate and/or handle hazardous wastes. The appearance of a site on this list does not necessarily indicate environmental problems at the site. The property was not on the EPA RCRIS lists for Non-TSD facilities. There are no facilities listed on the RCRIS lists for Non-TSD sites. 4.5 RCRA CORRACTS Sites The USEPA RCRA CORRACTS is a USEPA database that identifies hazardous waste handlers with RCRA corrective action activity. The property was not on the CORRACTS list. There were no facilities located within one mile of the property on the CORRACTS list. 4.6 RCRA Generator Sites The Resource Conservation and Recovery Act Index System List (RCRIS) is a federal data base maintained by the USEPA containing information regarding RCRA (Resource Conservation and Recovery Act) facilities which generate and transport hazardous waste, and facilities which treat, store or dispose such waste. Inclusion on RCRIS does not necessarily indicate contamination, but rather the potential for contamination due to the presence and handling of hazardous substances. The property was not listed on the RCRA list. There were no facilities listed located within one mile of the property on the RCRA list. 4.7 Federal Institutional Control / Engineering Control Registries Institutional Controls or Engineering Controls that have been recorded in public property records due to the presence of on-site contamination or likely presence of on-site contamination due to historical activities or operations on the subject site are contained within this database. The property was not on the FIC list. There are no facilities located within one mile of the property on the FIC list. 4.8 ERNS Sites The Emergency Response Notification System is a USEPA database which stores records and information on facilities which have had reported spills or releases of oil and hazardous substances. * The site does not appear on the ERNS list. * There are no properties within 1 mile listed on the ERNS database.

14 S E P T E M B E R 1 1, SEC Project No Sarasota Tennis Club Page No State / Tribal / Local / Regional Records Reviewed The following reference sources are published by the Florida Department of Environmental Protection and were reviewed by SEC: Registered Storage Tank List Leaking Registered Storage Tank List Solid Waste or Landfill Facilities List Registered Dry-cleaning Facilities List Florida Dry-cleaning Solvent Cleanup Program Priority Ranking List Voluntary Cleanup Sites List Brownfield Sites List These reports generally present information regarding industrial or commercial facilities and the presence or potential for contamination due to hazardous substances / wastes or petroleum products. The FDEP TANKS list identifies facilities with known registered aboveground and underground petroleum fuel storage tanks. The appearance of a site on this list does not necessarily indicate environmental problems at the site. * The Tennis club does not appear on the TANKS list. * There were no facilities located within 1 mile identified on the TANKS list. The FDEP PCTS report identifies facilities and/or locations that have notified the FDEP of a possible release of contaminants from petroleum storage systems. * The Tennis club was not on the PCTS report. * There were no sites located within 1 mile of the property identified on the PCTS report. The FDEP SLDWST list identifies locations that have been permitted to conduct solid waste landfilling activities or other related waste handling activities. The appearance of a site on this list does not necessarily indicate that an environmental concern exists at the site. * The property was not on the SLDWST list. * There were no facilities located within 1 mile of the property identified on the SLDWST list. The FDEP Dry-Cleaning Lists identifies locations that have been registered Dry-Cleaning activities. The appearance of a site on this list does not necessarily indicate that an environmental concern exists at the site. * The property was not on the Dry-Cleaning list. * There were no facilities located within 1 mile of the property identified on the Dry-Cleaning list. The FDEP Brownfield List identifies locations that have been registered as Brownfields. The appearance of a site on this list does not necessarily indicate that an environmental concern exists at the site. * The property was not on the Brownfield list. * There were no facilities located within 1 mile of the property identified on the Brownfield list.

15 S E P T E M B E R 1 1, SEC Project No Sarasota Tennis Club Page No. 9 Files were reviewed at the Florida Department of Environmental Protection (FDEP) County Program Office or the Data Management System maintained by the FDEP (OCULUS) and or Sarasota County Environmental Services Department to determine the potential threat of contamination from the facilities in closest proximity to the property due to the migration of hazardous materials / wastes or petroleum products in the groundwater or soil. See Appendix E for the entire data base search. The complaint files of the Sarasota County Natural Resources division were reviewed for this report. No complaints for the site were observed. SEC reviewed the FDEP files in the Oculus files for the property. Prior Environmental Studies No prior environmental assessments or reports were observed in the files of Sarasota County Natural Resources or in the FDEP Oculus database Additional Environmental Records Sources Fire Department Records: No Environmental Findings Building Department Records: No Environmental Findings Health Department Records: No Environmental Findings 4.11 Physical Setting According to the Soil Survey of Sarasota County, the subject site consists primarily of soil described as Myakka fine sands. These sands are nearly level, poorly drained soils that are located on broad Flatwoods. The season high water table is at a depth of 6 to 18 inches, 1 to 3 months of the year, and a depth of 40 inches during 2 to 6 months of the year. The subject site is located in the Gulf Coastal Lowlands area of Sarasota County. This is an area of relic back beach ridges left over from the series of regressions and transgressions the area experienced during the recent Pleistocene and Pliocene time frames. Generally, the site soils in the upper 30 to 40 feet of the soil matrix are a medium grained to fine-grained mixture of multi-colored sands, shell layers, and sandy clays. The underlying Hawthorne Group is typically encountered approximately 50 to 60 feet below land surface. The elevation of the subject site is approximately 15 feet above mean sea level (MSL). Based on a review of the previous site assessment reports for the wastewater treatment plant, the gradient at the subject site is expected to be to the southeast, towards a nearby creek (see Figure 2, Topographic Survey Map). Hydrology/ Groundwater Characteristics Groundwater flow direction in the surficial aquifer generally conforms with area topographic relief. Discharge areas are generally in creeks, lagoons, intercostal waterways, bays and the Gulf of Mexico. Groundwater recharge within the surficial aquifer occurs primarily from downward infiltration of precipitation. The water table of the surficial aquifer is typically located at depths ranging from 2 feet to 5 feet below land surface; however, the water table may be influenced by occurrences such as local rainfall, pumping, and drainage control measures implemented by the Southwest Florida Water Management District.

