Phase I Environmental Site Assessment Report

PHASE I ENVIRONMENTAL SITE ASSESSMENT REPORT

Landmark at Courtyard Villas 2200 North Belt Line Road Mesquite, Texas 75150

Regulatory Date: June 22, 2017 Assessment Date: July 5, 2017 Report Date: July 18, 2017 Partner Project No. 17-190442.1

Prepared for

Dwight Capital, LLC New York, NY 10019

Engineers who understand your business

July 18, 2017

Mr. Duncan Mendelsohn Dwight Capital, LLC 250 West 55th Street, 30th Floor New York, NY 10019

Subject: Phase I Environmental Site Assessment Landmark at Courtyard Villas 2200 North Belt Line Road Mesquite, Texas 75150 Partner Project No. 17-190442.1

Dear Mr. Mendelsohn:

Partner Assessment Corporation (Partner) is pleased to provide the results of the Phase I Environmental Site Assessment (Phase I ESA) report of the abovementioned address (the “subject property”). This assessment was performed in general conformance with the scope and limitations as detailed in the ASTM Standard Practice E1527-13 Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process and the Multifamily Accelerated Processing (MAP) Guide dated January 29, 2016 (Effective Date May 28, 2016).

This assessment included a site reconnaissance on July 5, 2017 as well as research and interviews with representatives of the public, property ownership, site manager, and regulatory agencies. The regulatory assessment activities were initiated on June 22, 2017. An assessment was made, conclusions stated, and recommendations outlined.

We appreciate the opportunity to provide environmental services to Dwight Capital, LLC. If you have any questions concerning this report, or if we can assist you in other matter, please contact me at (443) 455- 1637.

Sincerely,

Bradley K. Fountain National Client Manager

www.PARTNEResi.com

800-419-4923 www.PARTNEResi.com

EXECUTIVE SUMMARY

Partner Assessment Corporation (Partner) has performed a Phase I Environmental Site Assessment (ESA) in general accordance with the scope of work and limitations of ASTM Standard Practice E1527-13, the Environmental Protection Agency Standards and Practices for All Appropriate Inquiries (AAI) (40 CFR Part 312) and the Multifamily Accelerated Processing (MAP) Guide dated January 29, 2016 (Effective Date May 28, 2016) for the property located at 2200 North Belt Line Road in the City of Mesquite, Dallas County, Texas (the “subject property”). The Phase I Environmental Site Assessment is designed to provide Dwight Capital, LLC with an assessment concerning environmental conditions (limited to those issues identified in the report) as they exist at the subject property.

Property Description

The subject property is located on the east side of North Belt Line Road and the south side of East Tripp Road within a mixed commercial and residential area of Mesquite, Texas. Please refer to the table below for further description of the subject property:

Subject Property Data Address: 2200 North Belt Line Road, Mesquite, Texas Additional Addresses: 2204, 2208, 2212, 2216, 2220, 2302, 2306, 2310, 2314, 2318, 2322 North Belt Line Road, Mesquite, Texas Property Use: Multi-Family Residential Land Acreage (Ac): 17.17 Ac Number of Buildings: 12 Total; 1 - Office/Clubhouse Building and 11 - Apartment Buildings Number of Floors: One (1) –Story, Office/Clubhouse and Three (3)-Story, Apartments Gross Building Area (SF): 286,874 SF (Total) Net Rentable Area (SF): 223,360 SF (Total) Date of Construction: 1999 Assessor’s Parcel Number (APN): 38143000010050000 Type of Construction: Stucco/Wood-Framed Number of Units: 256, which includes one non-revenue unit Current Tenants: Landmark at Courtyard Villas Apartment HUD Project Type: 223(f) Site Assessment Performed By: Marci Magaw of Partner Site Assessment Conducted On: July 5, 2017 The subject property is currently occupied by Landmark at Courtyard Villas Apartment Homes for multifamily residential use. Onsite operations consist of residential leasing and general maintenance activities. The subject property is comprised of 11 apartment buildings and a leasing office/clubhouse building. Property amenities include a fitness center, laundry room, business center, a playground and exercise station, a dog park, and a swimming pool. In addition to the current structures and amenities, the subject property is also improved with covered parking spaces, rentable garages, concrete-paved parking areas, and landscaped areas.

