Phase I ESA Vacant Land

8200 McCoy Road Orlando, Florida

Sonic Job No. EchoPark-000503-00025-001 H&H Job No. SAI-317 June 6, 2020

Phase I Environmental Site Assessment Vacant Land 8200 McCoy Road Orlando, Florida Sonic Job No. EchoPark-000503-00025-001 H&H Job No. SAI-317

Table of Contents

1.0 Executive Summary ...... 1 1.1 Site and Nearby Area Summary ...... 1 1.2 Findings, Opinions, and Conclusions ...... 2 2.0 Introduction ...... 5 2.1 Purpose and Scope of Services ...... 5 2.2 Methodology ...... 5 2.3 Limitations and Exceptions of Assessment ...... 6 2.4 Special Terms and Conditions ...... 6 2.5 Data Gaps and Limitations ...... 7 3.0 Site and Area Description ...... 8 3.1 General Site Description and Use ...... 8 3.2 Site Structures and Improvements ...... 8 3.3 Site Owner, Parcel ID, Site Occupant, and Site Contact ...... 9 3.4 Vicinity Characteristics ...... 9 3.5 Physical Setting ...... 9 4.0 Records Review ...... 11 4.1 Standard Environmental Record Sources – Federal, State and Local ...... 11 4.2 Other Records Review ...... 14 4.3 Interviews ...... 17 4.4 Historical Use Information ...... 18 5.0 Site Reconnaissance ...... 24 5.1 Hazardous Substances ...... 24 5.2 Storage Tanks, Sumps, Floor Drains, Oil/Water Separators, and Hydraulic Lifts ...... 24

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5.3 Water and Wastewater Information ...... 24 5.4 Indications of PCBs ...... 25 5.5 Indications of Waste Disposal ...... 25 5.6 Surface Conditions ...... 26 5.7 Stormwater and Flood Information ...... 26 6.0 Signatures of Environmental Professionals ...... 28 7.0 Qualifications of Environmental Professionals Conducting the Phase I ESA ...... 29

List of Figures

Figure 1 Site Location Map Figure 2 Site Map

List of Appendices

Appendix A User Questionnaire Appendix B Site Photographs Appendix C Orange County Tax Record Appendix D ERIS Documents Appendix E Supporting Documents Appendix F Curriculum Vitae

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Phase I Environmental Site Assessment Vacant Land 8200 McCoy Road Orlando, Florida Sonic Job No. EchoPark-000503-00025-001 H&H Job No. SAI-317

1.0 Executive Summary

Hart & Hickman, PC (H&H) performed a Phase I Environmental Site Assessment (ESA) of the vacant land located at 8200 McCoy Road in Orlando, Orange County, Florida (Site or subject Site). A Site location map is provided as Figure 1. The Phase I ESA was conducted in conformance with the scope and limitations of ASTM Practice E1527-13. Any exceptions to, or deletions from, this practice are described in this report.

1.1 Site and Nearby Area Summary

A brief summary of the current and former uses of the subject Site and nearby area is provided below:

Subject Site • The Site is comprised of an approximately 18.9-acre section of a larger approximately 69.39-acre parcel of land (Parcel ID: 36-23-30-0000-00-004). The subject Site is improved with an approximately 43,000 sq ft concrete-paved parking area in the western portion of the Site, unpaved gravel parking areas in the northwestern and south-central portions of the Site, and a stormwater retention pond in the southwestern and southern portions of the Site. The central and eastern portions of the Site are undeveloped vegetated land.

• Historically, the Site was developed for residential and/or agricultural purposes including a small structure in the northwestern portion of the Site prior to 1947. The residential/agricultural structure was removed by the early 1950s and the Site remained vacant land with potential wetland features and drainage ditch areas until the early 1980s when a stormwater pond was constructed on the southwestern portion of the Site. The Site 1

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was used for automotive parking and storage purposes related to a car rental facility and car auction operation beginning in the 1990s through the late 2010s. Currently, the Site is vacant.

Nearby Area • Currently, properties surrounding the subject Site consist of Off Lease Only automotive dealership to the north and northwest, Narcoossee Road to the east with a BP service station located beyond, Martin Andersen Beachline Expressway to the south with a 7-Eleven service station located beyond, and Copart Auto Auction to the west.

• Historically, surrounding properties were primarily undeveloped with few residential and agricultural properties prior to the mid- to late 1940s. Residential development in the area continued until construction of the Martin Andersen Beachline Expressway which began in the mid- to late 1960s. Commercial development in the area followed and continued through the late 2010s. Commercial properties surrounding the Site have generally consisted of used car sales, storage facilities, rental car companies, and retail gasoline service stations.

1.2 Findings, Opinions, and Conclusions

The purpose of a Phase I ESA is to identify Recognized Environmental Conditions (RECs) in connection with the Site. RECs are environmental conditions that include the presence or likely presence of hazardous substances or petroleum products on the Site that indicate an existing release, a past release, or a material threat of a release in structures on the Site, or into the ground, groundwater, or surface water on the Site. The ASTM standard also defines a subset of RECs termed a Historical Recognized Environmental Condition (HREC) and a Controlled Recognized Environmental Condition (CREC). A HREC is defined as a REC which involves a past release of hazardous substances or petroleum products that has been addressed to the satisfaction of the applicable regulatory authority and that is not subject to activity and/or use limitations. A CREC is defined as a REC which involves a past release of hazardous substances or petroleum products

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that has been addressed to the satisfaction of the applicable regulatory authority and that is subject to activity and/or use limitations.

Our findings regarding RECs are based upon our review of historical records and maps; review of regulatory database records and/or regulatory agency files; interviews with persons familiar with the Site; observations during the Site reconnaissance; and data evaluation. Based upon our completion of Phase I ESA activities, H&H has determined the following:

We have performed a Phase I Environmental Site Assessment in conformance with the scope and limitations of ASTM Practice E1527-13 of the vacant land located at 8200 McCoy Road in Orlando, Florida (Site). Any exceptions to, or deletions from, this practice are described in Section 2.0 of this report. This assessment has revealed no evidence of recognized environmental conditions (RECs) in connection with the Site.

H&H did not identify RECs in connection with the subject Site, but identified the following potential environmental conditions (PECs); which based on our assessment, we do not consider to be a REC:

• The Site is identified as Alamo Rent A Car on the Leaking Tanks (LST), Storage Tank/Contaminated Facility Search (STCS), and Contaminated Sites (DWM Contam) databases. Historical records indicate that nine underground storage tanks (USTs) and two aboveground storage tanks (ASTs) were formerly installed on the adjacent property to the west, approximately 250 ft from the subject Site boundary. In November 1993, a Discharge Notification Form (DNF) related to petroleum impacts was reported. Subsequent assessment activities conducted between 1994 and 2007 indicated the presence of petroleum impacted soil and groundwater. The release incident is currently managed by the Florida Department of Environmental Protection (FDEP) Petroleum Restoration Program (PRP).

