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Phase I Environmental Site Assessment Report North Shenandoah Industrial Park - Lot 1A Borden Mowery Drive Strasburg, Virginia Ecs Project No

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Phase I Environmental Site Assessment Report North Shenandoah Industrial Park - Lot 1A Borden Mowery Drive Strasburg, Virginia Ecs Project No PHASE I ENVIRONMENTAL SITE ASSESSMENT REPORT NORTH SHENANDOAH INDUSTRIAL PARK - LOT 1A BORDEN MOWERY DRIVE STRASBURG, VIRGINIA ECS PROJECT NO. 21-9595 FOR SHENANDOAH COUNTY INDUSTRIAL DEVELOPMENT AUTHORITY (IDA) SEPTEMBER 18, 2009 September 18, 2009 Mr. Vince Poling Shenandoah County Industrial Development Authority (IDA) 600 North Main Street Woodstock, Virginia 22664 ECS Project No. 21-9595 Reference: Phase I Environmental Site Assessment Report, North Shenandoah Industrial Park - Lot 1A, Borden Mowery Drive, Strasburg, Virginia Dear Mr. Poling: ECS Mid-Atlantic, LLC (ECS) is pleased to provide the Shenandoah County IDA with the results of our Phase I Environmental Site Assessment (ESA) for the referenced property. Our services were provided in general accordance with ECS Proposal No. 24- 5529 authorized on July 28, 2009 and generally meet the requirements of ASTM E 1527- 05, Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process, and the EPA Standards and Practices for All Appropriate Inquiry contained in 40 CFR Part 312. If there are questions regarding this report, or a need for further information, please contact the undersigned at (540) 667-3750. ECS MID-ATLANTIC, LLC John E. Tevalt, C.E.S. Eric A. Mercer, CIEC Sr. Environmental Specialist Environmental Manager ECS Project No. 21-9595 September 18, 2009 ENVIRONMENTAL PROFESSIONAL STATEMENT We declare that, to the best of our professional knowledge and belief, we meet the definition of Environmental Professional as defined in § 312.10 of 40 CFR 312. We have the specific qualifications based on education, training, and experience to assess a property of the nature, history, and setting of the subject property. We have developed and performed all appropriate inquiries in conformance with the standards and practices set forth in 40 CFR Part 312. John E. Tevalt, C.E.S. September 18, 2009 Sr. Environmental Specialist Eric A. Mercer, CIEC September 18, 2009 Environmental Manager Phase I Environmental Site Assessment Report North Shenandoah Industrial Park - Lot 1A Borden Mowery Drive Strasburg, Virginia CLIENT Shenandoah County Industrial Development Authority (IDA) 600 North Main Street Woodstock, Virginia 22664 SUBMITTED BY ECS Mid-Atlantic, LLC 166 Windy Hill Lane Winchester, Virginia 22602 PROJECT 21-9595 DATE September 18, 2009 PHASE I ENVIRONMENTAL SITE ASSESSMENT REPORT NORTH SHENANDOAH INDUSTRIAL PARK - LOT 1A BORDEN MOWERY DRIVE STRASBURG, VIRGINIA ECS PROJECT NO. 21-9595 SECTION PAGE 1.0 EXECUTIVE SUMMARY ..........................................................................1 2.0 INTRODUCTION........................................................................................3 2.1 Purpose and Reason for Performing Phase I ESA ..................................3 2.2 Scope of Services ..................................................................................3 2.3 Limitations ............................................................................................4 3.0 SITE DESCRIPTION ..................................................................................6 3.1 Site Location and Legal Description......................................................6 3.2 Physical Setting and Hydrogeology .......................................................6 3.3 Current Use and Description of the Site.................................................7 3.4 Current Uses of the Adjoining Properties...............................................8 4.0 USER PROVIDED INFORMATION .........................................................9 4.1 Title Information ...................................................................................9 4.2 Environmental Liens or Activity and Use Limitations............................9 4.3 Specialized Knowledge .........................................................................9 4.4 Commonly Known or Reasonably Ascertainable Information................9 4.5 Valuation Reduction for Environmental Issues ......................................9 4.6 Owner, Property Manager, and Occupant Information .........................10 4.7 Degree of Obviousness ........................................................................10 5.0 RECORDS REVIEW.................................................................................11 5.1 Federal Databases................................................................................12 5.2 State Databases....................................................................................14 5.3 Additional Environmental Record Sources ..........................................17 