16 S E P T E M B E R 1 1, SEC Project No Sarasota Tennis Club Page No Historical Use Information on the Property and Adjoining Properties The property was vacant open land with pine trees in Residential homes were built in the vicinity of the site starting in the late 1960s. Aerial Photograph Review Aerial photographs were examined for the purpose of determining whether the property and adjacent properties have been used for industrial or landfill purposes, if any obvious detrimental uses of the property could be ascertained and to observe development trends in the area. Aerials dated 1960, 1965, 1972,1979, 1981, 1988, 1992, 1995, 1998, 2002 and 2006 were available for review at the Sarasota County Engineering Department. A copy of the 2017 aerial photograph is provided in Appendix A of this report. In the earliest available photograph (1944), the property was observed to be vacant and undeveloped. In the 1953 through 1972 photographs, the site was vacant and open land. In the l975 through 2015 photographs, the Tennis club was visible. After close examination of all the aerials listed above, it was concluded that there is no evidence of dumping and or landfill activity associated with the property or adjacent properties in the vicinity. The above historical resource indicated that the subject site was virgin land as early as The review of the Sanborn Fire Insurance Maps, the City Directories and historical aerial photographs show the property and the surrounding area as being, residential land and the existing tennis club from 1975 to the present. Other surrounding land uses in the immediate vicinity of the property include a golf course and houses. Sanborn Fire-Insurance Map Review An extensive on-line collection of Sanborn Maps is available through the Florida Public Library System. Sanborn Fire Insurance Maps were used by insurance companies to determine potential fire hazards for specific buildings. This was accomplished by color-coding building construction, labeling automatic sprinkler systems, fire hydrants, and gas tanks as well as facilities that may contain other flammable liquids. This research revealed no Sanborn maps coverage for the property. The lack of Sanborn maps is considered to represent a Data Gap. The environmental significance of this Data Gap is considered to be minimal and not indicative of a potential release or threatened release. Historical City Directory Review SEC reviewed historical Polk City Directories (since 1960) at the Sarasota County Public Library located in Sarasota, Florida. Address listings for the subject site were as follows: 2014: 3600 Torrey Pines Boulevard: Sarasota Tennis club 2004: 3600 Torrey Pines Boulevard: Sarasota Tennis club 1993: 3600 Torrey Pines Boulevard: Sarasota Tennis club 1984: 3600 Torrey Pines Boulevard: Sarasota Tennis club 1975: 3600 Torrey Pines Boulevard: Sarasota Tennis club 1960: No Listing The above historical resource was researched and indicated that the subject site was not traceable to a physical address prior to This is considered a Data Gap. The environmental significance of this Data Gap. is considered to be minimal and not indicative of a potential release or threatened release.

17 SEPTEMBER 11, 2017 SEC Project No Sarasota Tennis Club Page No SITE RECONNAISSANCE 5.1 Methodology and Limiting Conditions The site inspection and reconnaissance was conducted on September 6, 2017 by Richard G. Steele, Environmental Professional (EP) with SEC. The EP traversed all readily accessible portions of the property. It is important to note that all but an exhaustive investigation might fail to locate buried, covered over or localized surficial events of hazardous materials or wastes on-site that are not reasonably visible or suspected at the ground surface. The client should realize that the property, which in our opinion, did not exhibit evidence that toxic or hazardous wastes were at the ground surface during our site inspection and field work, except as qualified herein, could later be impacted due to natural phenomena, human intervention, on-site pollution sources or contamination due to adjacent properties. These occurrences are beyond our control. SEC assumes that there are no hidden or unapparent environmental conditions of the site, subsoil, groundwater, structures or surroundings which would have an adverse effect on the property whether the source is on-site, adjacent properties, or properties in the nearby surrounding (with the exception of the known adjacent waste water treatment plant). This purpose of this Phase I ESA was not to provide an operational audit of any businesses at the site, if any, which would determine their compliance with regulatory requirements that may affect them. SEC or its representatives have conducted no off-site tests or evaluations of materials or substances found on the site for the purpose of assessing the presence of environmental Conditions not readily apparent during our visual observations made during the site visit. Information, estimates, and opinions furnished to SEC and its representatives, and contained in this report, were obtained from sources that are considered and assumed to be reliable, and believed to be true and correct. SEC and its representatives assume no responsibility for any inaccuracies in such items which may be revealed as a result of subsequent action, either by SEC or others. These occurrences are beyond our control. 5.2 General Site Setting / Exterior & Interior Observations. EXTERIOR OBSERVATION The property consists of tennis courts, swimming pool and clubhouse, with trees, canals and ponds. The tennis courts were observed at the site in good condition. The Clubhouse was observed at the site. Also, the pro shop and paved parking lots were observed. No significant environmental findings were noted on the exterior of the site.

18 S E P T E M B E R 1 1, SEC Project No Sarasota Tennis Club Page No. 12 INTERIOR OBSERVATIONS SEC observed the interior of the three buildings. The clubhouse was observed to consist of a restaurant, pro shop, restrooms and office space. Office cleaning supplies were observed inside the clubhouse. Swimming pool chemicals were observed inside the pool pump room. Underground/Aboveground Petroleum Storage Tanks No regulated petroleum Underground Storage Tanks (USTs) were observed at the site. No evidence of fill ports, vent pipes or other fuel tank components were readily observed during the site inspection. Hazardous Substance or Petroleum Product Use No hazardous substances are currently used at the site. Hazardous Substance or Petroleum Product Storage Practices No storage systems were noted at the site. Hazardous Waste or Petroleum Product Disposal Practices No hazardous or chemical waste is known to be currently generated on the property. Domestic Solid or Liquid Waste Disposal Practices No domestic solid or liquid waste is generated at the property. Domestic solid waste and liquid waste currently generated at the property is handled by the County sewer system. Odors No chemical, petroleum or any other foul odors were physically observed or noted during the site inspection. Pools of Liquid With the exception of pools of water, no pools of liquids were observed. Limited Polychlorinated Biphenyls (PCBs) Survey Our representative conducted a limited site survey for the presence of PCB-containing or PCBcontaminated equipment consisting of visual observations for the presence of transformers, capacitors, and hydraulic equipment. Dielectric fluid and hydraulic oils containing PCBs was widely used in such equipment until 1979 when the U.S. EPA restricted such use. It is thought that most PCB production ceased around Many utilities, including Florida Power and Light (FPL), have since acted to replace PCB-containing and PCB-contaminated transformers and capacitors. According to 40 CFR 761, the owner, FPL, is responsible for maintenance or replacement of transformers should they be PCB transformers or PCBcontaminated transformers. Our representative observed 1 pole-mounted transformer at the property. No staining was observed in the soils around the base of the unit. The metal case enclosing the unit was observed to be in good condition.