The most recent assessment report indicates that 23 monitoring wells were sampled in September 2017 and March 2018. Laboratory analytical results indicate the presence of

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several petroleum-related compounds above GCTLs. However, the closest monitoring well to the subject Site, MW-28 located approximately 225 ft from the subject Site, did not indicated the presence of any compounds above groundwater cleanup target levels (GCTLs) in 2007 but 2018. A groundwater sample collected from monitoring well MW- 27, located approximately 240 ft to the west of the subject Site indicated the presence of methyl tert-butyl ether (MTBE) at a concentration of 54 micrograms per liter (µg/l) which is above the GTCL of 20 µg/l. Groundwater elevation data indicates groundwater flow direction is to the southeast. Based on the results of the assessment activities, the FDEP is continuing funding for further assessment and remediation.

Based on the release incident being managed by the FDEP PRP, interpretted groundwater flow direction to the southeast, and distance from the Site, H&H does not consider the soil and groundwater impacts related to the Alamo Rent A Car LST incident to be a REC.

Business Environmental Risk (BER) BER’s include risks that can have a material environmental or environmentally - driven impact on the business associated with current or planned use of the Site, not necessarily limited to those environmental issues required to be investigated in the standard ASTM scope. The following BERs may be applicable:

• Review of the Federal Emergency Management Agency (FEMA) map indicates that the southern and eastern portions of the Site are located in zone A or the 100-year flood hazard zone where no base flood elevations have been determined. The northwestern and central portions of the Site are located in zone X or an area of minimal flood hazard.

• Review of the National Wetlands Inventory (NWI) map indicates that a freshwater pond is located in the southwestern portion of the Site, and a freshwater forested/shrub wetland is located in the southeastern and eastern portions of the Site.

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2.0 Introduction

This report presents the results of a Phase I ESA conducted on the vacant land located at 8200 McCoy Road in Orlando, Orange County, Florida. H&H conducted this assessment for Sonic Automotive, Inc. (Sonic) in accordance with our authorized scope of work. Any exceptions to, or deletions from, this practice are described in this report.

2.1 Purpose and Scope of Services

The purpose of this assessment was to identify, to the extent feasible pursuant to the processes prescribed herein, recognized environmental conditions in connection with the Site. Such environmental conditions include the presence or likely presence of any hazardous substances or petroleum products in, on, or at the Site, including those which could potentially migrate into a building or structure located at the Site: (1) due to 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’ shall have the same meaning as the definition of ‘release’ in CERCLA 42 U.S.C. § 9601(22) and ‘environment’ shall have the same meaning as the definition of ‘environment’ in CERCLA 42 U.S.C. § 9601(8). In this assessment, ‘migrate’ and ‘migration’ refers to the movement of hazardous substances or petroleum products in any form, including, for example, solid and liquid at the surface or subsurface, and vapor in the subsurface.

2.2 Methodology

H&H performed this Phase I ESA in general conformance with current ASTM Standard E1527- 13, Standard Practice for ESAs: Phase I Environmental Site Assessment Process. The Phase I ESA is also compliant with the statutory criteria for all appropriate inquiries currently accepted by the United States Environmental Protection Agency (EPA) under ASTM Standard E1527-13. The scope of services for the Phase I ESA includes the following tasks:

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• acquisition and review of data on historical use of the Site; • Site reconnaissance, review of adjacent properties, and interviews with knowledgeable individuals; • review of environmental databases and previous environmental reports; • contacts with regulatory officials, as appropriate; and • data analysis and reporting.

2.3 Limitations and Exceptions of Assessment

The following items were beyond the scope of this assessment, and H&H did not address them in this report:

• cultural, historical, and archaeological surveys; • radon and indoor air testing; • responsibilities of the User of this Phase I ESA to meet all appropriate inquiry (AAI) as defined in ASTM E1527-13; • drinking water testing; • rare and endangered species survey; and • wetlands delineation.

The User of this Phase I ESA has certain responsibilities to meet AAI as defined in ASTM E1527-13. H&H provided a User Questionnaire to Mr. Cody Karns of Sonic to in part address the User’s responsibilities. H&H has provided a copy of the completed User Questionnaire in Appendix A.

2.4 Special Terms and Conditions

The conclusions presented in this report are professional opinions, based solely upon visual observations of the Site and vicinity and are our interpretation of the available historical information, documents reviewed, and analytical results as described in this report. They are

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intended exclusively for the purpose outlined herein and at the Site location and the project indicated.

This report is intended for the sole use and reliance of Sonic in accordance with the Terms and Conditions of the Professional Services Agreement (PSA) between H&H and Sonic. The report may not be relied upon by other parties without the expressed written consent of H&H and Sonic. The scope of services performed in execution of this investigation may not be appropriate to satisfy the needs of other users, and any use or re-use of this document or the findings, conclusions, or recommendations presented herein is at the sole risk of said user.

It should be recognized that this study was not intended to be a definitive investigation of contamination at the Site. It is possible that currently unrecognized contamination may exist at the Site. Opinions and recommendations presented herein apply to Site conditions existing at the time of our investigation and those reasonably foreseeable. They necessarily cannot apply to Site changes of which H&H is unaware and has not had the opportunity to evaluate.

2.5 Data Gaps and Limitations

H&H identified the following data failure during our Phase I ESA activities.

• During the Phase I ESA activities, H&H was unable to obtain Site-specific historical documents dating back to 1940 or first developed use. H&H reviewed a 1947 aerial photograph of the Site which indicated the Site was developed with a residential or agricultural structure in the northwestern corner of the Site. Although this is considered a data failure in accordance with ASTM Standard E1527-13, based upon the quality of information obtained from other sources, the potential for this data gap to significantly affect the conclusions in this report appears to be low.

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3.0 Site and Area Description

3.1 General Site Description and Use

A general Site description and the subject Site use are noted below.

Site Description: vacant land Site Address: 8200 McCoy Road, Orlando, Florida Parcel Size: approx. 18.9-acres

The Site is comprised of an approximately 18.9-acre section of a larger approximately 69.39-acre parcel of land (Parcel ID: 36-23-30-0000-00-004). The subject Site is improved with an approximately 43,000 sq ft concrete-paved parking area in the western portion of the Site, unpaved gravel parking areas in the northwestern and south-central portions of the Site, and a stormwater retention pond in the southwestern and southern portions of the Site. The central and eastern portions of the Site are undeveloped vegetated land. Photographs of the Site are provided in Appendix B.