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page i According to available historical sources, the subject property was formerly agricultural land within the southern portion and undeveloped land within the northern portion as early as 1942 and developed with the current structures in 1999. Tenants on the subject property include various residential tenant listings associated with an apartment complex (1999-Present).

The immediately surrounding properties consist of Prosperity Bank then East Tripp Road to the north; an office building and vacant land with a creek to the south; vacant land to the east; and religious institution, vacant land, single-family residences and commercial areas to the west across North Belt Line Road.

According to the Texas Water Development Board’s Groundwater Database and topographic map interpretation, the depth and direction of groundwater in the vicinity of the subject property is inferred to be approximately 10 to 20 feet below ground surface (bgs) and flow toward the south.

Findings – ASTM Items

Report ASTM Items Further Action REC* CREC* HREC* EI* Section Required?

3.0 Historical Background N X 4.0 Federal, State, Local, Tribal Database N Listings, Vapor Intrusion 5.0 User Provided information N 6.0 Onsite Reconnaissance N 6.1 General Site Characteristics N 6.2 Potential Environmental Hazards N 6.3 Non-ASTM N 6.4 Adjacent Properties N

A recognized environmental condition (REC) refers to the presence or likely presence of any hazardous substances or petroleum products in, on, or at a property: due to release to the environment; under conditions indicative of a release to the environment; or under conditions that pose a material threat of a future release to the environment.

 Partner did not identify recognized environmental conditions during the course of this assessment.

A controlled recognized environmental condition (CREC) refers to a REC resulting from a past release of hazardous substances or petroleum products that has been addressed to the satisfaction of the applicable regulatory authority, with hazardous substances or petroleum products allowed to remain in place subject to the implementation of required controls.

 Partner did not identify controlled recognized environmental conditions during the course of this assessment.

A historical recognized environmental condition (HREC) refers to a past release of any hazardous substances or petroleum products that has occurred in connection with the property and has been

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page ii addressed to the satisfaction of the applicable regulatory authority or meeting unrestricted use criteria established by a regulatory authority, without subjecting the property to any required controls.

 Partner did not identify historical recognized environmental conditions during the course of this assessment.

An environmental issue refers to environmental concerns identified by Partner, which do not qualify as RECs; however, warrant further discussion. The following was identified during the course of this assessment:

 A portion of the subject property parcel was historically used for agricultural purposes. Based upon the historic agricultural activity on the subject property, the past on-site usage of pesticides is presumed. In general, however, it has been Partner’s experience that there is a low potential for soil contamination at concentrations in excess of regulatory thresholds as a result of the past use of persistent pesticides from normal crop application. Significant pesticide contamination is more commonly associated with farm headquarters or maintenance facilities and crop dusting airstrips where the repeated mixing and rinsing of chemical application equipment may have occurred. The subject property was not developed with any structures associated with the farm headquarters or maintenance facilities. In addition, no records of environmental concerns at the subject property were identified during the regulatory database review. Based on these reasons, Partner concludes that the former use of agricultural chemicals is not expected to represent a significant environmental concern.

Findings – HUD HEROS and Compliance Items

Report HUD HEROS and Compliance Items Formal Compliance Section Compliance Steps Determination or Mitigation

Required? 7.1 Coastal Barriers - Coastal Barrier Resources Act, as N amended by the Coastal Barrier Improvement Act of 1990 [24 CFR 50.4(c)(1)) 7.2 Coastal Management Zone - Coastal Zone N Management Act (24 CFR 50.4(c)(2)) 7.3 Y (1) Floodplain Management - Executive Order 11988, particularly Section 2(a); 24 CFR Part 55 (Flood Insurance) (24 CFR 50.4(b)(1) and (2)) 7.4 Historic Preservation - National Historic Preservation N Act of 1966, particularly Sections 106 and 110; 36 CFR Part 800 (24 CFR 50.4(a)) 7.5 Noise Analysis - Noise Control Act of 1972, as N amended by the Quiet Communities Act of 1978 (24 CFR Part 51 Subpart B) 7.6 Hazardous Industrial Operations - 24 CFR Part 51 N Subpart C; Acceptable Separation Distance

