19008 Residence Gateway Ph I ESA 20080507

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TABLE OF CONTENTS

EXECUTIVE SUMMARY............................................................................................................iv

1.0 INTRODUCTION............................................................................................................. 1-1
1.1 Purpose.............................................................................................................................. 1-1
1.2 Detailed Scope of Services................................................................................................ 1-1
1.3 Significant Assumptions....................................................................................................1-3
1.4 Limitations and Exceptions ............................................................................................... 1-3
1.5 Special Terms and Conditions........................................................................................... 1-4
1.6 User Reliance..................................................................................................................... 1-4

2.0 SITE DESCRIPTION........................................................................................................ 2-1
2.1 Location and Legal Description......................................................................................... 2-1
2.2 Site and Vicinity General Characteristics.......................................................................... 2-1
2.3 Current Use of the Property............................................................................................... 2-2
2.4 Description of Structures, Roads and Other Improvements.............................................. 2-2
2.5 Current Uses of Adjoining Properties................................................................................ 2-2

3.0 USER/OWNER-PROVIDED INFORMATION............................................................... 3-1
3.1 Title Records...................................................................................................................... 3-1
3.2 Environmental Liens.......................................................................................................... 3-1
3.3 Specialized Knowledge ..................................................................................................... 3-1
3.4 Commonly Known Information ........................................................................................ 3-1
3.5 Valuation Reduction for Environmental Issues................................................................. 3-1
3.6 Owner/Property Manager/Occupant Information.............................................................. 3-2
3.7 Reason for Performing the Phase I.................................................................................... 3-2

4.0 RECORDS REVIEW........................................................................................................ 4-1
4.1 Standard Environmental Record Sources.......................................................................... 4-1
4.2 Summary of Federal Database Findings............................................................................ 4-2
4.3 Summary of State Database Findings................................................................................ 4-2
4.4 Additional Environmental Record Sources ....................................................................... 4-2
4.5 Physical Setting Sources....................................................................................................4-2
4.6 Historical Use Information on the Property....................................................................... 4-4
4.7 Historical Use Information on the Adjoining Properties................................................... 4-8

5.0 SITE RECONNAISSANCE.............................................................................................. 5-1
5.1 Methodology and Limiting Conditions ............................................................................. 5-1
5.2 General Site Setting........................................................................................................... 5-1
5.3 Site Observations............................................................................................................... 5-1

6.0 INTERVIEWS................................................................................................................... 6-1
6.1 Interview with Owner........................................................................................................6-1
6.2 Interview with Site Manager ............................................................................................. 6-1
6.3 Interview with Occupants.................................................................................................. 6-1
6.4 Interview with Local Government Officials...................................................................... 6-1

7.0 FINDINGS AND OPINIONS ........................................................................................... 7-1

8.0 CONCLUSIONS AND RECOMMENDATIONS............................................................ 8-1
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9.0 DEVIATIONS, LIMITATIONS, AND DATA GAPS ..................................................... 9-1

10.0 ENVIRONMENTAL PROFESSIONAL STATEMENT................................................ 10-1

LIST OF APPENDICES

APPENDIX A FIGURES
APPENDIX B USER/OWNER QUESTIONNAIRES
APPENDIX C SITE PHOTOGRAPHS
APPENDIX D EDR REPORT
APPENDIX E SANBORN FIRE INSURANCE MAPS
APPENDIX F PROPERTY DEED INFORMATION
APPENDIX G QUALIFICATIONS OF ENVIRONMENTAL PROFESSIONAL AND STAFF

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EXECUTIVE SUMMARY

PROPERTY NAME: Uptown Land
LOCATION: West Trade Street
Charlotte, North Carolina

MACTEC Engineering and Consulting, Inc. (MACTEC) conducted a Phase I Environmental Site
Assessment (Phase I ESA) at the subject properties. The Phase I ESA was conducted in material
compliance with the scope and limitations of ASTM E 1527-05. Any exceptions to, or deletions
from, this practice are described in Section 9 of this report.

The site is comprised of approximately 6.2 acres of undeveloped land between West Fifth and
West Trade Streets and Irwin Creek and Gateway Village. The site is primarily utilized as parking
lots. No evidence of underground storage tanks was noted on the site.

MACTEC conducted a search of regulatory information provided by Environmental Data
Resources (EDR) to identify facilities that are either on the site or located within the respective
search distances as defined by ASTM International in Standard Practice E 1527-05, "Standard
Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process”.
EDR’s review of the environmental lists revealed evidence of recognized environmental conditions
at the site.

The target property was identified on the regulatory databases reviewed for this report. The former
Elmer’s Auto Service (1100 West Trade Street) was identified on the Leaking UST (LUST) and
UST lists. The incident was closed out under the direction of MACTEC (as LAW) in 2000. In
addition, Environmental Investigations performed assessment at the former filling station property
(1012 West Trade Street) and identified petroleum hydrocarbons and chlorinated solvents in the
ground water at the site. MACTEC (as LAW) provided oversight of the removal of a UST from
Parcel 078-124-01 in 2002. Analysis of the soil samples identified detectable concentrations of
petroleum hydrocarbons.

EDR’s review of the environmental lists revealed recognized environmental conditions on
surrounding sites. Based on distance and topography with respect to groundwater flow, the
facilities southwest, west and northwest of the site are not expected to adversely impact the subject
site. Sites located northeast, southeast and east could impact this site.

The 700, 800 and 900 Blocks of Gateway Village (West Trade Street) were identified on the
following lists: UST, LUST, IMD, and SHWS. A UST remains in service at 800 West Trade
Street. The SHWS listing is related to chlorinated solvents identified in soil and groundwater
during development of the existing facilities. Based on documented assessment activities by
MACTEC (as LAW) and others, the chlorinated solvents in the ground water have migrated to the
subject parcels.

Based on our observations, interviews with knowledgeable parties and the information reviewed,
recognized environmental conditions were identified on the site and nearby properties.

Due to the extensive developmental history of the area and multiple documented release incidents
in the area, ground-water contamination is documented at the subject parcels. The sources of the
off-site contamination were determined in assessment activities performed during development of
the Gateway Village. Typically, in urban areas where ground water is not in use for drinking, the
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NCDENR will acknowledge the presence of contamination but will not request that a non-
responsible party, that happens to own the property, pursue additional assessment or active
remediation unless there is a reason to believe that the subject property is a contributing factor to
the contamination.