3.2 Site Structures and Improvements

Structures and improvements identified on the subject Site include the following:

Buildings: none

Other Improvements: concrete-paved parking area gravel parking areas stormwater retention pond chain-linked and electric fences

Utilities: municipal water – Orlando Utilities Commission sanitary sewage – City of Orlando electricity – Orlando Utilities Commission natural gas – Florida Public Utilities

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3.3 Site Owner, Parcel ID, Site Occupant, and Site Contact

Based upon our Site visit and a review of the Orange County records, the Site owner, parcel identification, and occupant were identified as follows:

Site Owner: Mco Properties and Investments LLC

Parcel ID: 36-23-30-0000-00-004

Site Occupant: none (vacant)

Site Contact: Alhadi Abdulhussein (Mco Properties and Investments LLC)

Orange County tax parcel information and map are included in Appendix C.

3.4 Vicinity Characteristics

The table below summarizes properties adjoining the subject Site:

Location Property Description McCoy Road with Off Lease Only Orlando (8443 McCoy Road and North/Northwest 7948 Narcoossee Road) located beyond East Narcoossee Road with BP (8101 Narcoossee Road) located beyond Martin Andersen Beachline Expressway with 7-Eleven (8320 South Narcoossee Road) located beyond West Copart Auto Auction (8100 McCoy Road)

3.5 Physical Setting

The subject Site’s physical setting is presented as follows:

Topography 7.5-Minute USGS Topographic Map: Pine Castle, Florida dated 2015 Site Elevation: approximately 90 ft above mean sea level Topographic Gradient: south-southeast 9

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The topographic gradient across the Site is relatively flat and slopes gently to the south-southeast. A copy of the area United States Geological Survey (USGS) topographic map is provided as Figure 1.

Geology According to the Hydrology of Central Florida Lakes- A Primer, the Florida peninsula is comprised of carbonate rock, including limestone and dolomite, over which sediments such as sand, silt, and clay have been deposited. The subject Site is located in central Florida in Orange County. Soils in the area of the Site are comprised of Smyrna-Pomello-Immokalee soils. These soils are characterized as nearly level to gently sloping, poorly drained, and moderately well drained soils that are sandy throughout. Bedrock in the vicinity of the Site area consists of undifferentiated sediments which are Pliocene or Pleistocene in age.

Hydrogeology According to the Hydrology of Central Florida Lakes- A Primer, the aquifer nearest the land surface is the surficial aquifer in southern and central Florida. A confining layer, usually composed of clays, fine silts, and in some cases limestone beds exist under the surficial aquifer. Below this confining layer exists the Floridan aquifer, which is the primary source of drinking water in central Florida. The top of this aquifer is at or near land surface in west-central Florida and can be as deep as several hundred feet below land surface in other parts of central Florida.

Specifically, groundwater at the Site is expected to mimic surface topography and flow in a south- southeasterly direction.

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4.0 Records Review

4.1 Standard Environmental Record Sources – Federal, State and Local

H&H used Environmental Risk Information Services (ERIS), an environmental database search service, for a cursory review of Federal and State regulatory database files regarding regulated facilities within an ASTM-specified search radii. Federal, state, local, tribal, and ERIS proprietary databases were searched by ERIS on May 19, 2020 and are included in the ERIS report located in Appendix D.

Upon our review of the ERIS report, H&H identified and summarized the following information pertaining to the subject Site, off-Site properties, and unmappable orphan properties.

Subject Site The Site is identified as Alamo Rent A Car on the Facility Registry Service/Facility Index (FINDS/FRS), Resource Conservation and Recovery Act (RCRA) Non-Generators (Non Gen), Leaking Tanks (LST), Storage Tank/Contaminated Facility Search (STCS), and Contaminated Sites (DWM Contam) databases. It should be noted that the database listings are related to the former car rental facility located on the adjacent property to the west. Because the subject Site and adjacent property are currently one parcel of land, the database listings include the subject Site. According to the databases, the Site previously generate ignitable (D001), benzene (D018), tetrachloroethene ([PCE]; D039), and trichloroethene ([TCE]; D040) beginning in the late 1990s. No compliance violations related to hazardous waste generation or handling have been reported in connection with the subject Site.

The databases indicate that three 10,000-gallon gasoline USTs were installed in 1983, one 1,000- gallon waste oil UST was installed in 1983, one 10,000-gallon diesel UST was installed in 1985, two 650-gallon new oil ASTs were installed in 1989, one 10,000-gallon diesel UST was installed in 1994, and three 12,000-gallon gasoline USTs were installed in 1996. All USTs and ASTs are reportedly removed from the Site. Petroleum and diesel impacts were detected in groundwater in

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October 1993 and groundwater monitoring is on-going. The Site and release incident are further discussed in Section 4.2.

Off-Site Properties H&H identified the following off-Site properties listed in the ERIS report that warrant further discussion based on their proximity to the subject Site:

• BP Amoco Station (8101 Narcoossee Road) is located adjacent to the east (approximately 155 ft from Site beyond Narcoossee Road), and topographically downgradient to cross- gradient of the subject Site. The facility is listed on the UST, LST, STCS, DWM Contam, and Well Surveillance databases. According to information provided in the databases, two 12,000-gallon gasoline USTs and two 10,000-gallon diesel USTs were installed in 1999 and are currently registered to the facility. Four release incidents have been reported in relation to the facility. Release incident (Task ID 81976) was reported February 2007 and closed June 2008, release incident (Task ID 76588) was reported March 2005 and closed May 2012, release incident (Task ID 87744) was reported April 2011 and closed November 2012, and release incident (Task ID 89950) was reported October 2012 and has not been closed. This facility is discussed further in Section 4.2.

• Florida Auto Rental (7948 Narcoossee Road) was formerly located adjacent to the north beyond McCoy Road and topographically upgradient to cross-gradient of the subject Site. The facility is identified on the Spills, STCS, and RCRA - Conditionally Exempt Small Quantity Generator (CESQG). According to the databases, the facility formerly generated ignitable (D001) hazardous in at least 1998. No compliance violations have been reported in connection with the facility. The database also indicates that one 1,000-gallon AST was installed in 1998 and has been removed from the property. A gasoline surface dumping complaint was recorded on August 1, 2017, but additional information is not provided. Based on the lack of reported release incidents, distance from the Site, and lack of compliance violations, the potential for impacts to the subject Site appears to be low.

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• Copart Auto Actions (8100 McCoy Road) is located adjacent to the west and topographically upgradient to cross-gradient of the subject Site. The facility is listed on the STCS, Well Surveillance, and Delisted Storage Tank (Del Storage Tank) databases. According to the databases, a former 650-gallon diesel AST was installed in January 2011 and was taken out of service in May 2017. Based on the lack of reported release incidents related to the diesel AST, the potential for impacts to the subject Site appears to be low.