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page iii Report HUD HEROS and Compliance Items Formal Compliance Section Compliance Steps Determination or Mitigation

Required? 7.7 Airport Hazard - 24 CFR Part 51 Subpart D N 7.8 N Wetlands Protection - Executive Order 11990, particularly Sections 2 and 5 (24 CFR 50.4(b)(3)) 7.9 Toxic Chemical and Radioactive Materials, including N Vapor Encroachment Screen (VES) 7.10 Air Quality, State Implementation Plan (SIP) N 7.11 Endangered or Threatened Species or Habitats - N Endangered Species Act of 1973, particularly Section 7; 50 CFR Part 402 (24 CFR 50.4(e)) 7.12 Sole Source Aquifer Recharge Area - Safe Drinking N Water Act of 1974, as amended, particularly section 1424(e); 40 CFR Part 149 (24 CFR 50.4(d)) 7.13 Farmlands Protection - Farmland Protection Policy Act N of 1981, particularly sections 1504(b) and 1541; 7 CFR Part 658 7.14 Flood Insurance N (2) 7.15 Environmental Justice – Executive Order 12898 N 7.16 Unique Natural Features and Areas N 7.17 Site Suitability, Access, and compatibility with N Surrounding Development 7.18 Soil Stability, Erosion and Drainage N 7.19 Nuisances and Hazards N 7.20 Water, Supply, Sanitary Sewer N 7.21 Solid waste disposal N 7.22 Schools, Parks, Recreation and Social Services N 7.23 Emergency Health Care, Fire and Police Services N 7.24 Commercial / Retail and Transportation N 8.1 Asbestos - Comprehensive Building Asbestos Surveys, N “Baseline Survey”, ASTM E2356-14 8.2 / 8.3 Lead Paint - 24 CFR 35.92 and 40 CFR 745.113 N 8.4 Radon - HUD Mortgagee Letter, 2013-07, dated N January 31, 2013; ANSI-AARST MAMF-2012) 8.5 Water Intrusion / Suspect Microbial Growth N

(1) Partner performed a review of the Flood Insurance Rate Map (FIRM), published by the Federal Emergency Management Agency. According to Community Panel Number 48113C0390K, dated July 7, 2014, the northern and eastern portions of the subject property appear to be located in Shaded Flood Zone X, which are areas determined to be within the 0.2% annual chance floodplain, and Flood Zone AE, defined as “special flood hazard areas subject to inundation by the 1% annual chance flood

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page iv in which base flood elevations have been determined.” The western and southern portions of the subject property is located within Flood Zone AO, which are areas with flood depths of 3 feet and a velocity of 5-feet per seconds. Flood Zones AE and AO are also referred to as a Special Flood Hazard Area (SFHA). The central portion of the subject property appears to be located within Unshaded Flood Zone X, defined as “areas determined to be outside the 0.2% annual chance floodplain.”

However, according to an ALTA Survey, prepared by MKA, a National Land Services Group (MKA), dated July 14, 2017 (revised August 9, 2017), the majority of the subject property is located within Unshaded Flood Zone X and the following areas are located within Flood Zone AO:

 Southern portion of subject property occupied by asphalt-paved parking areas, a garage with 8 parking spaces, two (2) dumpster areas and landscaped areas (south of Building 2204);  Southeastern portion of the subject occupied by landscaped area, gate and asphalt-paved drive lane (west of Building 2204);  Western portion of the subject property occupied by ~ four (4) asphalt-paved parking areas and landscaped areas (west of Building 2212); and  Eastern portion of the subject property occupied by two (2) garages with 12 spaces (east of Building 2206 and 2216), a garage with 10 spaces and dumpster area (east of Building 2216).