19 S E P T E M B E R 1 1, SEC Project No Sarasota Tennis Club Page No. 13 Impacted Soil or Distressed Vegetation The property and all readily accessible areas of the subject site were traversed by a representative from SEC. Soils and vegetation on the property and peripheral areas were observed for visual and olfactory signs of degradation by hazardous substances and or petroleum products. No evidence of stained soil / dead vegetation was observed at the property. Drains / Sumps No drains or sumps were noted. Stained Concrete or Asphalt No staining of concrete or asphalt was observed at the Property. 5.3 Radon Radon is a naturally occurring, odorless, invisible gas. Natural radon levels vary and closely related to geologic formations. Radon may enter buildings through basement sumps or other openings. The U.S. EPA has prepared a map to assist National, State and local organizations to target their resources and to implement radon-resistant building codes. The map divides the country into three Radon Zones, Zone 1 being those areas with average predicted indoor radon concentration in residential dwellings exceeding the EPA Action limit of 4.0 pico-curies per Liter. It is important to note that the EPA has found homes with elevated levels of radon in all three zones, and the EPA recommends site specific testing in order to determine radon levels at a specific location. However, the map does give valuable indication of the propensity of radon gas accumulation in structures. Radon sampling was not requested as part of this assessment. According to the EPA, the radon zone level for the area is Zone 3, which has a predicted average indoor screening level of less than 2.0 pico-curies per Liter set forth by the EPA. 5.4 Vapor Assessment Due to the lack of known discharges of fuel, the risk of vapor impacting on any future building at the subject property is considered low. However, the depth of groundwater (approximately 5 feet below land surface) and the lack of basements in this part of Florida both provide mitigating circumstances that may minimize impacts of vapor on future developments.

20 SEPTEMBER 11, 2017 SEC Project No Sarasota Tennis Club Page No INTERVIEWS As part of this Phase I ESA, SEC interviewed several individuals in order to collect additional information concerning historical and present uses of the property. 6.1 Interview with Owner SEC interviewed the owner of the site regarding the previous history of the property. 6.2 Interview with Site Manager SEC interviewed Maria, the tennis club maintenance manager regarding the site. 6.3 Interview with Occupants See above. 6.4 Interview with Local Government Officials SEC interviewed Mr. Chuck Masella of the Florida DEP regarding the prior use of the property. 6.5 Interview with Others Not applicable.

21 SEPTEMBER 11, 2017 SEC Project No Sarasota Tennis Club Page No FINDINGS / OPINIONS / RECOMMENDATIONS Based on the standardized research methods and resultant information contained within this Phase I Environmental Site Assessment, SEC has identified the following Recognized Environmental Conditions (RECs) in accordance with ASTM E A REC being defined by the above standard as the presence or likely presence of any hazardous substance or petroleum product in, on or at a property: (1) due to any prior release to the environment. (2) Under conditions indicative of a current release to the environment or (3) under conditions that pose a material threat of a future release to the environment. POTENTIAL CONTAMINATION DUE TO SOURCES LOCATED ON THE PROPERTY: Hazardous substance contamination: No Recognized Environmental Conditions Identified. Petroleum product contamination: No Recognized Environmental Condition Identified. POTENTIAL CONTAMINATION DUE TO SOURCES LOCATED ON ADJACENT PROPERTIES: Hazardous substance contamination: No Recognized Environmental Condition Identified. Petroleum product contamination: No Recognized Environmental Conditions Identified. POTENTIAL CONTAMINATION DUE TO SOURCES LOCATED WITHIN 1-MILE RADIUS: Hazardous substance contamination: No Recognized Environmental Conditions Identified Petroleum product contamination: No Recognized Environmental Conditions Identified Further Discussion No environmental issues were identified as having the potential to affect the proposed real estate transaction and / or the future business operations proposed for the subject site. Historical Recognized Environmental Conditions (HREC's) An HREC is a past release of hazardous substance or petroleum product that has occurred in connection with the property and has been addressed to the satisfaction of the applicable regulatory authority and meeting unrestricted use criteria established by a regulatory authority without subjecting the property to any required controls (e.g. property use restrictions, AULs, institutional controls or engineering controls). No historical RECs were identified at the site.

22 SEPTEMBER 11, 2017 SEC Project No Sarasota Tennis Club Page No. 16 Conditional Recognized Environmental Condition (CREC) A CREC is a REC resulting from a past release of hazardous substances or petroleum product that has been addressed to the satisfaction of the applicable regulatory authority (e.g., as evidenced by the issuance of a NFA letter or equivalent, or meeting risk-based criteria established by regulatory authority), with hazardous substances or petroleum products allowed to remain in place subject to the implementation of required controls (e.g., property use restrictions, AULs, institutional controls, or engineering controls). No CRECs were identified at the site. Material Threats No material threats with the possibility to impact the property were obse rved at the site. De Minimis Conditions No de minimus conditions with respect to the property were discovered during this Phase I ESA. OPINIONS SEC has performed a Phase I Environmental Site Assessment in conformance with the scope and limitations of ASTM Practice E of the Sarasota Tennis Club: 3600 Torrey Pines Boulevard in Sarasota, Florida, the property. Any exceptions to, or deletions from, this practice are described in this report. This assessment has revealed no evidence of Recognized Environmental Conditions (REC's) in connection with the property, with the exception of the items listed in Section 8.0. RECOMMENDATIONS Based upon the results of this report, SEC recommends that no further assessment be conducted for the subject site.

23 SEPTEMBER 11, 2017 SEC Project No Sarasota Tennis Club Page No ASSESSMENT SUMMARY Based on the standardized research methods and resultant information contained within this Phase I Environmental Site Assessment, SEC has identified the following Recognized Environmental Conditions ( REC s) at the property in accordance with ASTM E A REC is defined by the above standard as the presence or likely presence of any hazardous substance or petroleum product in, on or at a property: (1) due to any prior release to the environment. (2) Under conditions indicative of an existing release to the environment or (3) under conditions that pose a material threat of a future release to the environment. Any exceptions to, or deletions from, this practice are described in Section 1.4 of this report. This assessment has revealed no evidence of Recognized Environmental Conditions (REC's) in connection with the property.