• 7-Eleven Food Store #27590 (8320 Narcoossee Road) is located adjacent to the south (approximately 815 ft from the Site beyond Martin Andersen Beachline Expressway) and topographically downgradient of the Site. The facility is identified on the UST, LST, STCS, Well Surveillance, and DWM Contam databases. According to the databases, three 10,000-gallon gasoline USTs were installed in 1987 and were removed from the facility. Currently, one 15,000-gallon gasoline UST, one 10,000-gallon gasoline UST, and one 10,000-gallon diesel UST were installed in 2011 and are currently registered to the facility. A release incident (Task ID 20371) was reported in September 1988 and a second release incident (Task ID 78847) was reported in April 2006. This facility is further discussed in Section 4.2.

Unplottable Properties Unmappable properties do not contain sufficient address information in the environmental databases to plot them on a map. H&H reviewed the list of unmappable properties and have identified that the Reserve at Beachline is located approximately 975 ft to the southeast and is identified in the FINDS/FRS database. The database indicates a stormwater construction permit was issued in December 2007.

Additionally, the Narcoossee Road listing indicates approximately 50 gallons of diesel fuel were released to ground surface in July 2018 as the result of vehicle accident. Additionally, the McCoy Road near Narcoossee release incident indicates 10-gallons of motor oil was spilled to ground surface on November 4, 2003 due to abandoned containers. Based on review of the Site and surrounding area it appears these spills may be in the vicinity of the Site. However, based on the limited quantity of material spilled, the potential for impacts to the subject Site appears to be low.

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4.2 Other Records Review

Based on limited information available in the ERIS report, H&H completed a regulatory file review using the Florida Department of Environmental Protection’s (FDEP’s) OCULUS Electronic Document Management System for the subject Site and several facilities identified near the subject Site, which were identified in the ERIS database report. Additionally, H&H was provided a previously completed Phase I ESA on the Site. Documents obtained from OCULUS and the previous Phase I ESA are summarized below, and pertinent sections of the documents are provided in Appendix E.

Subject Site • Phase I ESA¸ prepared by ep3, Inc. (ep3) dated December 10, 2015. The Phase I ESA was completed on the approximately 69-acre parcel the encompasses the subject Site and adjacent property to the west. During the Site reconnaissance in November 2015, the property consisted of several office structures, parking areas, and garages which were mostly unoccupied. Several areas throughout the property and subject Site were being used for vehicle parking by a vehicle auction company. Ep3 noted the presence of dense vegetation and ground cover limited visual observations of the ground surface throughout the easternmost portion of the property, which includes the subject Site. Historically, ep3 noted the property usage as an Alamo vehicle rental complex.

Based on the Phase I ESA activities, ep3 concluded the presence of documented petroleum impacts associated with the property to be considered a REC. However, ep3 noted that responsibility for assessment and cleanup of the contamination is covered under the state of Florida’s petroleum cleanup program and therefore ep3 did not consider the petroleum impacts to be a REC.

• Revised Low Score Site Initiative (LSSI) Site Assessment Report, prepared by ep3, dated July 30, 2018.

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According to the LSSI Site Assessment Report, Alamo Rent A Car began operating at the property adjacent to the west of the subject Site in 1983, and filed a DNF for the property in November 1993 related to petroleum impacts. Site assessment activities conducted between 1994 and 2007 indicated the presence of petroleum impacted soil and groundwater. Figures included in the LSSI Site Assessment Report indicate the area of impacts is located in the southern portion of the property, approximately 250 ft to the west of the subject Site.

In 2018, ep3 advanced 39 soil borings for soil field screening and collected 8 discreet soil samples for laboratory analysis. Laboratory analysis indicated the presence of total xylenes and naphthalene above the leachability-based SCTLs and the presence of naphthalene and 2-methylnaphthalene at concentrations above the GCTLs in a soil sample collected from boring SB-29. No other compounds were detected at concentrations above the SCTLs or GCTLs in the collected soil samples. Based on a review of the soil boring location map, SB-29 is located approximately 330 ft to the west of the subject Site.

The LSSI Site Assessment Report also indicates that 23 monitoring wells were sampled in either September 2017 or March 2018. Laboratory analytical results indicate the presence of several petroleum-related compounds above GCTLs. Monitoring well MW-27, located approximately 240 ft from the subject Site and immediately adjacent to a drainage ditch/stormwater pond that connects to the subject Site, indicated the presence of methyl tert-butyl ether (MTBE) at a concentration of 54 micrograms per liter (µg/l) which is above the GTCL of 20 µg/l. The closest monitoring well to the subject Site, MW-28 located approximately 225 ft to the west of the subject Site, did not indicated the presence of analyzed compounds above GCTLs in 2007 and was not sampled during the most recent groundwater sampling events in 2018. Groundwater elevation data indicates groundwater flow direction is to the southeast. Based on the results of the assessment activities, the FDEP is continuing fund assessment and remediation.

Based on the release incident being managed by the FDEP PRP, the groundwater plume is generally defined, interpreted groundwater flow direction to the southeast, and distance

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from the Site, H&H does not consider the soil and groundwater impacts related to the LST incident to be a REC.

BP Amaco Station (8101 Narcoossee Road) • Natural Attenuation Monitoring (NAM) Report, prepared by Environmental Compliance Services, Inc. (ECS), dated December 22, 2011; • Limited Site Assessment Report Addendum, prepared by Taylor Environmental Consulting, dated April 7, 2017; and • Response to Limited Site Assessment Report Addendum, prepared by Orange County Environmental Protection Division (OCEPD), dated April 17, 2017.

Based on review of the environmental reports listed above, it appears groundwater impacts were detected in March 2005 during assessment activities related to release incident Task ID 76588. Groundwater elevations recorded in December 2011 indicated groundwater flow to the southeast. However, historical groundwater flow was interpreted generally to the north. Both the north and southeasterly flow directions are away from the subject Site. Additionally, the most recent groundwater data collected in December 2011 did not indicate the presence of petroleum compounds in groundwater at concentrations above GCTLs. Based on the groundwater results, release incident Task ID 76588 was issued a No Further Action.

The Limited Site Assessment Report Addendum indicates that impacts to soil were encountered during replacement of regular unleaded (RUL) spill containment bucket on a UST at the facility. However, it was determined that the soil sample was collected from the saturated zone based on elevated groundwater levels. Several attempts were made to collect a soil sample from the unsaturated zone in the vicinity of the RUL spill containment bucket. In February 2017, a soil sample was collected and laboratory analytical results indicated the presence of benzene, toluene, ethylbenzene, and total xylenes (BTEX) above SCTLs. Additionally, benzene and total xylene were detected at concentrations above GCTLs which indicates groundwater impacts may be present. However, two groundwater samples collected from monitoring wells in closest proximity to impacted soil did not indicate the presence of compounds in groundwater at concentrations above the GCTLs. Based on the results, Taylor Environmental Consulting recommended a No

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Further Action with Conditions. Upon review of the Limited Site Assessment Report Addendum, OCEPD concurred with the recommendation to purse No Further Action with Conditions for the reported discharge. Based on the lack of impacts to groundwater, groundwater flow direction away from the subject Site, distance from the Site, and closed status of the release incidents, the potential for impact to the subject Site from the UST release incidents reported at the BP facility appears low.