Based on the ALTA Survey, all of the onsite apartment buildings are located within Unshaded Flood Zone X. However, a Flood Elevation Certificate was completed for Building 2212. According to the certificate, the top of the bottom floor is 0.40428 feet above the highest adjacent grade (HAG), and the top of the bottom floor is located 0.39669 feet above the lowest adjacent grade (LAG). Also, the top of platform machinery and/or equipment servicing the building, which is the building’s air conditioning unit, is located 0.15806 feet above the HAG.

Based on the above information, according to HUD guidelines, projects located within a SFHA are subject to Executive Order 11988 (Floodplain Management) and per Flood Management Code of Federal Regulations, 24 CFR 55.12, completion of the 8-Step Process is required, with the exception of step 2, 3 and 7. As such, Partner completed an Abbreviated 8-Step, which is provided under a separate cover.

(2) Based on the ALTA Survey and according to HUD guidelines, flood insurance is not required for the onsite apartment buildings. Based on client provided information, Flood Insurance was obtained for Building 2212 that contains 24 units. According to the Flood Insurance Policy (200189207), Building 2212 is located in Flood Zone AO. The policy effective date is September 1, 2017 through September 1, 2018.

Conclusions, Opinions and Recommendations

Partner has performed a Phase I Environmental Site Assessment in conformance with the scope and limitations of ASTM Standard Practice E1527-13 and the Multifamily Accelerated Processing (MAP) Guide

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page v dated January 29, 2016 (Effective Date May 28, 2016) of 2200 North Belt Line Road in the City of Mesquite, Dallas County, Texas (the “subject property”). Any exceptions to or deletions from this practice are described in Section 1.5 of this report.

This assessment has revealed evidence of recognized environmental conditions and/or environmental issues in connection with the subject property; however, HUD Scope of Services Compliance Findings and Related Laws items were identified. Based on the conclusions of this assessment, Partner recommends the following:

 As outlined within the Abbreviated 8-Step Process, which is provided under a separate cover, the following actions will be implement for the subject property:

o Flood Plan o Tenant Notification outlining onsite emergency preparedness plan / procedures o All new and renewable leases must contain acknowledgements signed by residents.

The owner will assure that this plan, as modified and described above, is executed and necessary language will be included in all agreements with participating parties. The proposed actions noted above are a requirement for the life of the loan that will be monitored and enforced by the Lender.

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page vi TABLE OF CONTENTS

1.0 INTRODUCTION ...... 1 1.1 Purpose ...... 1 1.2 Scope of Work ...... 2 1.3 Limitations ...... 2 1.4 User Reliance ...... 3 1.5 Limiting Conditions ...... 3 2.0 SITE DESCRIPTION ...... 5 2.1 Site Location and Legal Description ...... 5 2.2 Current Property Use ...... 5 2.3 Current Use of Adjoining Properties ...... 5 2.4 Physical Setting Sources ...... 5 2.4.1 Topography ...... 5 2.4.2 Hydrology ...... 6 2.4.3 Geology ...... 6 3.0 HISTORICAL INFORMATION ...... 7 3.1 Aerial Photograph Review ...... 8 3.2 Sanborn Fire Insurance Maps ...... 9 3.3 City Directories ...... 9 3.4 Historical Topographic Maps ...... 11 4.0 REGULATORY AGENCIES ...... 12 4.1 State Department...... 12 4.2 Health Department ...... 12 4.3 Fire Department ...... 12 4.4 Building / Planning Department ...... 13 4.5 Oil & Gas Exploration ...... 13 4.6 Assessor’s Office ...... 13 4.7 Super Priority Lien Statutes ...... 14 4.8 State Historic Preservation Office ...... 14 5.0 USER PROVIDED INFORMATION AND INTERVIEWS ...... 15 5.1 Interviews ...... 16 5.1.1 Interview with Owner ...... 16 5.1.2 Interview with Report User ...... 16 5.1.3 Interview with Key Site Manager...... 16 5.1.4 Interviews with Past Owners, Operators and Occupants ...... 16 5.1.5 Interview with Others ...... 16 5.2 User Provided Information ...... 16 5.2.1 Title Records, Environmental Liens, and AULs ...... 16 5.2.2 Specialized Knowledge ...... 16 5.2.3 Actual Knowledge of the User ...... 16 5.2.4 Valuation Reduction for Environmental Issues ...... 17 5.2.5 Commonly Known or Reasonably Ascertainable Information ...... 17 5.2.6 Previous Reports and Other Provided Documentation ...... 17