24 S E P T E M B E R 1 1, SEC Project No Sarasota Tennis Club Page No DEVIATIONS No deletions or deviations from ASTM E were noted in this report.

25 S E P T E M B E R 1 1, SEC Project No Sarasota Tennis Club Page No ADDITIONAL SERVICES The following non-scope considerations were not performed as part of this Phase I ESA, and are not requirements of the ASTM E Practice; Asbestos Containing Materials (ACM), Radon, Lead-Based Paint, Lead In Drinking Water, Wetlands, Regulatory Compliance, Cultural And Historic Resources, Industrial Hygiene, Health & Safety, Ecological Resources, Endangered Species, Indoor Air Quality, Biological Agents and Mold. The client may wish to assess the above issues in connection with a commercial real estate transaction. No implication is intended as to the relative importance of inquiry into such None- Scope Considerations, and this list is not intended to be all inclusive.

26 S E P T E M B E R 1 1, SEC Project No Sarasota Tennis Club Page No R E F E R E N C E S & D E F I N I T I O N S References: Florida Department of Natural Resources, Inc. Bureau of Geology Southwest Florida Water Management District (SWFWMD) publication, Ground Water Resource Availability In Sarasota Inventory: Sarasota County Florida, 1998 Department Of Agriculture (USDA) publication, Soil Survey of Sarasota County, Florida, Soil Conservation Service, 1982 U.S. Geological Survey (USGS), Sarasota, Florida Quadrangle, 7.5 minute series topographic map, dated 1973, photo-revised 1987 Florida Community Affairs (FDCA), Radon Protection map, Sarasota County, dated 1995 Sarasota County Transportation aerial photographs dated 1967, 1972, 1978, 1983, 1986, 1990, 1993, 1995, 1998 and 2006 Sarasota County Historical Division, aerial photographs dated 1948 and 1957 Polk Historical City Directories: From 1960 until 2006 Sanborn Fire Insurance Maps: 1925, 1940, 1954 and 1963 Personal Interviews: 9/06/2017 NPL list for properties within a 1-mile radius (EPA) CERCLIS list for properties within a 1/2-mile radius (EPA) RCRA TSD list for properties within a 1-mile radius (EPA) RCRA CORRACTS list for properties within a 1-mile radius (EPA) RCRA Generator list for property and adjoining properties (EPA) ERNS list for property (EPA) Registered Storage Tank Listings for properties within a 1/8-mile radius (FDEP) Leaking Underground Storage Tank list for properties within a ½ -mile radius (FDEP) State of Florida Hazardous Waste sites list for properties within a 1-mile radius (FDEP) State Landfill list for properties within a 1/2-mile radius (FDEP) Definitions: Abatement means asbestos control beyond a special operations and maintenance program; means removal, repair, encapsulation, or enclosure of an asbestos-containing material to prevent fiber release. Asbestos means the asbestiform varieties of serpentinite (chrysotile), riebeckite (crocidolite), cummingtonitegrunertie, anthophyllite, and actinolite-tremolite. (EPA 40 CFR 61 Subpart M) Adjacent Property includes those sites separated from the property by an easement such as a street, highway, railroad, etc., which would other wise be immediately adjoining the subject site. BPR means the State of Florida Department of Business and Professional Regulation Capacitor - a device for accumulating and holding a charge of electricity and consisting of conducting surfaces separated by a dielectric (40 CFR 761.3); may contain a dielectric that contains PCB's. Category I Non-Friable Asbestos-Containing Material means asbestos-containing packings, gaskets, resilient floor covering, and asphalt roofing products containing more than one percent asbestos as determined using the method specified in Appendix A, Subpart F, 40 CFR 763, Section 1, Polarized Light Microscopy. (EPA 40 CFR 61, Subpart M) Category II Non-Friable Asbestos-Containing Material means any material, excluding Category I non-friable asbestos-containing material, containing more than one percent asbestos as determined using the methods specified in Appendix A, Subpart F, 40 CFR 763, Section 1, Polarized Light Microscopy that, when dry cannot be crumbled, pulverized, or reduced to powder by hand pressure. (EPA 40 CFR 61, Subpart M) Conditionally Recognized Environmental Condition: A CREC is a REC resulting from a past release of hazardous substances or petroleum product that has been addressed to the satisfaction of the applicable regulatory authority (e.g., as evidenced by the issuance of a NFA letter or equivalent, or meeting risk-based criteria established by regulatory authority), with hazardous substances or petroleum products allowed to remain in place subject to the implementation of required controls (e.g., property use restrictions, AULs, institutional controls, or engineering controls). Contamination means a non-permitted release of a hazardous substance, petroleum substance or product or polychlorinated biphenyl in sufficient quantity to cause damage to natural resources. Demolition means the wrecking or taking out of any load-supporting structural member of a facility together with any related handling operations or the intentional burning of any facility (or sinking of a ship). (EPA 40 CFR 61, Subpart M) Environment includes (a) the navigable waters, the waters of the contiguous zone, and the ocean waters..and (b) any other surface water, groundwater, drinking water supply, land surface or subsurface strata EPA means the Environmental Protection Agency Encapsulation means the application of a coating to asbestos-containing material to prevent fiber release. Enclosure means the construction of an air-tight barrier around asbestos-containing material to prevent fiber release. Exposure means the presence of people in an area where levels of an airborne contaminant is elevated; the total amount of a airborne contaminant inhaled by a person, typically approximated by the product of concentration and duration. FDEP means the Florida Department of Environmental Protection Facility means any institutional, commercial, public, industrial, or residential structure, installation, or building (including any structure,