7-Eleven Food Store #27590 (8320 Narcoossee Road) • Annual NAM Report, prepared by HSW Engineering, Inc. (HSW), dated November 26, 2019

Based on review of the NAM Report, analytical results from a September 1988 environmental sampling event indicated a discharge of an unknown type and quantity of petroleum. Between October 1992 and July 2008, a series of remedial activities and assessments were conducted including free product extraction and soil excavation. Currently, the facility is under a NAM program which includes monitoring the concentrations of compounds in groundwater from two monitoring well locations. Review of the analytical data tables indicates benzene, naphthalene, 1- methylnaphthalene, and 2-methylnaphthalene are present in groundwater above GTCLs. However, the concentrations of these compounds appear to be decreasing or stable. Additionally, the groundwater analytical data indicates that the extent of impacts to groundwater are generally defined to the north-northwest and do not appear to be migrating off the property. Based on and distance from the subject Site and impacted groundwater not migrating off the property, the potential for impacts to the subject Site appears to be low.

4.3 Interviews

Fire Department Fire Department Contact: Orlando Fire Department

H&H contacted the Orlando Fire Department to request records regarding releases of petroleum products or potentially hazardous substances at or near the subject Site. A representative from the

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fire department responded to H&H’s request for information and indicated that the Orlando Fire Department has not responded to previous fire events, hazardous material spills, or hazardous material storage at the subject Site.

Site Contact Site Contact: Mr. Alhadi Abdulhussein, Mco Properties and Investments, LLC

H&H interviewed Mr. Alhadi Abdulhussein, the nephew of the Site owner, during the Phase I ESA activities. Mr. Abdulhussein indicated that he has been associated with the Site since his family purchased the Site in the early 2000s. Mr. Abdulhussein indicated that the Site has been used for overflow parking related to the former car rental facility and car auction operations and has not been developed for other purposes. Mr. Abdulhussein also indicated that the LST incident was located approximately 250 ft to the west of the western Site boundary, and is being regulated by FDEP. He was not aware of historic or current presence of ASTs, USTs, petroleum or hazardous material release or spill incidents, or other potential environmental concerns related to the Site.

4.4 Historical Use Information

Aerial Photographs H&H used ERIS’s Historical Aerials Report to review historical aerial photographs of the subject Site and surrounding area. A summary of the aerial photograph review is provided in the table below. The Historical Aerials Report is included in Appendix D.

Year Scale Site Surrounding Property The Site is developed with a small residential/agricultural structure in the northwestern portion of the Site. Surrounding properties appear to be The northern and western portions of agricultural or undeveloped land. the Site appear to be developed as Narcoossee Road is visible adjacent to 1947 1” = 500’ agricultural land and the southern and the east and McCoy Road is visible eastern portions of the Site are adjacent to the north. Residences are undeveloped land. A potential visible to the north. wetland feature and drainage ditch are visible along the eastern Site boundary.

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Year Scale Site Surrounding Property The residential/agricultural structure Additional residential and/or is no longer visible. An additional agricultural development is evident 1952 1” = 500’ wetland area and drainage ditch are to the north, northwest, and southwest visible on the southwestern portion of of the Site. the Site. The wetland features appear dry. A Adjacent property to the north beyond drainage ditch transects the central McCoy Road is developed with a 1954 1” = 500’ portion of the Site from the northeast residential or agricultural use corner to the southwest corner. structure. The Martin Andersen Beachline Expressway is under construction adjacent to the south of the Site. Appears similar to the 1954 aerial 1969 1” = 500’ Residential development is visible to photograph. the north along Narcoossee Road. A mobile home lot is visible to the north. The Martin Andersen Beachline 1978 1” = 500’ Appears similar to the 1969 aerial Expressway is completed to the south. 1980 1” = 500’ photograph. The adjacent property to the north is redeveloped for commercial purposes. A large surface water retention pond Adjacent property to the west is is visible on the southwest corner of developed for commercial purposes 1984 1” = 500’ the Site. The central and western and includes numerous buildings, portions of the Site appear to be parking areas, and surface water graded. features. Additional commercial development is visible to the north along Site appears similar to the 1984 aerial Narcoossee Road and a retail gasoline 1990 1” = 500’ photograph. service station is developed to the south, beyond Martin Andersen Beachline Expressway. The western and northern portions of the Site appear to be used for Commercial development is visible to automotive parking and storage. The the northwest along McCoy Road. 1999 1” = 500’ west-central portion of the Site Adjacent property to the east beyond appears paved. Surface water features Narcoossee Road is under are visible in the east-central and construction. southeastern portions of the Site. The gasoline service station adjacent to the east is completed. The adjacent Automotive storage appears to have property to the west appears to be ceased. An area of concrete is still vacant. Additional commercial 2005 1” = 500’ visible on the northwestern portion of development is visible to the the Site. northwest along McCoy Road. Residential development is evident to the far northeast.

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Year Scale Site Surrounding Property Adjacent property to the west is Automotive storage and parking redeveloped which includes 2006 1” = 500’ activities are visible on the demolition of several structures. 2007 1” = 500’ northwestern portion of the Site. Multi-family residential structures are developed to the southeast.

A concrete swale is visible on the Additional commercial development 2010 1” = 500’ southeastern portion of the Site. is evident to the north.

The gasoline service station to the 2013 1” = 500’ Appears similar to the 2010 aerial southeast is redeveloped. Additional 2015 1” = 500’ photograph. parking is visible on adjacent property to the north. Additional commercial development is visible north of the Site, including The Site appears similar to the 2015 adjacent property to the north. 2017 1” = 500’ aerial photograph. However, very Roadside construction activities are 2019 1” = 500’ few vehicles are parked on the Site. apparent to the south of Martin Andersen Beachline Expressway, south of the Site.

Historical Topographic Maps H&H used ERIS’s Topographic Maps Report to review topographic maps of the subject Site and surrounding area for select years from 1953 to 2015. A summary of the topographic map review is provided in the table below. The ERIS Topographic Map Report is included in Appendix D.

Year Quad Scale Subject Site Surrounding Property Surrounding properties are generally undeveloped or wetlands. McCoy Road is 1953 1:24,000 The Site is depicted as depicted adjacent to the north and (Pine Castle, FL) vacant, undeveloped land. Narcoossee Road is depicted adjacent to the east. Residential structures are depicted to the north. Bee Line Expressway (Martin Andersen 1970 1:24,000 Site appears similar to the Beachline Expressway) is depicted to the (Pine Castle, FL) 1953 topographic map south of the Site. Additional structures are depicted to the north and south. 1980 1:24,000 Site appears similar to the Surrounding area appears similar to the (Pine Castle, FL) 1970 topographic map 1970 topographic map Structures are not depicted on properties 2015 A surface water feature is surrounding the Site. Goldenrod Road is 1:24,000 depicted along the southern depicted to the west and Lee Vista (Pine Castle, FL) Site boundary. Boulevard is located adjacent to the north. The airport is depicted to the southwest. 20

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User Questionnaire H&H submitted a User Questionnaire to Mr. Cody Karns of Sonic to complete. H&H has included a copy of the completed User Questionnaire in Appendix A. The questionnaire indicates that Sonic is not aware of environmental cleanup liens, activity and use limitations, or obvious indicators that may point to the presence or likely presence of contamination at the subject Site.