5.4 Historical Use Information ..................................................................17 6.0 SITE AND AREA RECONNAISSANCE..................................................19 6.1 Methodology and Limiting Conditions ................................................19 6.2 On-Site Features..................................................................................19 6.3 Adjoining and Nearby Properties.........................................................21 7.0 ADDITIONAL SERVICES .......................................................................22 7.1 Non-Scope Issues ................................................................................22 7.2 Previous Reports Review.....................................................................22 8.0 INTERVIEWS............................................................................................23 9.0 FINDINGS..................................................................................................24 10.0 CONCLUSIONS AND OPINIONS ...........................................................25 11.0 REFERENCES...........................................................................................26 Table of Contents Page 2 APPENDICES I Figures II Correspondence and User Questionnaire III Regulatory Records Documentation IV Historical Research Documentation V Site Photographs VI Statement of Qualifications ECS Project No. 21-9595 - 1 - September 18, 2009 1.0 EXECUTIVE SUMMARY ECS Mid-Atlantic, LLC (ECS) was contracted by the Shenandoah Industrial Development Authority to perform an ASTM Standard E-1527-05, Phase I Environmental Site Assessment (ESA) of Lot 1A within the North Shenandoah Industrial Park, located north of Strasburg, Virginia. Any exceptions to or deletions from this practice are described in Section 2 of this report. This assessment was performed on a 9.42 acre parcel of undeveloped land located within the North Shenandoah County Industrial Park in Shenandoah County, Virginia. The Shenandoah County Tax Assessor identifies this parcel as Tax Map Parcel 016 13 1A. The property is predominantly covered with dense woods and scrub cedars. The site is underlain by limestone rock units that are moderately solution-prone. This solubility results in a karst terrain that has a potential for sinkholes, sinking streams, dry stream channels, caves, and springs. The subject site is bordered on the north by Borden Mowery Drive. Adjoining and adjacent parcels to the north and south are undeveloped and covered with scrub cedars and brush. The Holtzman Office/Warehouse is under construction to the northeast beyond Borden Mowery Drive. A large, abandoned limestone quarry, which contains water, is located approximately 1,000 feet southeast of the subject lot. The former Half Moon Beach recreational facility was located at this quarry in recent years. The adjoining property located to the east is similar to the subject lot and covered with dense woods and scrub cedars. The Skyline Paintball course is located further east of the site and accessed from Radio Station Road. A gravel road extends from the southern adjoining property onto the southwestern portion of the subject lot. A significant amount of debris is located in this area. It appears that this debris is from the former Half Moon Beach recreational facility located at a quarry south of the site. In addition, there are numerous paint ball obstacles located throughout the southern portion of the subject lot. These obstacles include plywood, large utility wire spools, etc. It appears that these are associated with the nearby Skyline Paintball facility. ECS Project No. 21-9595 - 2 - September 18, 2009 Our study did not indicate obvious evidence of hazardous waste/material, chemical and/or petroleum storage, leak or spill; stressed vegetation or soil discoloration; drinking water/environmental monitoring wells; environmental remediation activities; storage drums; industrial or commercial refuse; herbicide or pesticide containers; farm waste; septic systems; above-ground storage tanks (ASTs); underground storage tanks (USTs); petroleum pipelines; industrial/manufacturing or similar environmentally-sensitive operations or conditions; landfills or illicit dumping; air emissions/waste water discharges; leachate or seeps; surface or ground water contamination; and/or PCB containing articles on the subject site or nearby properties. Based upon our review of available maps and illustrations, InfoMap provided USEPA and State regulatory file listings for the subject site area, interviews, and site reconnaissance, our Phase I ESA has NOT identified evidence of recognized environmental conditions as defined by ASTM Practice E-1527-2005. Although not considered recognized environmental conditions as defined ASTM Practice E 1527-05, the following is considered noteworthy: · Based on the karst topography, there is a potential for sinkholes to
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