27 SEPTEMBER 11, 2017 SEC Project No Sarasota Tennis Club Page No. 21 installation, or building containing condominiums or individual dwelling units operated as a residential cooperative, but excluding residential buildings having four or fewer dwelling units); any ship; and any active or inactive waste disposal site. For purposes of this definition, any building, structure, or installation that contains a loft used as a dwelling is not considered a residential structure, installation, or building. Any structure, installation or building that was previously subject to less of its current use or function. (EPA 40 CFR 61, Subpart M) Facility Component means part of a facility including equipment. (EPA 40 CFR 61, Subpart M) Fibrous means spongy, fluffy, composed of long strands of fiber. Friable Asbestos Material - means any material contain more than one percent asbestos as determined using the method specified in Appendix A, Subpart F, 40 CFR 763 Section 1, Polarized Light Microscopy, that, when dry, can be crumbled, pulverized, or reduced to powder by hand pressure. If the asbestos content is less than ten percent as determined by a method other than point counting PLM, verify the asbestos content by point counting using PLM. This may include previously non-friable material which becomes broken or damaged by mechanical force. (EPA 40 CFR 61, Subpart M) Hazardous Substance means those substances as defined by the Comprehensive Environmental Response, Compensation and Liability Act (CERCLA), 42 U.S.C (14), and includes any material that is toxic, flammable, explosive, or corrosive as these terms are defined by CERCLA. Excluded from this definition are petroleum substances or products as defined below. Hazardous Waste defined in RCRA (Section 1004(5)) as a solid waste, or a combination of solid wastes, which because of its quantity concentration, or physical, chemical, or infectious characteristics may (A) cause, or significantly contribute to an increase in mortality or an increase in serious, irreversible, or incapacitating reversible illness; or (B) pose a substantial present or potential hazard to human health or the environment when improperly treated, stored, transported, or disposed of, or otherwise managed. Historical Recognized Environmental Condition: An HREC is a past release of hazardous sub stance or petroleum product that has occurred in connection with the property and has been addressed to the satisfaction of the applicable regulatory authority and meeting unrestricted use criteria established by a regulatory authority without subjecting the property to any required controls (e.g. property use restrictions, AULs, institutional controls or engineering controls). Homogeneous Material means a material which may or may not extend through many functional spaces, and is uniform in color, size, texture, and relative date of installation or application, and appears to be the same identical material. Miscellaneous Materials means interior or exterior material components such as wallboard, linoleum, floor and ceiling tiles, fire doors, roofing, siding, and other materials not an integral component of the building such as stage curtains, protective clothing, laboratory apparatus and equipment, and other materials considered to be part of the real estate. Not Observed means no visual or olfactory evidence of said contamination was noted during the site inspection. Not Discovered means no information regarding said contamination was obtained from persons interviewed and no information was discovered in the Regulatory records that were reviewed. Non-PCB Containing means that the dielectric fluid in the electrical unit contains less than 50 ppm of PCB's. NESHAP means the National Emission Standard for Hazardous Air Pollutants - EPA Rules under the Clean Air Act. Non-Friable Asbestos-Containing Material means any material containing more than one percent asbestos as determined using the method specified in Appendix A, Subpart F, 40 CFR 763, Section 1, Polarized Light Microscopy, that, when dry, cannot be crumbled, pulverized, or reduced to powder by hand pressure. (EPA 40 CFR 61, Subpart M) Operations & Maintenance (O&M) Program means a formulated plan of training, cleaning, work practices, and surveillance to maintain asbestos-containing materials in good condition. The principle objective of an O&M program is to minimize exposure of all building occupants to asbestos fibers. Polarized Light Microscopy means an analytical method (600/M ) recommended by the EPA for asbestos identification based on analysis of the unique optical properties of mineral forms in the bulk samples. Poly-Chlorinated Biphenyl's (PCB's) - a mixture of compounds composed of the biphenyl molecule which has been chlorinated to varying degrees or any combination of substances which contains such substances (40 CFR 761.3). A suspected human carcinogen. PCB Contaminated means that the dielectric fluid in the electrical unit contains between 50 to 499 ppm of PCB's. PCB Transformer means that the dielectric fluid in the electrical unit contains over 500 ppm of PCB's. Petroleum Substance or Product means any material containing refined or crude oil, or any fraction thereof, and includes natural gas, natural gas liquids, liquefied natural gas, or synthetic gas usable for fuel, or mixtures of natural gas and such synthetic gas. Hazardous substances as defined above are excluded. Recognized Environmental Condition: REC is defined by the above standard as the presence or likely presence of any hazardous substance or petroleum product in, on or at a property: (1) due to any release to the environment. (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. Release means any spilling, leaking, pumping, pouring, emptying, discharging, injecting, escaping, leaching, dumping or disposing into the environment (including the abandonment or discharge of barrels, containers, and other closed receptacles containing any hazardous substance or pollutant or containment Transformer - devises that change (transform) one potential difference (voltage) to another. Typically transformers contain a dielectric fluid that has the potential to contain PCB's if the unit was manufactured before 1979; however, it is thought that most PCB production was ceased by Regulated Asbestos Containing Material (RACM) means (a) Friable asbestos material, (b) Category I nonfriable ACM that has become friable, (c) Category I nonfriable ACM that will be or has been subject to sanding, grinding, cutting, or abrading, or (d) Category II nonfriable ACM that has a high probability of becoming or has become crumbled, pulverized, or reduced to a powder by forces expected to act on the material in the course of demolition or renovation operations regulated by NESHAPS. (EPA 40 CFR 61, Subpart M) Renovation means altering a facility or one or more facility components in any way, including the stripping or removal of Regulated ACM from a facility component. Operations in which load-supporting structural members are wrecked or taken out are demolitions, and are excluded from this definition. Resilient Floor Covering means asbestos-containing floor tile, including asphalt and vinyl floor tile, and sheet vinyl floor covering containing more than one percent asbestos as determined using Polarized Light Microscopy according to the method specified in Appendix A, Subpart F, 40 CFR Part 763, Section 1, Polarized Light Microscopy.

28

29

30

31

32

33

34

35

36

37

38

39

40

41

42

43

44

45

46

47

48

49

50 APPENDIX A SITE FIGURES

51 Source: Google Maps Sarasota Tennis Club 3600 Torrey Pines Boulevard Sarasota, Florida S. E. C. Steele Environmental Consulting, Inc. SITE MAP SEC Project No Figure 1

52 SITE ----> Source: Google Maps Sarasota Tennis Club 3600 Torrey Pines Boulevard Sarasota, Florida S. E. C. Steele Environmental Consulting, Inc. TOPOGRAPHIC MAP SEC Project No Figure 2

53 Source: Google Maps Sarasota Tennis Club 3600 Torrey Pines Boulevard Sarasota, Florida S. E. C. Steele Environmental Consulting, Inc. AERIAL PHOTOGRAPH SEC Project No Figure 3

54 APPENDIX B SITE PHOTOGRAPHS

55 SARASOTA TENNIS CLUB SARASOTA, FLORIDA SEC PROJECT Photograph 1: View of the clubhouse / office at the site looking towards the east. Photograph 2: View of the clubhouse, parking lot looking towards the north. Photograph 3: View of the clubhouse, office, restaurant, tennis court looking towards the west.