City Directories H&H used ERIS’s City Directory Report to obtain historical information concerning the subject Site and surrounding area. City directories were available for the Site area for select years between 1998 and 2018. The City Directory Report is included in Appendix D. A summary of the city directory review is provided below.

Location Address City Directory Listing (Year) not listed (2018) All State Insurance Company (2006-2014) Airport Serving Locations (2006-2010) Alamo Rent A Car (2002-2010) Site 8200 McCoy Road Richard Dearys Hot Dogs (2006-2010) Richard Deary Equipment Rental (2002) Ryder Truck Rental (2002) Certified Tours Inc. (1998) 8443 McCoy Road not listed (1998-2018) not listed (1998; 2014-2018) 8301 McCoy Road Empire Paint & Body Works of Orlando (2002-2010) Northwest not listed (1998; 2014-2018) 8305 McCoy Road Premier Getaways (2006-2010) Sunterra Corporation (2002) Off Lease Only Automobile Dealers (2018) Continental Rent A Car (2002-2014) 7948 Narcoossee Road Florida Auto Rental (1998-2014) North Ace Rent A Car (2002) Park to Fly Inc (2006-2018) 7800 Narcoossee Road Airport Parking (2014-2018) not listed (1998-2002) Narcoossee Store (2018) Super Stop Inc. (2002-2014) ATM (2014) East 8101 Narcoossee Road Budget Rent A Car (2006-2010) Budget Truck Rental (2006-2010) Millenium Marketing Corporation (2002) not listed (1998) 21

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Location Address City Directory Listing (Year) Reserve at Beachline (2006-2018) 8335 Narcoossee Road not listed (1998-2002) 7-Eleven (2014-2018) 8320 Narcoossee Road CitiBank ATM (2014) Southeast not listed (1998-2010) not listed (2014-2018) 8338 Narcoossee Road 7-Eleven (1998-2010) 7-Eleven Food Stores (2002-2010) Copart Salvage Auto Auctions (2006-2018) West 8100 McCoy Road Cars for Breast Cancer Car Donations (2014-2018) not listed (1998-2002)

Fire Insurance Maps H&H requested fire insurance maps from ERIS to identify past Site usage. Fire insurance map coverage was not available for the Site area. The ERIS Fire Insurance Map Report indicating lack of coverage for the Site is included in Appendix D.

Physical Setting Report A Physical Setting Report for the subject Site was provided by ERIS. The Physical Setting Report indicates that the southern and eastern portions of the Site are located within the 100-year flood zone. Additionally, wetland information provided in the report indicates the southwestern portion of the Site may be a freshwater pond and the southeastern and eastern portion of the Site may be freshwater forested/shrub wetlands. The Physical Setting Report indicates that no registered water supply wells are located on the subject Site; however, water supply wells are located on properties surrounding the subject Site.

Environmental Lien Search H&H used ERIS’s Environmental Lien and Activity and Use Limitations (AUL) Search to assist in identifying records for environmental cleanup liens and other property use restrictions for the subject Site. No environmental liens or other property AULs were identified by ERIS. A copy of the ERIS Environmental Lien and AUL Search is included in Appendix D.

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Historical Use Summary Historically, the Site was developed for residential and/or agricultural purposes including a small structure in the northwestern portion of the Site prior to 1947. The residential/agricultural structure was removed by the early 1950s and the Site remained vacant land with potential wetland features and drainage ditch areas until the early 1980s when a stormwater pond was constructed on the southwestern portion of the Site. The Site was used for automotive parking and storage purposes related to a car rental facility and car auction operation beginning in the 1990s through the late 2010s. Currently, the Site is vacant.

Historically, surrounding properties were primarily undeveloped with few residential and agricultural properties prior to the mid- to late 1940s. Residential development in the area continued until construction of the Martin Andersen Beachline Expressway which began in the mid- to late 1960s. Commercial development in the area followed and continued through the late 2010s. Commercial properties surrounding the Site have generally consisted of used car sales, storage facilities, rental car companies, and retail gasoline service stations.

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5.0 Site Reconnaissance

Mr. Nick Hotzelt of H&H conducted a visual reconnaissance of the Site on May 20, 2020. The weather conditions during the Site visit were sunny and temperatures in the low 90s F. Photographs of the subject Site and surrounding area are included in Appendix B. Site features are depicted on Figure 2.

5.1 Hazardous Substances

H&H did not observe evidence of potentially hazardous materials or petroleum products during our Site reconnaissance.

5.2 Storage Tanks, Sumps, Floor Drains, Oil/Water Separators, and Hydraulic Lifts

During our Site visit, H&H visually assessed the subject Site for the presence of storage tanks, sumps/drains, oil/water separators (OWSs), and hydraulic lifts. A summary of our assessment of these items is provided below:

USTs: none observed or reported ASTs: none observed or reported Sumps and Drains none observed or reported OWSs: none observed or reported Hydraulic Lifts: none observed or reported

H&H did not observe indications of ASTs, USTs, OWSs, hydraulic lifts, or sumps during our Site visit, and none were reported by the Site contact.

5.3 Water and Wastewater Information

Water and wastewater use and information is summarized below.

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Water Municipal Water: Orlando Utilities Commission Water Supply Wells: none observed or reported

Wastewater Sanitary Sewage: City of Orlando Septic Systems: none observed or reported

Municipal drinking water and sanitary sewer service are available through Orlando Utilities Commission and the City of Orlando, respectively. H&H did not observe indications of water supply wells or septic systems located on the subject Site.

5.4 Indications of PCBs

Polychlorinated biphenyls (PCBs) are sometimes found in mineral oils used in electrical equipment including transformers. PCBs are a potential environmental contaminant. H&H did not observe potential PCB containing equipment at the Site during our reconnaissance.

5.5 Indications of Waste Disposal

During our Site reconnaissance, H&H identified the following waste disposal areas:

Waste Containers: none Debris Piles: used and scrap tire debris

H&H observed used and scrap tire debris in the northeastern portion of the Site (Photograph 16). H&H did not observe evidence of disposal of potentially hazardous materials or petroleum products in the vicinity of the used and scrap tires. H&H did not observe significant staining to the soil in the vicinity of the tire debris indicative of a significant environmental release.