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1.0 INTRODUCTION
1.1 Purpose

The purpose of this Phase I Environmental Site Assessment (Phase I ESA) was to identify
recognized environmental conditions associated with the property and update the previous Phase I
Environmental Assessment report (dated April 2, 1998) for the site by MACTEC (as Law
Engineering and Environmental Services, Inc.) ASTM Standard E 1527-05 defines recognized
environmental conditions as “the presence or likely presence of any hazardous substances or
petroleum products on a property under conditions that indicate an existing release, a past release, or
a material threat of a release of any hazardous substances or petroleum products into structures on the
property or into the ground, groundwater, or surface water of the property”. The term includes
hazardous substances or petroleum products even under conditions in compliance with laws. The
term is not intended to include de minimis conditions that generally do not present a material risk or
harm to public health or the environment and that generally would not be the subject of an
enforcement action if brought to the attention of appropriate governmental agencies. Conditions
determined to be de minimis are not recognized environmental conditions.”

1.2 Detailed Scope of Services

MACTEC prepared this Phase I ESA based on reasonably ascertainable information and site
observations. We conducted the following tasks at the site, which are in material compliance with
those tasks established in E 1527-05:

• We reviewed the history of the site using reasonably ascertainable standard historical
sources and conducted interviews with knowledgeable parties.

• We reviewed lists published by selected state and federal environmental regulatory
agencies for records or comments pertaining to past or present environmental concerns
at the site and/or within specified "search distances" from the site. These distances
adhere to the standard search distances recommended in E 1527-05. The lists we
reviewed are listed below.

1. National Priority List (NPL). This list is for highly contaminated sites and includes
Proposed NPL and Delisted NPL sites. The search radius is one mile.

2. Comprehensive Environmental Response, Compensation, and Liability List (CERCLIS).
This database contains sites which are proposed to be placed on the NPL, and sites that are
in the screening and assessment phase for possible inclusion on the NPL. The search radius
is one-half mile.
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3. CERCLIS-NFRAP List–This list identifies CERCLIS sites where no further remedial
action is planned. The search radius is one half-mile.

4. Resource Conservation and Recovery Act (RCRA INFO) listings, including TSDs
(treatment, storage, and disposal facilities), SQGs (small quantity generators), conditionally
exempt SQGs, and LQGs, (large quantity generators). The search radius for TSD facilities is
one-half mile. The search area for the LQG and SQG facilities is limited to the target
property and its adjacent properties.

5. The CORRACTS List identifies RCRA sites where corrective action has been performed.
The search radius is one mile.

6. Emergency Response Notification System (ERNS) List, compiled by the U.S. Coast
Guard’s National Response Center. The search radius is limited to the target property only.

7. List of registered USTs compiled by the North Carolina Department of Environment and
Natural Resources (NCDENR). The search radius is limited to the target property and its
adjacent properties.

8. Incident Management Database (IMD) List, which includes leaking UST systems,
compiled by the NCDENR. The search radius is one half-mile.

9. The Leaking Underground Storage Tank (LUST) List identifies leaking UST systems,
compiled by the NCDENR. The search radius is one half-mile.

10. List of solid-waste facilities permitted by the NCDENR. The search radius is one half-mile.

11. Old Landfill Inventory (OLI) compiled by NCDENR. The search radius is one half-mile.

12. The list of Responsible Party Voluntary Action Sites (VCP). The search radius is one half-
mile.

13. The Brownfields Inventory is maintained by EPA and NCDENR. The search radius is one
half-mile.

14. List of State Hazardous Waste Sites (SHWS). This list is maintained by NCDENR and is the
State equivalent of the CERCLIS List. The search radius is one-half mile.

15. List of State Hazardous Substance Disposal Sites (HSDS). This list identifies uncontrolled
and unregulated hazardous waste sites. The search radius is one mile.

16. The list of Drycleaning sites is compiled by the NCDENR with a search radius of one-half
mile.

17. The Engineering Controls Sites List identifies sites with in-place engineering controls which
including various forms of caps, building foundations, liners and treatment methods that
eliminate or inhibit potential pathways that may allow regulated substances to migrate from a
source area or affect human health. The search radius is limited to the target property.

18. The Institutional Controls Sites List identifies sites with in-place institutional controls
whereby administrative measures such as groundwater use restrictions, construction
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restrictions, property use restrictions, and post-remediation monitoring requirements are
intended to prevent exposure to contaminants that remain on the site. Land use deed
restrictions are generally considered to be an institutional control. The search radius is one
half-mile.

19. Indian Reservations List is a list of Indian administered lands of the US that contain an area
equal to or greater than 640 acres. The search radius is one mile.

20. Indian Leaking Underground Storage Tank (Indian LUST) a list of Indian administered lands
of the United States that have reported releases from underground storage tanks. The search
radius is one half-mile.

21. Indian Underground Storage Tank (Indian UST) a list of Indian administered lands of the
United States that maintain underground storage tanks. The search radius is one half-mile.

MACTEC also performed the following tasks as part of this assessment;

• Conducted a “walk-over" site reconnaissance to look for surficial indications of activities
involving hazardous substances and petroleum products.

• Conducted a vehicular reconnaissance in the vicinity of the site to verify the location of the
facilities identified during our list review, and to visibly determine if land use on adjacent
properties creates the potential for an adverse environmental impact on the project site.

• Prepared this written report that summarizes our observations, findings, and conclusions.

Our proposed scope of services for this Phase I assessment did not include sampling or evaluating
buildings for radon or asbestos-containing materials, evaluating ambient air quality, identifying
wetlands, or testing of the soil, air, surface water, drinking water, or groundwater for chemical
contaminants.
1.3 Significant Assumptions

MACTEC made no significant assumptions during the site “walk-over.”
1.4 Limitations and Exceptions

Our findings and opinions are relative to the date of our site work and should not be relied on to
represent conditions on other dates. These opinions are based on information obtained during the
study and our experience. If additional information becomes available which might change our
conclusions, we request the opportunity to review the information, reassess the potential concerns,
and modify our opinions, if warranted.

Although this assessment has attempted to identify the potential for environmental impacts to the
subject site, potential sources of contamination may have escaped detection due to (1) the limited
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scope of this assessment, (2) the inaccuracy of public records, (3) the presence of undetected or
unreported environmental incidents, (4) inaccessible areas, and/or (5) deliberate concealment of
detrimental information.