56 SARASOTA TENNIS CLUB SARASOTA, FLORIDA SEC PROJECT Photograph 4: View of the clubhouse, swimming pool looking towards the southwest. Photograph 5: View of the Tennis Pro Shop (foreground) with the clubhouse in the background looking towards the south. Photograph 6: View of the tennis courts looking towards the east.

57 SARASOTA TENNIS CLUB SARASOTA, FLORIDA SEC PROJECT Photograph 7: View of the swimming pool with tennis courts in the background. Photograph 8: Interior view of the swimming pool pump room. Photograph 9: View of the swimming pool pump house.

58 SARASOTA TENNIS CLUB SARASOTA, FLORIDA SEC PROJECT Photograph 10: Interior view of the clubhouse, weight workout room. Photograph 11: Outside view of the Clubhouse rear portion. Photograph 12: View of the cleaning supply closet inside the clubhouse.

59 APPENDIX C LEGAL DESCRIPTION

60 9/6/17, 7:57 AM Property Record Information for Ownership: SARASOTA TENNIS CLUB HOLDINGS LLC 3600 TORREY PINES BLVD, SARASOTA, FL, Situs Address: 3600 TORREY PINES BLVD SARASOTA, FL, Buildings Land Area: Municipality: Subdivision: Property Use: Status Sec/Twp/Rge: Census: Zoning: Total Living Units: 493,404 Sq.Ft. Sarasota County COUNTRY CLUB OF SARASOTA THE Tennis club OPEN - PENDING SPLIT 22-37S-18E RE2 - RESIDENTIAL ESTATE (1UNIT/ACRE) 0 Parcel Description: BEG AT NW COR OF LOT 56 TH N E 140 FT TH N E FT TH NELY ALG CURVE TO LEFT FT TH NELY ALG CURVE TO RIGHT FT TH S E FT TH NELY ALG CURVE TO LEFT FT TH NELY ALG CURVE TO RIGHT FT TH N E FT TH NELY ALG CURVE TO RIGHT FT TH N W FT TH S W FT TH S W FT TH S W FT TO ELY LINE OF TORREY PINES BLVD TH S E FT TH SELY ALG CURVE TO RIGHT FT TH S E FT TO POB BEING PART OF PARCEL B CONTAINING AC M/L THE COUNTRY CLUB OF SARASOTA Situs - click address for details Bldg # Beds Baths Half Baths Year Built Gross Area Living Area Stories 3600 TORREY PINES BLVD SARASOTA, FL, ,726 25, TORREY PINES BLVD SARASOTA, FL, ,374 1,374 1 Extra Features Values line # Building Number Description Units Unit Type Year 1 1 Elevator - Commercial 2 EA Parking Spaces 158 EA Concrete paving SF Swimming Pool 4220 SF Tennis court 7200 SF Utility Building 100 SF Canopy (commercial) 1188 SF Fence,chain link 6 feet high 60 LF Asphalt paving SF 1975 Year Land Building Extra Feature Just Assessed Exemptions Taxable Cap 2017 $498,400 $1,245,900 $372,200 $2,116,500 $2,116,500 $0 $2,116,500 $ $498,400 $1,211,400 $367,000 $2,076,800 $2,076,800 $0 $2,076,800 $ $713,600 $893,200 $347,100 $1,953,900 $1,953,900 $0 $1,953,900 $0 Page 1 of 2

61 9/6/17, 7:57 AM 2014 $713,600 $900,000 $329,300 $1,942,900 $1,942,900 $0 $1,942,900 $ $713,600 $1,174,100 $303,000 $2,190,700 $2,190,700 $0 $2,190,700 $ $722,100 $1,289,700 $176,100 $2,187,900 $2,187,900 $0 $2,187,900 $ $722,100 $1,289,700 $178,800 $2,190,600 $2,190,600 $0 $2,190,600 $ $781,600 $1,241,200 $184,000 $2,206,800 $2,206,800 $0 $2,206,800 $ $849,500 $1,529,400 $153,600 $2,532,500 $2,532,500 $0 $2,532,500 $ $1,018,800 $1,568,900 $183,300 $2,771,000 $2,771,000 $0 $2,771,000 $0 Current Exemptions There are no exemptions associated with this parcel Sales & Transfers Transfer Date Recorded Consideration Instrument Number Qualification Code Grantor/Seller Instrument Type 12/31/2013 $2,100, STONE REAL EST HOLDINGS LTD WD 3/26/2001 $2,388, COUNTRY CLUB OF SARASOTA, WD 11/12/1992 $445, /0714 X2 BAY VENTURE CORP THE WD 12/1/1982 $ /0908 X2 BAY VENTURE CORP THE OT Associated Tangible Accounts Account Number Business Type Owner B Office Administrative Services SARASOTA TENNIS CLUB HOLDINGS LLC B Fitness and Recreational Sports Centers SARASOTA RACQUET & FITNESS LLC Property record information last updated on: 9/5/2017 Serving Our Community with Pride and Accountability Our Mission Budget Information Glossary Employment Opportunities Disclaimer Sarasota County Property Appraiser - Ph Fax Adams Lane, Sarasota, FL, Page 2 of 2

62 SARASOTA COUNTY PROPERTY APPRAISER / Bill Furst 9/6/17, 7:58 AM + SARASOTA COUNTY PROPERTY APPRAISER / Bill Furst Find address or place 300ft Degrees dcoley Page 1 of 1

63 APPENDIX D HISTORICAL RESEARCH DOCUMENTATION

64 SITE > Source: Google Maps Sarasota Tennis Club 3600 Torrey Pines Boulevard Sarasota, Florida S. E. C. Steele Environmental Consulting, Inc. AERIAL PHOTOGRAPH (1984) SEC Project No Figure 4

65 APPENDIX E REGULATORY RECORDS DOCUMENTATION

66 Preliminary Radius Report Satellite view Target Property: Sarasota Tennis Club 3600 Torrey Pines Blvd Sarasota, Sarasota County, Florida Prepared For: Steele Environmental Consulting Inc Order #: Job #: Project #: Date: 09/08/ Order# Job# of 28