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5.6 Surface Conditions

During our reconnaissance of the subject Site, H&H identified the following surface conditions:

Interior Surface Conditions: none

Exterior Surface Conditions: concrete-paved parking lot gravel parking areas stormwater pond potential wetland areas

H&H observed concrete and gravel parking areas in the western and south-central portion of the Site. H&H did not obvious indications of stained concrete, gravel, or soil; stressed vegetation; pits; depressions; or other unusually disturbed areas indicative of a potential environmental release during our reconnaissance of the Site.

5.7 Stormwater and Flood Information

The following is a summary of stormwater and flood zone information at the subject Site:

Stormwater Stormwater flows across the paved areas of the Site to storm drains located throughout the paved parking area and discharge to a stormwater retention pond located on the southern portion of the Site. Additionally, some stormwater is expected to infiltrate into the pervious ground surface. H&H did not observe potential environmental concerns associated with stormwater during our reconnaissance of the Site.

Flood Information FEMA Flood Insurance Rate Map (FIRM): Flood Plain Panel # 12095C0435G, dated June 20, 2018

H&H reviewed the FEMA FIRM map, which indicates that the southern and eastern portions of the Site are located in zone A or the 100-year flood hazard zone where no base flood elevations

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have been determined. The northwestern and central portions of the Site are located in zone X or an area of minimal flood hazard.

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6.0 Signatures of Environmental Professionals

I declare that, to the best of my professional knowledge and belief, I meet the definition of Environmental Professional as defined in Section 312.10 of 40 CFR 312, and have the specific qualifications based on education, training, and experience to assess a property of the nature, history, and setting of the subject property. I have developed and performed the all appropriate inquires in conformance with the standards and practices set forth for the environmental professional in 40 CFR Part 312.

Environmental Professional

Nathan O’Leary, CHMM Project Manager

Assisted By:

______Nick Hotzelt, PE Project Environmental Engineer

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7.0 Qualifications of Environmental Professionals Conducting the Phase I ESA

Nathan O’Leary, CHMM, Project Manager has 15 years of experience conducting environmental Site assessment and remedial activities at residential, commercial, and industrial facilities. Mr. O’Leary is a certified hazardous materials manager (CHMM).

Nick Hotzelt, PE, Project Environmental Engineer, has four years of experience in environmental Site assessments and groundwater, soil, and vapor sampling.

Curriculum vitae for each individual are included in Appendix F.

S:\AAA-Master Projects\Sonic Automotive - SAI\SAI-317 EchoPark Orlando\Report\Phase I ESA Report - Vacant Land (AutoRecovered).docx SITE

USGS The National Map: National Boundaries Dataset, 3DEP Elevation d x Program, Geographic Names Information System, National Hydrography m . 1 - Dataset, National Land Cover Database, National Structures Dataset, e r u g

i and National Transportation Dataset; USGS Global Ecosystems; U.S. F \

7 Census Bureau TIGER/Line data; USFS Road Data; Natural Earth Data; 1 3 - I U.S. Department of State Humanitarian Information Unit; and NOAA A S \

S National Centers for Environmental Information, U.S. Coastal Relief T

C Model. Data refreshed February, 2020. E J O

R TITLE P \ S I G c r SITE LOCATION MAP A

\ 0 2,000 4,000 s t n e PROJECT m u c N o SCALE IN FEET VACANT LAND D y M

\ 8200 MCCOY ROAD y r r e

p ORLANDO, FLORIDA s \ U.S.G.S. QUADRANGLE MAP s r e d l 2923 South Tryon Street - Suite 100 o f d

e Charlotte, North Carolina 28203 t

c PINE CASTLE, FLORIDA 2013 e

r 704-586-0007 (p) 704-586-0373 (f) i d e License # C-1269 / # C-245 Geology R \ 1

0 QUADRANGLE S F

H DATE: 6-4-20 REVISION NO: 0

H 7.5 MINUTE SERIES (TOPOGRAPHIC) \ \

: h t a JOB NO: SAI-317 FIGURE. 1 P LEGEND SITE PROPERTY BOUNDARY XX ELECTRIC FENCE CURRENT LST INCIDENT AREA POTENTIAL WETLAND AREA

(!T POLE-MOUNTED TRANSFORMER

III ³ ± STORMWATER DRAIN (!T (!T (!T MCCOY ROAD

X X X X

NARCOOSSEE ROAD X

X TIRE DEBRIS

X X ³ ± ³ ±

III III ³ ± III X

X (8101 NARCOOSSEE ROAD) X III ³ ±

X X

X X X X

III ³ ± CONCRETE SWALE

X X

X NOTES:

X X 1. AERIAL IMAGERY OBTAINED FROM ORANGE

X X COUNTY, 2019.

X 2. LST = LEAKING UNDERGROUND STORAGE TANK

III ³ ±

RETENTION POND N

X X 0 150 300

SCALE IN FEET

TITLE SITE MAP

PROJECT VACANT LAND 8200 MCCOY ROAD MARTIN ANDERSON BEACHLINE EXPRESSWAY ORLANDO, FLORIDA

2923 South Tryon Street - Suite 100 Charlotte, North Carolina 28203 704-586-0007 (p) 704-586-0373 (f) License # C-1269 / # C-245 Geology

DATE: 6-4-20 REVISION NO: 0 Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community JOB NO: SAI-317 FIGURE. 2 Path: \\HHFS01\Redirectedfolders\sperry\My Documents\ArcGIS\PROJECTS\SAI-317\Figure-2.mxd 81°17'W 81°16'30"W 81°16'W 81°15'30"W 81°15'W N ' N ' 8 8 2 2 ° ° 8 8 2 2

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1:20400 2 0.3 0.15 0 0.3

Map : 1.0 Mile Radius Order Number: 20200518003 Address: 8200 McCoy Road, Orlando, FL

Project Property Rails State Boundary FWS Special Designation Areas

Buffer Outline Major Highways National Priority List Sites State Brownfield Sites *# Eris Sites with Higher Elevation Major Highways Ramps National Wetland State Brownfield Areas

)" Eris Sites with Same Elevation Major Roads Indian Reserve Land State Superfund Areas:Dept. of Defense

* # Eris Sites with Lower Elevation Major Roads Ramps Historic Fill State Superfund Areas:NPL

( Eris Sites with Unknown Elevation Secondary Roads 100 Year Flood Zone WQARF Areas

County Boundary Secondary Roads Ramps 500 Year Flood Zone Federal Lands: Dept. of Defense (owned/administered areas) Local Roads and Ramps

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Project Property Rails State Boundary FWS Special Designation Areas

Buffer Outline Major Highways National Priority List Sites State Brownfield Sites *# Eris Sites with Higher Elevation Major Highways Ramps National Wetland State Brownfield Areas

)" Eris Sites with Same Elevation Major Roads Indian Reserve Land State Superfund Areas:Dept. of Defense