1.5 Special Terms and Conditions

Our work was conducted in accordance with the terms and conditions presented in MACTECs
Proposal, Prop08chlt179 dated April 11, 2008. Services performed specifically for this site were
authorized by Mr. Chris Giovanelli on April 16, 2008.

1.6 User Reliance

This report, including its findings, opinions, and conclusions, is intended for the exclusive use and
benefit of, and may be relied upon only by Bank of America and Lincoln Harris. Bank of America
and Lincoln Harris has agreed that any prospective lender, buyer, seller, or other third party who
wishes to rely on this report must first sign MACTEC’s Secondary Client Agreement.
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2.0 SITE DESCRIPTION

2.1 Location and Legal Description

The subject site consists of 14 parcels of land (6.2 acres) between West Fifth and West Trade
Streets adjacent to the existing Gateway Village development in uptown Charlotte, North Carolina.
The site is located in the Center City’s Third Ward. Figure 1 is provided as a general site location
map. An aerial photograph (Figure 2) is included in Appendix A.

Chains-of-title information for the properties comprising the site was not provided for our review.
MACTEC was not provided with a legal description of the site, but was able to review tax
information through the Mecklenburg County POLARIS system, an on-line service.

2.2 Site and Vicinity General Characteristics

The following table lists the parcel numbers included in this update assessment:

PARCEL I.D. NUMBERS AND ADDRESSES

Tax Parcel I.D.

ADDRESS

CURRENT LAND USE
078-124-01 110 North Irwin Avenue Paved parking lot
078-153-08 1012 West Trade Street Unpaved parking lot
078-153-12 113 and 117 North Irwin Avenue Unpaved parking lot
078-153-14 125 North Irwin Avenue Minority Contractors Association
078-153-15 1009 West Fifth Street Unpaved parking lot
078-153-01 1027 West Fifth Street Unpaved parking lot
078-153-03 118 North Sycamore Street Unpaved parking lot
078-153-04 110 North Sycamore Street Unpaved parking lot
078-152-07 127 North Sycamore Street Undeveloped, vacant
078-152-06 119 North Sycamore Street Undeveloped, vacant
078-152-05 115 North Sycamore Street Undeveloped, vacant
078-152-04 111 North Sycamore Street Undeveloped, vacant
078-152-03 107 North Sycamore Street Undeveloped, vacant
078-152-14 1100 West Trade Street Undeveloped, vacant

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The site is bound on the southeast by an office building, the northwest by West Fifth Street, to the
southwest by West Trade Street and to the northwest by Irwin Creek. Photographs taken by
MACTEC personnel are included as Appendix C.
2.3 Current Use of the Property

At the time of our visit, the majority of the site was developed as unpaved parking lots. The parcel
designated 110 North Irwin Avenue is a paved parking lot. Remaining areas are landscaped with
grass and trees.
2.4 Description of Structures, Roads and Other Improvements

Only one structure was observed on the site. The Minority Contractor’s Association (125 North
Irwin Avenue) occupies a 5,500-square foot office building that was constructed in 1965. The site
area is provided municipal sanitary sewer and water services from Charlotte-Mecklenburg Utilities
Department.
2.5 Current Uses of Adjoining Properties

The site is bound by commercial properties on the northeast and southeast sides. Across West
Trade Street, which bounds the site to the southwest, a multi-family residential development was
noted. Vacant, undeveloped land lies to the northwest of the site in the vicinity of Irwin Creek.

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3.0 USER/OWNER-PROVIDED INFORMATION

3.1 Title Records

MACTEC was not provided with title records of the property. According to current tax records,
most of the properties are owned by Bank of America. Cousins Properties and Southport
Investments, LLC also are listed as owners on some of the parcels. Property deed information is
included as Appendix F.
3.2 Environmental Liens

MACTEC’s site contact was Ms. Bettie Coltrane of Cousins Properties. Ms. Coltrane did not have
knowledge of environmental liens held against the property, nor did she indicate the presence of
outstanding environmental regulatory issues related to the property. Ms. Coltrane’s comments
were completed in the User Questionnaire provided in Appendix B.
3.3 Specialized Knowledge

MACTEC was provided with specialized knowledge regarding the site by the owner of the
property. In addition, numerous reports prepared by Environmental Investigations, P.A. and
MACTEC (as LAW) were available for our review. Environmental Investigations performed
assessment at the former filling station property (1012 West Trade Street) and identified petroleum
hydrocarbons and chlorinated solvents in the ground water at the site. MACTEC (as LAW)
provided oversight of the removal of a UST from Parcel 078-124-01 in 2002. Analysis of the soil
samples identified detectable concentrations of petroleum hydrocarbons.
3.4 Commonly Known Information

MACTEC was not provided with commonly known information regarding the site.
3.5 Valuation Reduction for Environmental Issues

Ms. Coltrane did not comment on the purchase price relative to the fair market value of the
property.

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3.6 Owner/Property Manager/Occupant Information

Ms. Coltrane did not have knowledge of past environmental concerns at the site.
3.7 Reason for Performing the Phase I

This Phase I ESA was performed to provide Bank of America and Lincoln Harris information
regarding potential environmental liabilities at the site.

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4.0 RECORDS REVIEW

4.1 Standard Environmental Record Sources

Environmental Data Resources, Inc. (EDR), under subcontract to MACTEC, provided information
from state and federal regulatory lists referenced in Section 1.2. The reader should note that these
lists are limited and only include sites known to the regulatory agencies at the time of publication.
These lists identify sites that are contaminated or exhibit potential for contamination due to the
generation or handling of toxic or hazardous materials.

The target property was identified on the regulatory databases reviewed for this report. The former
Elmer’s Auto Service (1100 West Trade Street) was identified on the Leaking UST (LUST) and
UST lists. The incident was closed out under the direction of MACTEC (as LAW) in 2000.

Surrounding properties were identified on the following lists: Comprehensive Environmental
Response, Compensation, and Liability list (CERCLIS NFRAP), State Hazardous Waste Site lists,
State Hazardous Substance Disposal Sites (HSDS), Incident Management Database (IMD),
Leaking Underground Storage Tanks (LUST), LUST TRUST, UST, and manufactured gas plants.
Regulatory listings pertaining to off-site properties are discussed below.