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page vii 6.0 SITE RECONNAISSANCE ...... 18 6.1 General Site Characteristics ...... 19 6.2 Potential Environmental Hazards ...... 19 6.3 Adjacent Property Reconnaissance ...... 21 7.0 HUD HEROS / COMPLIANCE ITEMS ...... 22 7.1 Coastal Barriers ...... 22 7.2 Coastal Management Zone ...... 22 7.3 Flood Zone Information ...... 22 7.4 Historic Preservation ...... 23 7.5 Noise Analysis ...... 24 7.5.1 Roadways ...... 24 7.5.2 Railways ...... 24 7.5.3 Airports ...... 24 7.5.4 Noise Calculation Results ...... 25 7.6 Hazardous Industrial Operations ...... 25 7.7 Airport Hazard ...... 26 7.8 Protection of Wetlands ...... 26 7.9 Toxic Chemical and Radioactive Materials ...... 26 7.9.1 Mapped Database Records Search ...... 26 7.9.2 Regulatory Database Summary ...... 26 7.9.3 Subject Property Listings ...... 27 7.9.4 Adjacent Property Listings ...... 27 7.9.5 Sites of Concern Listings ...... 27 7.9.6 Orphan Listings ...... 28 7.9.7 Vapor Intrusion ...... 28 7.10 Air Quality ...... 29 7.11 Endangered or Threatened Species or Habitats ...... 29 7.12 Sole Source Aquifer Recharge Area ...... 30 7.13 Farmlands Protection ...... 30 7.14 Flood Insurance ...... 30 7.15 Environmental Justice ...... 30 7.16 Unique Natural Features and Areas ...... 30 7.17 Site Suitability, Access and Compatibility with Surrounding Development ...... 31 7.18 Soil Stability, Erosion and Drainage ...... 31 7.19 Nuisances and Hazards ...... 31 7.20 Water, Supply, Sanitary Sewers ...... 32 7.20.1 Water Supply / Lead in Drinking Water ...... 32 7.20.2 Storm Water ...... 32 7.21 Solid Waste Disposal ...... 32 7.22 Schools, Parks, Recreation and Social Services ...... 33 7.23 Emergency Health Care, Fire and Police Services ...... 33 7.24 Commercial / Retail and Transportation ...... 33 8.0 Asbestos, Lead, Radon and Mold ...... 34 8.1 Asbestos-Containing Materials (ACMs) ...... 34 8.2 Lead-Based Paint (LBP) ...... 34 8.3 The Renovation, Repair and Painting Rule ...... 34

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page viii 8.4 Radon ...... 35 8.5 Mold ...... 35 9.0 FINDINGS AND CONCLUSIONS ...... 37 10.0 SIGNATURES OF ENVIRONMENTAL PROFESSIONALS ...... 40 11.0 REFERENCES ...... 41

Figures Figure 1 Site Location Map Figure 2 Topographic Map Figure 3 Site Plan

Appendices

Appendix A Site Photographs Appendix B Historical Documentation B1 Aerial Photographs B2 Fire Insurance Maps (No Coverage) B3 City Directories B4 Historical Topographic Maps B5 Client-Provided Documentation B6 Supporting Documentation (tax assessor, zoning, etc) Appendix C Interviews/FOIAs Appendix D HUD HEROs Supporting Documentation Appendix E Asbestos/Lead-Based Paint/Radon/Mold (as needed) Appendix F Qualifications

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page ix

1.0 INTRODUCTION

Partner Assessment Corporation (Partner) has performed a Phase I Environmental Site Assessment (ESA) in general conformance with the scope and limitations of ASTM Standard Practice E1527-13 and the Environmental Protection Agency Standards and Practices for All Appropriate Inquiries (AAI) (40 CFR Part 312) and the Multifamily Accelerated Processing (MAP) Guide dated January 29, 2016 (Effective Date May 28, 2016) for the property located at 2200 North Belt Line Road in the City of Mesquite, Dallas County, Texas (the “subject property”). Any exceptions to, or deletions from, this scope of work are described in the report.