* # Eris Sites with Lower Elevation Major Roads Ramps Historic Fill State Superfund Areas:NPL

( Eris Sites with Unknown Elevation Secondary Roads 100 Year Flood Zone WQARF Areas

County Boundary Secondary Roads Ramps 500 Year Flood Zone Federal Lands: Dept. of Defense (owned/administered areas) Local Roads and Ramps

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Map : 0.25 Mile Radius Order Number: 20200518003 Address: 8200 McCoy Road, Orlando, FL

Project Property Rails State Boundary FWS Special Designation Areas

Buffer Outline Major Highways National Priority List Sites State Brownfield Sites *# Eris Sites with Higher Elevation Major Highways Ramps National Wetland State Brownfield Areas

)" Eris Sites with Same Elevation Major Roads Indian Reserve Land State Superfund Areas:Dept. of Defense

* # Eris Sites with Lower Elevation Major Roads Ramps Historic Fill State Superfund Areas:NPL

( Eris Sites with Unknown Elevation Secondary Roads 100 Year Flood Zone WQARF Areas

County Boundary Secondary Roads Ramps 500 Year Flood Zone Federal Lands: Dept. of Defense (owned/administered areas) Local Roads and Ramps

Miles 1:10000 0.1 0.05 0 0.1 Source: Esri, DigitalGlobe, GeoEye, Earthstar Geographics, CNES/Airbus DS, USDA, USGS, AeroGRID, IGN, and the GIS User Community

Order Number: 20200518003 Aerial Year: 2019

Project Property: Vacant Land 8200 McCoy Road Orlando FL 32822 Project No: SAI-317 Requested By: Hart & Hickman, PC Order No: 20200518003 Date Completed: May 19, 2020 Miles Order No. 20200518003 1980 0 0.2 0.4 0.8

Quadrangle(s): Pine Castle,FL

Source: USGS 7.5 Minute Topographic Map Miles Order No. 20200518003 1970 0 0.2 0.4 0.8

Quadrangle(s): Pine Castle,FL

Source: USGS 7.5 Minute Topographic Map Miles Order No. 20200518003 1953 0 0.2 0.4 0.8

Quadrangle(s): Pine Castle,FL

Source: USGS 7.5 Minute Topographic Map

PHASE I ENVIRONMENTAL SITE ASSESSMENT 8200 McCoy Road Orlando, Orange County, Florida

SITE

PREPARED FOR:

MCO Properties, LLC 2001 East Lake Mary Boulevard Sanford, Florida 32773

PREPARED BY:

December 10, 2015 Orange County Property Appraiser • Parcel Information - 36-23-30- http://www.ocpafl.org 0000-00-004

Property Summary

Property Name Alamo Rent A Car Mailing Address Names 2380 W 25Th St Mco Properties And Investments Sanford, FL 32771-4196 LLC Physical Address Municipality 8200 Mccoy Rd ORL - Orlando Orlando, FL 32822 Property Use 2740 - Vehicle Repair QR Code For Mobile Phone Value and Taxes

Historical Value and Tax Benefits

Tax Year Land Building(s) Feature(s) Market Value Assessed Value Values 2013 $6,475,874 (0%) $6,475,874 (0%) 2012 $6,471,906 (-13%) $6,471,906 (-13%) 2011 $7,396,563 (-9.7%) $7,396,563 (-9.7%) 2010 $8,192,525 (-17%) $8,192,525 (-17%) 2009 $5,698,242 + $2,833,802 + $1,369,005 = $9,901,049 $9,901,049

2013 Taxable Value and Estimate of Proposed Taxes

Taxing Authority Assd Value Exemption Tax Value Millage Rate Taxes % Public Schools: By State Law (Rle) $6,475,874 $0 $6,475,874 5.2300 (0.00%) $33,868.82 27 % Public Schools: By Local Board $6,475,874 $0 $6,475,874 3.2480 (0.00%) $21,033.64 17 % Orange County (General) $6,475,874 $0 $6,475,874 4.4347 (0.00%) $28,718.56 23 % City Of Orlando $6,475,874 $0 $6,475,874 5.6500 (0.00%) $36,588.69 29 % Library - Operating Budget $6,475,874 $0 $6,475,874 0.3748 (0.00%) $2,427.16 2 % St Johns Water Management District $6,475,874 $0 $6,475,874 0.3313 (0.00%) $2,145.46 2 % 19.2688 $124,782.33

2013 Non-Ad Valorem Assessments

Levying Authority Assessment Description Units Rate Assessment CITY OF ORLANDO ORLANDO STORM - DRAINAGE - (407)246-2370 33029.27 $1.00 $33,029.27 $33,029.27 Property Features

Property Description

APPENDIX C

Historic Air Photos

Approximate Location of Subject Property

2013 AERIAL PHOTOGRAPH 8200 McCoy Road Orlando, Orange County, Florida Project No.: 12-0135 Date: June 2013 Approximate Location of Subject Property

2007 AERIAL PHOTOGRAPH 8200 McCoy Road Orlando, Orange County, Florida Project No.: 12-0135 Date: June 2013 Approximate Location of Subject Property

2002 AERIAL PHOTOGRAPH 8200 McCoy Road Orlando, Orange County, Florida Project No.: 12-0135 Date: June 2013 Approximate Location of Subject Property

1999 AERIAL PHOTOGRAPH 8200 McCoy Road Orlando, Orange County, Florida Project No.: 12-0135 Date: June 2013 Approximate Location of Subject Property

1994 AERIAL PHOTOGRAPH 8200 McCoy Road Orlando, Orange County, Florida Project No.: 12-0135 Date: June 2013 Approximate Location of Subject Property

1990 AERIAL PHOTOGRAPH 8200 McCoy Road Orlando, Orange County, Florida Project No.: 12-0135 Date: June 2013 Approximate Location of Subject Property

1984 AERIAL PHOTOGRAPH 8200 McCoy Road Orlando, Orange County, Florida Project No.: 12-0135 Date: June 2013 Approximate Location of Subject Property

1978 AERIAL PHOTOGRAPH 8200 McCoy Road Orlando, Orange County, Florida Project No.: 12-0135 Date: June 2013 Approximate Location of Subject Property

1974 AERIAL PHOTOGRAPH 8200 McCoy Road Orlando, Orange County, Florida Project No.: 12-0135 Date: June 2013 Approximate Location of Subject Property

1970 AERIAL PHOTOGRAPH 8200 McCoy Road Orlando, Orange County, Florida Project No.: 12-0135 Date: June 2013 Approximate Location of Subject Property

1954 AERIAL PHOTOGRAPH 8200 McCoy Road Orlando, Orange County, Florida Project No.: 12-0135 Date: June 2013 Approximate Location of Subject Property

1947 AERIAL PHOTOGRAPH 8200 McCoy Road Orlando, Orange County, Florida Project No.: 12-0135 Date: June 2013