Based on distance and topography with respect to groundwater flow, the facilities southwest, west
and northwest of the site are not expected to adversely impact the subject site. Sites located
northeast, southeast and east could impact this site. Surrounding sites are discussed below:

• The 700, 800 and 900 Blocks of Gateway Village (West Trade Street) were identified
on the following lists: UST, LUST, IMD, and SHWS. A UST remains in service at
800 West Trade Street. The SHWS listing is related to chlorinated solvents identified
in soil and groundwater during development of the existing facilities. Based on
documented assessment activities by MACTEC (as LAW) and others, the chlorinated
solvents in the ground water have migrated to the subject parcels.

• The Boulevard Co. 1 incident (215 North Irwin Avenue) was identified on the LUST
list. This nearby leaking tank incident was closed out by the State in 2007 and is
unlikely to affect the subject parcels.

• RSA (B& K Investments) at 900 West Trade Street was identified on the LUST list
related to a 1992 leaking tank incident. The incident (No. 8793) reportedly remains
open at the NCDENR, even though the tanks were removed. Based on the regulatory
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status and measured ground-water flow direction, incident No. 8793 may potentially
affect the ground water at the subject parcels.

• The Gateway Center at 901 West Trade Street was identified on the UST list relative to
a 2,500-gallon emergency generator tank. No releases have been reported from this
tank.

The remaining incidents in the surrounding area on the EDR report are either closed out with the
state or situated hydraulically downgradient or in a different local watershed. None of the other
surrounding properties represent a recognized environmental condition relative to the property.
4.2 Summary of Federal Database Findings

The site was not identified on the Federal regulatory lists reviewed for this assessment.
Surrounding properties, within the established search radii, were not identified on the NPL or TSD
list (including those proposed or de-listed). Three surrounding sites were identified on the
CERCLIS-NFRAP list within the respective search radii. In MACTEC’s opinion, these are not
likely to affect the subject parcels.
4.3 Summary of State Database Findings

The site was identified on a state regulatory list reviewed for this assessment. The former Elmer’s
Auto Service (1100 West Trade Street) was identified on the LUST list. This incident was closed
in 2000. Surrounding properties, within the established search radii, were identified on the SHWS,
HSDS, IMD, LUST, LUST TRUST, and UST lists. The site and surrounding properties were not
identified on the landfill list, drycleaners list, or list of institutional controls.
4.4 Additional Environmental Record Sources

MACTEC interviewed Ms. Rachel Pillar of the Fire Prevention Bureau of the Charlotte Fire
Department regarding fires or spills reported at the property. Ms. Pillar preliminarily informed us
that no fires or spills have been documented at the property. If the final written report indicates
otherwise, MACTEC will prepare an addendum to this report.
4.5 Physical Setting Sources

MACTEC reviewed the following sources to obtain information regarding the physical setting of
the site:

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• Geologic Map of North Carolina, published in 1985 by the North Carolina
Geological Survey;

• National Flood Insurance Program Floodway Flood Boundary and Floodway
Map-City of Charlotte, North Carolina, Mecklenburg County-Map 370159-
00131B, updated February 26, 1982.

• Soil Survey of Mecklenburg County, dated 1980, published by the USDA
Natural Resources Conservation Service;

• USGS 7.5-Minute Topographic Map, Charlotte East, North Carolina
Quadrangle, dated 1967, photorevised 1988, published by the United States
Geological Survey;

• USGS 7.5-Minute National Wetlands Inventory (NWI) Map, Charlotte East,
North Carolina Quadrangle, dated 1994, published by the United States Fish
and Wildlife Service.

The site is located within the Charlotte Belt of the Piedmont Physiographic Province consisting of
low rounded hills and long rolling northeast to southwest trending ridges with incised creek
channels. Based on a review of the geologic map, the site is underlain by granitic rock.

The Soil Survey of Mecklenburg County indicates that soils at the site are classified as Urban Land.
These soils natural characteristics have been altered or destroyed by construction activities.
According to the National Wetlands Inventory Map, no wetlands were identified on the property.

Based on the USGS topographic map, the site elevation ranges from about 690 (eastern corner) to
approximately 650 feet above mean sea level near Irwin Creek. Surface drainage patterns within
the Piedmont typically indicate the direction contaminants would be transported by surface water
or groundwater. Based on our interpretation of the topographic map and on-site observations,
surface water on the site would be expected to flow to the west toward Irwin Creek.

The direction and movement of groundwater through soil is dependent on soil type and the
presence of relict structures and textures of the underlying rock. Fractures, faults, folds and
foliation planes affect the migration of groundwater in rock. Since no significant geologic features
were identified in or on the site, it is reasonable to assume that the direction of on-surface ground-
water flow under static conditions (no pumping interference) approximates the surface topography
of the site. Groundwater at the site is expected to flow to the west toward Irwin Creek.
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4.6 Historical Use Information on the Property

MACTEC (as LAW) reviewed available historical information and conducted interviews to
evaluate the site history. We reviewed the following sources:

• United States Department of Agriculture Soil Conservation Service aerial
photograph 7-19, dated 1938; photograph 7-101, dated 1951; photograph 7-
42, dated 1956; photograph G-10, dated 1968; and photograph 11-61, dated
1983.

• Charlotte City Directories dated 1910, 1920, 1930, 1940, 1950, 1960, 1970,
1980.

• City of Charlotte Engineering Department Topographic Map No. K-26, dated
March 1992 and Map No. K-27, dated April 1990.

• Mecklenburg County Engineering Department, aerial photograph 562B,
dated March 1966; photograph 7-30, dated 1975; and photographs K-26 and
K-27, dated 1990.

• ARCATA Real Estate Data, Inc., Real Estate Atlas of Mecklenburg County,
NC, Aerial Map Volume, Map No. 59, dated 1970.

• REDI Real Estate Data, Inc., Aerial/Map Volume of Mecklenburg County,
NC, Map No. 59B, dated 1980.

• TRW-REDI Property Data Realty Atlas of Mecklenburg County, Map Nos.
49B and 49C, dated 1993.