67 Table of Contents Target Property Summary 1 Database Summary 2 Database Radius Summary 6 Preliminary Map 10 Environmental Records Definitions Order# Job#

68 Disclaimer This report was designed by GeoSearch to meet or exceed the records search requirements of the All Appropriate Inquiries Rule (40 CFR ) and the current version of the ASTM International E1527, Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process or, if applicable, the custom requirements requested by the entity that ordered this report. The records and databases of records used to compile this report were collected from various federal,state and local governmental entities. It is the goal of GeoSearch to meet or exceed the 40 CFR and E1527 requirements for updating records by using the best available technology. GeoSearch contacts the appropriate governmental entities on a recurring basis. Depending on the frequency with which a record source or database of records is updated by the governmental entity, the data used to prepare this report may be updated monthly, quarterly, semi-annually, or annually. The information provided in this report was obtained from a variety of public sources. GeoSearch cannot ensure and makes no warranty or representation as to the accuracy, reliability, quality, errors occurring from data conversion or the customer's interpretation of this report. This report was made by GeoSearch for exclusive use by its clients only. Therefore, this report may not contain sufficient information for other purposes or parties. GeoSearch and its partners, employees, officers And independent contractors cannot be held liable For actual, incidental, consequential, special or exemplary damages suffered by a customer resulting directly or indirectly from any information provided by GeoSearch Order# Job#

69 Target Property Summary Target Property Information Sarasota Tennis Club 3600 Torrey Pines Blvd Sarasota, Florida Coordinates Point ( , ) USGS Quadrangle Laurel, FL Geographic Coverage Information County/Parish: Sarasota (FL) ZipCode(s): Sarasota FL: 34231, Radon * Target property is located in Radon Zone 3. Zone 3 areas have a predicted average indoor radon screening level less than 2 pci/l (picocuries per liter) Order# Job# of 28

70 Database Summary FEDERAL LISTING Standard Environmental Records Database Acronym Locatable Unlocatable Search Radius (miles) EMERGENCY RESPONSE NOTIFICATION SYSTEM ERNSFL 0 0 TP/AP FEDERAL ENGINEERING INSTITUTIONAL CONTROL SITES EC 0 0 TP/AP LAND USE CONTROL INFORMATION SYSTEM LUCIS 0 0 TP/AP RCRA SITES WITH CONTROLS RCRASC 0 0 TP/AP RESOURCE CONSERVATION & RECOVERY ACT - GENERATOR RCRAGR RESOURCE CONSERVATION & RECOVERY ACT - NON- GENERATOR RCRANGR FEMA OWNED STORAGE TANKS FEMAUST BROWNFIELDS MANAGEMENT SYSTEM BF DELISTED NATIONAL PRIORITIES LIST DNPL NO LONGER REGULATED RCRA NON-CORRACTS TSD FACILITIES NLRRCRAT RESOURCE CONSERVATION & RECOVERY ACT - NON-CORRACTS TREATMENT, STORAGE & DISPOSAL FACILITIES RCRAT SUPERFUND ENTERPRISE MANAGEMENT SYSTEM SEMS SUPERFUND ENTERPRISE MANAGEMENT SYSTEM ARCHIVED SITE INVENTORY SEMSARCH NATIONAL PRIORITIES LIST NPL NO LONGER REGULATED RCRA CORRECTIVE ACTION FACILITIES NLRRCRAC PROPOSED NATIONAL PRIORITIES LIST PNPL RESOURCE CONSERVATION & RECOVERY ACT - CORRECTIVE ACTION FACILITIES RESOURCE CONSERVATION & RECOVERY ACT - SUBJECT TO CORRECTIVE ACTION FACILITIES RCRAC RCRASUBC SUB-TOTAL 0 0 Additional Environmental Records Database Acronym Locatable Unlocatable Search Radius (miles) AEROMETRIC INFORMATION RETRIEVAL SYSTEM / AIR FACILITY SUBSYSTEM AIRSAFS 0 0 TP/AP BIENNIAL REPORTING SYSTEM BRS 0 0 TP/AP CERCLIS LIENS SFLIENS 0 0 TP/AP CLANDESTINE DRUG LABORATORY LOCATIONS CDL 0 0 TP/AP EPA DOCKET DATA DOCKETS 0 0 TP/AP ENFORCEMENT AND COMPLIANCE HISTORY INFORMATION ECHOR TP/AP Order# Job# of 28

71 Database Summary Database Acronym Locatable Unlocatable Search Radius (miles) FACILITY REGISTRY SYSTEM FRSFL 0 0 TP/AP HAZARDOUS MATERIALS INCIDENT REPORTING SYSTEM HMIRSR TP/AP INTEGRATED COMPLIANCE INFORMATION SYSTEM (FORMERLY DOCKETS) INTEGRATED COMPLIANCE INFORMATION SYSTEM NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM ICIS 0 0 TP/AP ICISNPDES 0 0 TP/AP MATERIAL LICENSING TRACKING SYSTEM MLTS 0 0 TP/AP NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM NPDESR TP/AP PCB ACTIVITY DATABASE SYSTEM PADS 0 0 TP/AP PERMIT COMPLIANCE SYSTEM PCSR TP/AP SEMS LIEN ON PROPERTY SEMSLIENS 0 0 TP/AP SECTION SEVEN TRACKING SYSTEM SSTS 0 0 TP/AP TOXIC SUBSTANCE CONTROL ACT INVENTORY TSCA 0 0 TP/AP TOXICS RELEASE INVENTORY TRI 0 0 TP/AP ALTERNATIVE FUELING STATIONS ALTFUELS HISTORICAL GAS STATIONS HISTPST INTEGRATED COMPLIANCE INFORMATION SYSTEM DRYCLEANERS ICISCLEANERS MINE SAFETY AND HEALTH ADMINISTRATION MASTER INDEX FILE MSHA MINERAL RESOURCE DATA SYSTEM MRDS OPEN DUMP INVENTORY ODI SURFACE MINING CONTROL AND RECLAMATION ACT SITES SMCRA URANIUM MILL TAILINGS RADIATION CONTROL ACT SITES USUMTRCA DEPARTMENT OF DEFENSE SITES DOD FORMER MILITARY NIKE MISSILE SITES NMS FORMERLY USED DEFENSE SITES FUDS FORMERLY UTILIZED SITES REMEDIAL ACTION PROGRAM FUSRAP RECORD OF DECISION SYSTEM RODS SUB-TOTAL Order# Job# of 28

