PHASE I ENVIRONMENTAL SITE ASSESSMENT 1.147 Acre Bank
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J ONES, H ILL, M C F ARLAND & E LLIS C OMMERCIAL R EAL E STATE A NALYSIS & D UE D ILIGENCE PHASE I ENVIRONMENTAL SITE ASSESSMENT 1.147 Acre Bank Expansion 118 Gwyn Drive Panama City, Florida 32408 Record No. 102720007 Standard: FDIC Phase I ESA Prepared for: Mr. Jose Torres Financial Analyst CB Richard Ellis 2001 Ross Avenue, 33rd Floor Dallas, Texas 75201 Prepared by: Jones, Hill, McFarland & Ellis 6205 Chapel Hill Boulevard, Suite 100 Plano, Texas 75093 www.jhme.net November 12, 2010 17-10-154 J o n e s , H i l l , M c F a r l a n d & E l l i s Table of Contents Section Page Disclaimer .........................................................................................................v Summary at a Glance ........................................................................................vi Executive Summary ..................................................................................vii Findings and Opinions .............................................................................vii Recognized Environmental Conditions .................................................... viii Special Resources Review ........................................................................ viii 1 Introduction................................................................................................... 1 Purpose .................................................................................................... 1 Detailed Scope of Study ............................................................................ 1 Shelf Life of AAI Documents...................................................................... 2 Significant Assumptions............................................................................ 3 Limitations and Exceptions ....................................................................... 3 2 Site Description ............................................................................................. 5 Location and Legal Description ................................................................. 5 Site and Vicinity General Characteristics.................................................... 6 Current Use of the Site.............................................................................. 6 Utilities ..................................................................................................... 7 Electric/Gas....................................................................................... 7 Potable Water Supply......................................................................... 7 Sewage Disposal System.................................................................... 7 Current Use of Adjoining Property............................................................. 7 Potential Offsite Impact Analysis ............................................................... 7 3 User-Provided Information ............................................................................ 8 Title Records............................................................................................. 8 Environmental Liens or Activity and Use Limitations.................................. 8 Specialized Knowledge.............................................................................. 8 Valuation Reductions for Environmental Issues ......................................... 8 i J o n e s , H i l l , M c F a r l a n d & E l l i s Owner, Property Manager and Occupant Information ................................ 8 Reason for Performing Phase I .................................................................. 9 Other ........................................................................................................ 9 4 Record Review ............................................................................................. 10 Physical Setting Sources .......................................................................... 10 Soils ................................................................................................ 10 Geological Conditions ..................................................................... 10 Groundwater Hydrology................................................................... 10 Surface Hydrology ........................................................................... 10 Topography..................................................................................... 11 Special Resources Review ........................................................................ 11 Endangered Species......................................................................... 11 Wetlands ......................................................................................... 11 Undeveloped Floodplains................................................................. 12 Wild and Scenic Rivers ..................................................................... 12 Areas of Scientific Significance ........................................................ 12 Wilderness Area............................................................................... 12 National Natural Landmarks ............................................................ 13 Undeveloped Sole Source Aquifers................................................... 13 Archaeological Resources ................................................................ 13 Historic Sites and Structures............................................................ 13 Recreational Areas........................................................................... 13 Undeveloped Coastal Zones............................................................. 14 Covered Property............................................................................. 14 Standard Environmental Records............................................................. 14 State and Local Regulatory Record Sources...................................... 17 Orphan Sites Summary .................................................................... 19 Historical Use Information on the Property.............................................. 20 Historical Use Information on Adjoining Properties ................................. 22 5 Site Reconnaissance..................................................................................... 23 Methodology and Limiting Conditions..................................................... 23 General Site Setting................................................................................. 23 Exterior and Interior Observations........................................................... 24 ii J o n e s , H i l l , M c F a r l a n d & E l l i s 6 Interviews .................................................................................................... 28 Interviews with Owner............................................................................. 28 Interviews with Occupants....................................................................... 28 Interviews with Local Government Officials ............................................. 28 Interviews with Others ............................................................................ 28 7 Findings and Opinions................................................................................. 29 8 Conclusions................................................................................................. 30 Data Gaps ............................................................................................... 30 9 Deviations ................................................................................................... 31 10 Additional Services .................................................................................... 32 Non-Scope Items............................................................................. 32 11 References................................................................................................. 33 12 Signatures of Environmental Professionals................................................. 34 13 Qualifications of Environmental Professionals............................................ 35 iii J o n e s , H i l l , M c F a r l a n d & E l l i s List of Tables No. Page Table 1. Site Overview..................................................................................... 5 Exhibits A Figures B Site Photographs C EDR Regulatory Database Report D User Questionnaire E Historical Use Information F Previous Environmental Reports G Records of Communication H EDR NEPACheck Report iv J o n e s , H i l l , M c F a r l a n d & E l l i s DISCLAIMER This Report has been prepared for use and reliance by the Federal Deposit Insurance Corporation (FDIC) as Receiver for Coastal Community Bank only, with specific application to a Phase I Environmental Site Assessment of the 1.147 Acre Bank Expansion property located at 118 Gwyn Drive, Panama City, Florida (the “Property”). This report has been prepared in accordance with the care and skill generally exercised by reputable professionals under similar circumstances at this or similar localities. No other warranty, either expressed or implied, is made as to the professional advice presented herein. No other party, known or unknown to Jones, Hill, McFarland & Ellis (JHME), is intended as a beneficiary of this work product, its contents or information embedded herein. Third parties use this report at their own risk. JHME cannot reasonably be expected to be responsible for the accuracy of information obtained from, compiled or provided by third-party sources, such as regulatory agency listings. 1 . 1 4 7