• Aerial photograph, dated 2007, obtained from Mecklenburg County GIS, on-
line services;

• Sanborn fire insurance maps dated 1896, 1905, 1911, 1929, 1950, 1953,
1963, and 1969;

MACTEC (as LAW) reviewed aerial photographs and topographic maps dated 1938, 1951, 1956,
1966, 1968, 1970, 1975, 1980, 1990 and 1993. A discussion of land utilization for the subject
property and adjacent sites in each photograph/map is discussed below.

a. 1938 Aerial Photograph - The 1938 aerial photograph showed the subject
site containing residential dwellings on heavily tree-laden lots. Residential
development was located along West Trade Street to the south and west of
the site. A park was located along Irwin Creek to the west of the site.

The aerial photograph showed mixed residential and commercial
development to the southeast and residential development to the north and
northeast across West 5th Street.
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b. 1951 and 1956 Aerial Photographs - Larger buildings, possibly commercial
businesses, were located on the block between North Clarkson Street and
Irwin Avenue in 1951 and 1956 aerial photographs. The remaining area
comprising the Subject site and surrounding properties were substantially the
same in 1951 and 1956 as in 1938 (primarily residential).

c. 1966 and 1968 Aerial Photographs - In 1966, the 900 block between West
Trade Street and West 5th Street contained mostly commercial businesses.
An apparent gasoline station was located at the northwest corner of the
intersection of North Clarkson Street and West Trade Street. A structure
located on the adjoining lot to the northwest of the gasoline station was a
hardware store, according to city directory records. Two additional larger
commercial structures were located to the northwest in the 900 block of West
Trade Street. Lots immediately west of the intersection of North Clarkson
Street and West 5th Street were undeveloped. The existing Alexander
Funeral Home was located southeast of the intersection of West 5th street and
North Irwin Avenue.

The entire 1000 block was residential. Three unidentified elongated
buildings were located at the southwest corner of the intersection of West 5th
Street and North Sycamore Street. A facility identified by a Sanborn Fire
Insurance Map, as a dry cleaners was located adjacent to the west of the
elongated buildings. A gasoline station was identified northwest of the
intersection of West Trade Street and North Sycamore Street.

Mixed residential and commercial developments were located to the south
and southeast of the site along West Trade Street. An apparent industrial
facility was located across Irwin Creek to the northwest of the site.

d. 1970 and 1975 Aerial Photographs - At some time between 1966 and 1975,
a large portion of the residences in the 1000 block were removed and the
majority of the block was undeveloped. A building (existing Big Ben’s
Grocery Store) and adjoining residential structure were located to the
southwest of the intersection of West 5th Street and North Irwin Avenue. The
present building formerly occupied by Segrest Cleaners was located in the
900 block of West 5th Street. The gasoline station formerly located at the
northwest corner of the intersection of West Trade Street and North Clarkson
Street was absent in 1975. Similar development to that observed in the
1960s was noted on the remainder of the site and immediately surrounding
area, except that Interstate Highway 77 had been constructed to the west of
the site.

e. 1990 Aerial Photograph - In 1990, a new development was located on the
property at the northwest corner of the intersection of West Trade Street and
North Clarkson Street. The facility appeared to be a gasoline station. The
remainder of the development on the 900 block was comparable to existing
conditions observed during our recent site visits.

The majority of the 1000 block between West Trade Street and West 5th
Street was undeveloped in 1990. The existing grocery store building and
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adjacent residential structure were located southwest of the intersection of
West 5th Street and North Irwin Avenue.

Review of Sanborn fire insurance maps revealed gasoline stations (identified in 1950, 1953 and
1963) occupied the site parcels addressed 1012 and 1100 West Trade Street. The remainder of the
site was used for residences. Sanborn Fire Insurance Company maps were reviewed to evaluate
historical site and surrounding property uses. A summary of our findings are as follows:
1929

In 1929, the 900 block between West Trade Street and West 5th Street was
occupied by a mixture of residential and commercial properties. The 1000 and
1100 blocks were residential.

1950 and 1953

An apparent commercial structure occupied the property located at the
northwest quadrant of the intersection of West Trade Street and North
Clarkson Street. A wholesale chemical facility was located in the
western portion of the 900 block. The balance of the 900 block
contained residential development.

A filling station was listed on the property located northwest of the
intersection of West Trade Street and North Irwin Avenue. The
remainder of the 1000 block was residential.

A filling station was located at the northwest quadrant of the intersection
of West Trade Street and North Sycamore Street. The balance of the
1100 block was residential.

In 1953, the former wholesale chemical facility located in the 900 block
of West Trade Street was identified as a dry cleaner. The rest of the
three-block area development was similar to that shown in 1950.

1963

In 1963, a large portion of the 900 block along West Trade Street was
composed of mixed commercial and residential use. The dry cleaners
shown in the 900 block on the 1953 map was identified as an upholstery
shop in 1963. An undertaker (existing Alexander Funeral Home) was
shown on the east side of North Irwin Avenue. The 1000 and 1100
blocks contained comparable development to that shown in the 1953
map.

MACTEC (as LAW) reviewed city directories on an approximately 10-year basis from the years
1900 to 1980 for West Trade Street, West 5th Street, Cedar Street and Clarkson Street to evaluate
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property listings of potential environmental concern. The following listings of potential
environmental concern were identified in the city directories for each year reviewed. Addresses on
or near the subject site are shaded.

1900

The only listings for a portion of the site were the low-900 addresses
along West Trade Street and West 5th Street, which were residential.

1910

In 1910, the portions of the site listed in the city directory were
residential.

1920 and 1930
The portions of the site listed in the 1920 and 1930 city directory were
residential.

1940
West Trade Street
1000 - OK Transfer Filling Station
1100 - Robert L. Puckett Filling Station

1950
Property listings of potential environmental concern listed in the 1950
city directory included the following:

West Trade Street
924 - King Chemical Company
1000 - Thompson’s Friendly Service Filling Station
1100 - Lowry’s Texaco Service Filling Station

1960
West Trade Street
910 - Diamond Crystal Salt Company
1000 - Vacant
1013 - Frick Refrigeration Company
1100 - Vacant

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1970
West Trade Street
1100 - Puckett’s Texaco Service

West 5th Street
915 - Segrest Cleaners and Launderers

As previously indicated, the majority of the site was historically residential. Progressive mixed
residential and commercial business development occurred in the 900 block beginning about the
late 1930s to the 1940s. Generally, the commercial development encroached across the site from
east to west. The 1000 and 1100 blocks were predominantly residential until the houses were
removed in the 1970s. Gasoline stations historically occupied the northwest corner of West Trade
Street and North Irwin Avenue and North Sycamore Street. There has been no apparent further
development of most of the 1000 and 1100 blocks since the residential structures were removed
circa 1970s.
4.7 Historical Use Information on the Adjoining Properties

A review of historical information indicated that the surrounding properties have been developed as
retail and office facilities for about the last 80 years. From the 1900’s to the 1920’s the
surrounding properties were mostly residential.
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5.0 SITE RECONNAISSANCE

5.1 Methodology and Limiting Conditions

Mr. Rob Foster of MACTEC conducted a site reconnaissance on April 18 and May 1, 2008. The
site reconnaissance was conducted on foot and the area reconnaissance consisted of a driving tour
on nearby public roads.