72 Database Summary STATE (FL) LISTING Standard Environmental Records Database Acronym Locatable Unlocatable Search Radius (miles) ENGINEERING AND INSTITUTIONAL CONTROL SITES ICEC 0 0 TP/AP REGISTERED STORAGE TANKS UAST BROWNFIELD AREAS BF BROWNFIELDS SITE REHABILITATION AGREEMENT SITES BSRA REGISTERED LEAKING STORAGE TANKS LUAST SOLID WASTE FACILITIES SWF VOLUNTARY CLEANUP SITES VCS STATE HAZARDOUS WASTE SITES SHWS SUB-TOTAL 0 0 Additional Environmental Records Database Acronym Locatable Unlocatable Search Radius (miles) FLORIDA DEPARTMENT OF ENVIRONMENTAL PROTECTION CLEANUP SITES DEPCLEANUP 0 0 TP/AP GROUND WATER CONTAMINATION AREAS GWCA 0 0 TP/AP SPILLS LISTING SPILLS 0 0 TP/AP UNDERGROUND INJECTION CONTROL WELLS UIC 0 0 TP/AP CATTLE DIP VATS CDV NATIONAL POLLUTANT DISCHARGE ELIMINATION SYSTEM FACILITIES NPDES DRY CLEANERS CLEANERS HISTORICAL DRY CLEANERS HISTCLEANERS DRYCLEANING SOLVENT PROGRAM CLEANUP SITES CLEANUPS SUB-TOTAL Order# Job# of 28

73 Database Summary TRIBAL LISTING Standard Environmental Records Database Acronym Locatable Unlocatable Search Radius (miles) UNDERGROUND STORAGE TANKS ON TRIBAL LANDS USTR LEAKING UNDERGROUND STORAGE TANKS ON TRIBAL LANDS LUSTR OPEN DUMP INVENTORY ON TRIBAL LANDS ODINDIAN SUB-TOTAL 0 0 Additional Environmental Records Database Acronym Locatable Unlocatable Search Radius (miles) INDIAN RESERVATIONS INDIANRES SUB-TOTAL 0 0 TOTAL Order# Job# of 28

74 Database Radius Summary FEDERAL LISTING Standard environmental records are displayed in bold. Acronym Search Radius (miles) TP/AP (0-0.02) 1/8 Mile (> TP/AP) 1/4 Mile (> 1/8) 1/2 Mile (> 1/4) 1 Mile (> 1/2) > 1 Mile Total AIRSAFS NS NS NS NS NS 0 BRS NS NS NS NS NS 0 CDL NS NS NS NS NS 0 DOCKETS NS NS NS NS NS 0 EC NS NS NS NS NS 0 ECHOR NS NS NS NS NS 0 ERNSFL NS NS NS NS NS 0 FRSFL NS NS NS NS NS 0 HMIRSR NS NS NS NS NS 0 ICIS NS NS NS NS NS 0 ICISNPDES NS NS NS NS NS 0 LUCIS NS NS NS NS NS 0 MLTS NS NS NS NS NS 0 NPDESR NS NS NS NS NS 0 PADS NS NS NS NS NS 0 PCSR NS NS NS NS NS 0 RCRASC NS NS NS NS NS 0 SEMSLIENS NS NS NS NS NS 0 SFLIENS NS NS NS NS NS 0 SSTS NS NS NS NS NS 0 TRI NS NS NS NS NS 0 TSCA NS NS NS NS NS 0 RCRAGR NS NS NS NS 0 RCRANGR NS NS NS NS 0 ALTFUELS NS NS NS 0 FEMAUST NS NS NS 0 HISTPST NS NS NS 0 ICISCLEANERS NS NS NS 0 MRDS NS NS NS 0 MSHA NS NS NS 0 BF NS NS 0 DNPL NS NS 0 NLRRCRAT NS NS 0 ODI NS NS 0 RCRAT NS NS Order# Job# of 28

75 Database Radius Summary Acronym Search Radius (miles) TP/AP (0-0.02) 1/8 Mile (> TP/AP) 1/4 Mile (> 1/8) 1/2 Mile (> 1/4) 1 Mile (> 1/2) > 1 Mile Total SEMS NS NS 0 SEMSARCH NS NS 0 SMCRA NS NS 0 USUMTRCA NS NS 0 DOD NS 0 FUDS NS 0 FUSRAP NS 0 NLRRCRAC NS 0 NMS NS 0 NPL NS 0 PNPL NS 0 RCRAC NS 0 RCRASUBC NS 0 RODS NS 0 SUB-TOTAL Order# Job# of 28

76 Database Radius Summary STATE (FL) LISTING Standard environmental records are displayed in bold. Acronym Search Radius (miles) TP/AP (0-0.02) 1/8 Mile (> TP/AP) 1/4 Mile (> 1/8) 1/2 Mile (> 1/4) 1 Mile (> 1/2) > 1 Mile Total DEPCLEANUP NS NS NS NS NS 0 GWCA NS NS NS NS NS 0 ICEC NS NS NS NS NS 0 SPILLS NS NS NS NS NS 0 UIC NS NS NS NS NS 0 CDV NS NS NS NS 0 NPDES NS NS NS NS 0 CLEANERS NS NS NS 0 HISTCLEANERS NS NS NS 0 UAST NS NS NS 0 BF NS NS 0 BSRA NS NS 0 CLEANUPS NS NS 0 LUAST NS NS 0 SWF NS NS 0 VCS NS NS 0 SHWS NS 0 SUB-TOTAL Order# Job# of 28

77 Database Radius Summary TRIBAL LISTING Standard environmental records are displayed in bold. Acronym Search Radius (miles) TP/AP (0-0.02) 1/8 Mile (> TP/AP) 1/4 Mile (> 1/8) 1/2 Mile (> 1/4) 1 Mile (> 1/2) > 1 Mile Total USTR NS NS NS 0 LUSTR NS NS 0 ODINDIAN NS NS 0 INDIANRES NS 0 SUB-TOTAL TOTAL NOTES: NS = NOT SEARCHED TP/AP = TARGET PROPERTY/ADJACENT PROPERTY Order# Job# of 28

78 .2 Database Preliminary Radius Map Summary Click here to access Satellite view Order# Job# of 28