5.2 General Site Setting

The site is comprised of approximately 6.2 acres of undeveloped land between West Fifth and
West Trade Streets and Irwin Creek and Gateway Village (Appendix A). Photographs taken by
MACTEC personnel are included as Appendix C.
5.3 Site Observations

At the time of our visit, the site was undeveloped, except for trees and grass. The site consisted of
paved and unpaved parking areas. Only one structure was observed on the site. The Minority
Contractor’s Association (125 North Irwin Avenue) occupies a 5,500-square foot office building
that was constructed in 1965. No evidence of recognized environmental conditions was observed
on the site. No evidence of underground storage tanks was noted on the site.

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6.0 INTERVIEWS
6.1 Interview with Owner

MACTEC interviewed Ms. Bettie Coltrane of Cousins Properties. The unsigned User
Questionnaire completed by Ms. Coltrane is included in Appendix B.
6.2 Interview with Site Manager

Cousins Properties is considered the site manager.
6.3 Interview with Occupants

MACTEC did not interview the occupants of the Minority Contractor’s Association.
6.4 Interview with Local Government Officials

On May 5, 2008, MACTEC interviewed (via e-mail) Ms. Rachel Pillar of the Fire Prevention
Bureau of the Charlotte Fire Department regarding fires or spills reported at the property. Ms.
Pillar preliminarily informed MACTEC that there were no reported fires or spills reported at the
property. If her written report differs from this information, MACTEC will prepare an addendum
to this report.
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7.0 FINDINGS AND OPINIONS

The site is comprised of approximately 6.2 acres of undeveloped land between West Fifth and West
Trade Streets and Irwin Creek and Gateway Village (Appendix A). The site is primarily utilized as
parking lots. No evidence of underground storage tanks was noted on the site.

MACTEC conducted a search of regulatory information provided by Environmental Data
Resources (EDR) to identify facilities that are either on the site or located within the respective
search distances as defined by ASTM International in Standard Practice E 1527-05, "Standard
Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process”.
EDR’s review of the environmental lists revealed evidence of recognized environmental conditions
on the site.

The target property was identified on the regulatory databases reviewed for this report. The former
Elmer’s Auto Service (1100 West Trade Street) was identified on the Leaking UST (LUST) and
UST lists. The incident was closed out under the direction of MACTEC (as LAW) in 2000. In
addition, Environmental Investigations performed assessment at the former filling station property
(1012 West Trade Street) and identified petroleum hydrocarbons and chlorinated solvents in the
ground water at the site. MACTEC (as LAW) provided oversight of the removal of a UST from
Parcel 078-124-01 in 2002. Analysis of the soil samples identified detectable concentrations of
petroleum hydrocarbons.

EDR’s review of the environmental lists revealed recognized environmental conditions on
surrounding sites. Based on distance and topography with respect to groundwater flow, the
facilities southwest, west and northwest of the site are not expected to adversely impact the subject
site. Sites located northeast, southeast and east could impact this site.

The 700, 800 and 900 Blocks of Gateway Village (West Trade Street) were identified on the
following lists: UST, LUST, IMD, and SHWS. A UST remains in service at 800 West Trade
Street. The SHWS listing is related to chlorinated solvents identified in soil and groundwater
during development of the existing facilities. Based on documented assessment activities by
MACTEC (as LAW) and others, the chlorinated solvents in the ground water have migrated to the
subject parcels.
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8.0 CONCLUSIONS AND RECOMMENDATIONS

We have performed a Phase I Environmental Site Assessment in material conformance with the
scope and limitations of ASTM Practice E 1527-05 for property along West Trade Street in
Charlotte, North Carolina. Any exceptions to or deletions from this practice are described in
Section 9.0 of this report. Based on our observations, interviews with knowledgeable parties and
the information reviewed, recognized environmental conditions were identified on the site and
nearby properties.

Due to the extensive developmental history of the area and multiple documented release incidents
in the area, ground-water contamination is documented at the subject parcels. The sources of the
off-site contamination were determined in assessment activities performed during development of
the Gateway Village. Typically, in urban areas where ground water is not in use for drinking, the
NCDENR will acknowledge the presence of contamination but will not request that a non-
responsible party, that happens to own the property, pursue additional assessment or active
remediation unless there is a reason to believe that the subject property is a contributing factor to
the contamination.
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9.0 DEVIATIONS, LIMITATIONS, AND DATA GAPS

This Phase I Environmental Site Assessment was completed in material compliance with the scope
and limitations of ASTM E 1527-05, except for the exceptions or deletions set forth below, if any.
As stated in Section 1.6 of ASTM E 1527-05, “not all aspects of this practice [ASTM E1527-05]
may be applicable in all circumstances. This ASTM standard is not intended to represent or replace
the standard of care by which the adequacy of a given professional service must be judged....”
Also, as stated in Section 4.5.1 of ASTM E 1527-05, “No environmental site assessment can wholly
eliminate uncertainty regarding the potential for recognized environmental conditions in connection
with a property. Performance of this practice is intended to reduce, but not eliminate, uncertainty
regarding the potential for recognized environmental conditions in connection with a property, and
this practice recognizes reasonable limits of time and cost.”

This report, including its findings, opinions, and conclusions, is intended for the exclusive use and
benefit of, and may be relied upon only by Bank of America and Lincoln Harris. Bank of America
and Lincoln Harris has agreed that any prospective lender, buyer, seller, or other third party who
wishes to rely on this report must first sign MACTEC’s Secondary Client Agreement. This report
is valid only for six months after the completion date of the report and MACTEC takes no
responsibility to update or revise this report. Notwithstanding the provisions of ASTM E 1527-05,
including Section 4.7, Prior Assessment Usage, any entity that uses this report for any subsequent
assessment does so at its own risk, unless otherwise agreed in a written agreement with MACTEC
that is acceptable to MACTEC in its sole discretion.

In preparing this report, the environmental professional has relied on information provided by Bank
of America and Lincoln Harris and others as provided for in ASTM E 1527-05. As stated in
Section 7.5.2.1 of ASTM E 1527-05, “An environmental professional is not required to verify
independently the information provided but may rely on information provided unless he or she has
actual knowledge that certain information is incorrect or unless it is obvious that certain information
is incorrect based on other information obtained in the Phase I Environmental Site Assessment or
otherwise actually known to the environmental professional.”

By issuing this report, MACTEC does not represent or warrant that Bank of America and Lincoln
Harris or any other entity will qualify for any legal defense to any liability under the
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Comprehensive Environmental Response, Compensation and Liability Act (42 U.S.C. §9601 et
seq.) or under any other law or regulation pertaining to the property.

The following deviations from ASTM Standard E 1527-05 has occurred with respect to this
assessment:
• Chain-of-title information was not provided to us or reviewed as part of this
assessment. The site history was obtained through interviews with persons
knowledgeable of the site and by review of aerial photographs, and
topographic maps, city directories and Sanborn Fire Insurance maps dating
from 1905 to 2004. No historical data gaps were encountered.

• MACTEC has not reviewed environmental lien information for the subject
property as part of this assessment. Since the results of the environmental
questionnaire indicate no knowledge of an environmental lien held on the
property and no open status releases are present at the site, MACTEC
considers this data gap to be unlikely environmental concern.

• The property manager representative declined to sign the user questionnaire.

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Photograph 1: Large tree on site.

Photograph 2: Irwin Creek near western site boundary.
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Photograph 3: Site area between Sycamore Street and Irwin Creek.

Photograph 4: Catch basin.
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Photograph 5: Former rear of Elmer’s Auto Service property.

Photograph 6: View of site.
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Photograph 7: Catch basin.

Photograph 8: Minority Contractor’s Association building.
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Photograph 9: View of parking lot.

Photograph 10: View of parking lot.
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Photograph 11: View of unpaved parking lot.

Robert C. Foster, III P.G.
Principal / Project Manager
Career Summary
Mr. Foster is a Principal Geologist and Project Manager with two decades of
experience managing both large and small projects for numerous clients, providing
a variety of MACTEC core services. The service areas include geotechnical and
construction engineering, facilities engineering, asbestos and lead-based paint
assessment and abatement, natural resources, wetlands delineation and permitting,
industrial hygiene, environmental assessment and remediation.
Mr. Foster's areas of technical expertise include environmental assessment and
remediation of soil and groundwater at hazardous and non-hazardous waste sites.
The types of sites assessed and remediated include solid waste landfills, former dry
cleaning facilities, Underground Storage Tanks (USTs), bulk fuel terminals, a
petroleum refinery, manufactured gas plants (MGP), metal-plating operations, PCB
spills, chemical drum burial grounds, raw sewage releases, and others.
Mr. Foster has experience performing environmental assessment of the nature and
extent of contamination at various types of commercial and industrial facilities and
solid waste landfills. These studies have involved geological reconnaissance,
geophysical exploration, drilling, soil and water sampling and analysis, field aquifer
testing, and the installation of monitoring and recovery wells. Mr. Foster has compiled
the data obtained from these studies and prepared subsurface profiles, potentiometric
maps, and iso-concentration maps to delineate the extent of contamination and has
prepared project update reports, quarterly sampling data submittals, and limited and
comprehensive site assessment reports.
Mr. Foster has reviewed assessment data and prepared Corrective Action Plans
(CAPs) to remediate affected soil and groundwater. Mr. Foster has organized and
interpreted field data and prepared corrective action plans for active and passive
remediation. He has served as project manager on several Operations, Maintenance
and Monitoring projects involving pump-and-treat, and air-sparging groundwater
remediation and soil vapor extraction. His responsibilities included reporting of
discharge monitoring results and evaluation of system effectiveness. He has also
performed air-sparging and vapor extraction pilot tests to determine the feasibility of
using this type of remedial method at contaminated sites.
Mr. Foster typically performs environmental assessment and remediation for
municipalities, state government agencies, real estate developers, public school
systems, property owners, real estate brokers, attorneys, industrial manufacturers,
lending institutions, and insurance companies.

Project Examples
Project Manager: Allstate Insurance Corporation Underground Storage Tank
(UST) Rupture Soil and Groundwater Assessment / Remediation, Charlotte,
North Carolina. Performed assessment of petroleum-affected soil and groundwater
at site of rupture of 10,000-gallon underground storage tank (UST) containing diesel
fuel. Subcontracted for removal of two USTs and excavation / disposal of affected
soils. Performed recovery of diesel fuel floating on groundwater at site. Responsible
Total Years of
Experience: 22
Education:
Bachelor of Geology
Geological Science /
Hydrogeology, 1984,
Marshall University

Registrations:
Professional Geologist, SC,
earned 2003, #2291
Professional Geologist, NC,
earned 1994, #1335
Professional Geologist, FL,
earned 1990, #1158

Certifications and Non
Professional Licenses:
OSHA 40-hour HAZWOPER
Hazardous Materials, US,
earned - 1989
OSHA 8-hour Refresher
Hazardous Materials, US, ,
earned - 2006

Robert Foster, III Page 2

for field assessment work, including sampling and drilling observation related to the
tank removal, soil cleanup; primary author on several reports prepared for submittal
to NCDENR; served as Project Manager and Project Principal.
Project Manager: Yager Family LP Former S&S Grocery Store Site Soil and
Groundwater Assessment / Remediation, Charlotte, North Carolina. Soil and
groundwater assessments related to petroleum releases from several USTs on two-
acre site, and excavation and disposal (by subcontractor) of about 900 tons of
petroleum-contaminated soil. Installation of groundwater remediation system in
2002, operated until contaminant concentrations reduced to state cleanup
standards. Responsible as Project Manager and Principal for performing field
assessment work, including sampling and drilling observation related to the tank
removal, soil cleanup; primary author on several reports prepared for submittal to
NCDENR.
Project Manager: Charlotte-Mecklenburg Schools Rusak Property Waste
Drum Characterization and Disposal, North Carolina. Waste profiling,
characterization and disposal of 200 drums and containers of hazardous waste left
on site by former business operators (chemical company and several metal-plating
companies). Arranged for disposal of contaminated structural debris and excavation
/ disposal of more than 1,000 tons of soil contaminated with metal-plating solutions
and chlorinated solvents. Conducting groundwater sampling at site to monitor
natural attenuation of dissolved volatile organic compounds. Responsible as Project
Manager and Principal for performing field assessment work, including sampling
and drilling observation related to the assessment of contaminants; provided field
supervision of the soil remediation; primary author on several reports prepared for
submittal to NCDENR.
Project Manager: Wencoast Restaurants Phase I Environmental Site
Assessments for Due Diligence for 23 Sites, Columbia and Charleston, South
Carolina. Environmental services for Phase I Environmental Site Assessments for
property transfer due diligence at 23 Wendy's Restaurants sites in Columbia and
Charleston (SC) and in Augusta (GA). Responsible as Project Manager and Project
Principal for final review of reports.

Other than MACTEC Experience
Prior to joining MACTEC, Mr. Foster worked in geotechnical engineering for three
years. He was involved in surface and subsurface geological and geotechnical
investigations involving pavement design and foundation studies at residential and
commercial sites, buildings, highways, bridges, airports, water treatment plants, and
landfills.

Mr. Foster has supervised and performed the inspection and testing of various
construction materials including asphalt, concrete, soil, fill placement and deep
foundation (caisson) construction. He has performed laboratory tests including
concrete compression tests, soil permeability tests, Atterberg limits, and gradation
analysis.

Kerry A. Reed, P.E.
Project Engineer
Career Summary
Ms. Reed is a Project Engineer, currently focusing on environmental services. Her
responsibilities as an engineer at MACTEC include performing environmental site
assessments involving groundwater quality, underground storage tank closures,
and soil remediation investigations. Ms. Reed prepares Spill Prevention Control
and Countermeasure plans and Stormwater Pollution Prevention Plans. Ms. Reed
also coordinates operations and maintenance (O&M) activities in support of
remediation systems and prepares reports suitable for use by clients and regulatory
agencies.
Ms. Reed has extensive experience gained as an Engineer Officer for the United
States Army Corps of Engineers. She obtained the rank of Captain before leaving
the service and coming to work for MACTEC. During her time in the service, Ms.
Reed held positions such as Platoon Leader, Unit Safety Officer, and Operations
Officer.

Master MACTEC Project List
Project Engineer: Due Diligence, Various Locations in NC, SC, MACTEC’s
work has included conducting Phase I and Phase II Environmental Site
Assessments at sites in the Charlotte metro and surrounding areas. MACTEC has
installed monitoring wells and conducted soil and groundwater assessments related
to petroleum releases from underground storage tanks and adjacent properties.
Ms. Reed was responsible for completing Phase I Environmental Site Assessments
and assisting with soil and groundwater sampling.

Engineer: AmerenUE Taum Sauk Reservoir Breach Emergency Response and
Restoration Services, Taum Sauk State Park in Missouri, Remediation and
restoration plans for the Black River downstream of the lower reservoir. Services
included project management, site evaluation, feasibility studies, risk assessment,
regulatory negotiations, civil and remedial design, remedial oversight, permit
applications, master planning, construction services, stream restoration, testing,
sampling and participation in the public involvement program. Ms. Reed was
responsible for conducting water treatment and monitoring of dredging material
from the Taum Sauk Lower Reservoir during water quality treatment with
Alum:Sodium Aluminate application for flocculation to reduce turbidity. Her team
maintained the water quality treatment system and adjusted the system as required
to meet changing on-site conditions.

Project Engineer: BellSouth Affiliate Services Corporation Environmental
Services Agreement for North Carolina, South Carolina, Various Locations in
NC, SC, Phase I environmental site assessments, asbestos and indoor air quality
(IAQ) services, and Phase II assessments, including tank closures and limited site
Total Years of
Experience: 6
Education:
Bachelor of Science in
Environmental Engineering,
2000, United States Military
Academy
Master of Environmental
Engineering, 2004, University
of Missouri

Registrations:
Professional Engineer, MO,
earned 2004, #2004017228

Certifications and Non
Professional Licenses:
OSHA 40-hour HAZWOPER
earned 2006

Kerry Reed Page 2

assessments CLSA, for service operations centers, vehicle refueling facilities,
central office locations and other existing and potential BellSouth properties in two
states. Ms. Reed was responsible for sampling analysis and preparing reports for
assessment and remediation projects.

Project Engineer: New Tryon, LLC Site Environmental Assessment and
Related Environmental Services, Charlotte, NC, Asbestos survey, Phase II
environmental site assessment, underground storage tank (UST) removal and
closure assessments, and soil remediation limited site assessments related to
petroleum contamination at urban location of three buildings constructed on site
between 1938 and 1960. Ms. Reed was responsible for providing field supervision
of assessment / remediation work and preparing report deliverable.

Other than MACTEC Experience
Engineers, Numerous Construction Projects, Fort Lewis, Washington As a
platoon leader, Ms. Reed managed thirty personnel who were skilled carpenters,
masons, plumbers, electricians, and construction equipment operators. Her
projects included construction of security enhancement at the gates of Fort Lewis in
support of homeland security improvements and renovations of office buildings on
Fort Lewis.

Project Manager: U.S. Army Corps of Engineers, New York Police
Department Training Facility, New York, New York. She was the project
manager for construction of a New York Police Department training/classroom
facility. She managed thirty-five personnel and $184,000 of sub-contracts. She
was responsible for establishing work schedules, bill of materials, and quality
assurance. Her platoon completed the project ahead of schedule and within
budget.

Lead Planner: U.S. Army, Closure of Six Army Camps, Republic of Korea. Ms.
Reed was the lead planner for closing six Army camps within ten miles of the
demilitarized zone (DMZ). Ms. Reed's responsibilities included tracking movement
of personnel and equipment, maintaining schedules, inter-agency coordination, and
preparing briefings for the Division Commander and local communities. The
mission was accomplished four months ahead of schedule. The management
plans created by Ms. Reed and her team were used to set the standard for camp
closures throughout Korea.