1.1 Purpose The purpose of this ESA is to identify existing or potential Recognized Environmental Conditions (as defined by ASTM Standard E-1527-13) affecting the subject property that: 1) constitute or result in a material violation or a potential material violation of any applicable environmental law; 2) impose any material constraints on the operation of the subject property or require a material change in the use thereof; 3) require clean-up, remedial action or other response with respect to Hazardous Substances or Petroleum Products on or affecting the subject property under any applicable environmental law; 4) may affect the value of the subject property; and 5) may require specific actions to be performed with regard to such conditions and circumstances. In addition, a purpose of the Phase I ESA is to document compliance with 24 CFR 50.3(i), which states HUD’s policy that all properties proposed for use in HUD programs be free of hazardous materials, contamination, toxic chemicals and gases, and radioactive substances, where a hazard could affect the health and safety of occupants or conflict with the intended utilization of the property. The information contained in the ESA Report will be used by Client to: 1) evaluate its legal and financial liabilities for transactions related to foreclosure, purchase, sale, loan origination, loan workout or seller financing; 2) evaluate the subject property’s overall development potential, the associated market value and the impact of applicable laws that restrict financial and other types of assistance for the future development of the subject property; and/or 3) determine whether specific actions are required to be performed prior to the foreclosure, purchase, sale, loan origination, loan workout or seller financing of the subject property.

This ESA was performed to permit the User to satisfy one of the requirements to qualify for the innocent landowner, contiguous property owner, or bona fide prospective purchaser limitations on scope of Comprehensive Environmental Response, Compensation and Liability Act (CERCLA) (42 U.S.C. §9601) liability (hereinafter, the “landowner liability protections,” or “LLPs”). ASTM Standards E-1527-13 and E- 1527-13 constitutes “all appropriate inquiry into the previous ownership and uses of the property consistent with good commercial or customary practice” as defined at 42 U.S.C. §9601(35)(B).

In addition, a purpose of the Phase I ESA is to document compliance with 24 Code of Federal Regulations (CFR) 50.3(i)(1). An additional purpose is to determine the presence or absence of hazardous materials, contamination, toxic chemicals and gases, and radioactive substances, where a hazard could affect the health and safety of occupants or conflict with the intended utilization of the property.

Phase I Environmental Site Assessment Project No. 17-190442.1 July 13, 2017 Page 1 1.2 Scope of Work The scope of work for this ESA is in general accordance with the requirements of ASTM Standard Practice E1527-13 Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process; the Environmental Protection Agency Standards and Practices for All Appropriate Inquiries (AAI) (40 CFR Part 312) and the Multifamily Accelerated Processing (MAP) Guide dated January 29, 2016 (Effective Date May 28, 2016). This assessment included: 1) a property and adjacent site reconnaissance; 2) interviews with key personnel; 3) a review of historical sources; 4) a review of regulatory agency records; 5) a review of a regulatory database report provided by a third-party vendor and 6) Client provided documents, if available.

1.3 Limitations Partner warrants the findings and conclusions contained herein were accomplished in accordance with the methodologies set forth in the Scope of Work. These methodologies are described as representing good commercial and customary practice for conducting an ESA of a property for the purpose of identifying recognized environmental conditions. There is a possibility that even with the proper application of these methodologies there may exist on the subject property conditions that could not be identified within the scope of the assessment or which were not reasonably identifiable from the available information. Partner believes the information obtained from the record review and the interviews concerning the subject property is reliable. However, Partner cannot and does not warrant or guarantee the information provided by these other sources is accurate or complete. The conclusions and findings set forth in this report are strictly limited in time and scope to the date of the evaluations. The conclusions presented in the report are based solely on the services described therein, and not on scientific tasks or procedures beyond the scope of agreed-upon services or the time and budgeting restraints imposed by the Client. No other warranties are implied or expressed.

Some of the information provided in this report is based upon personal interviews, and research of available documents, records, and maps held by the appropriate government and private agencies. This report is subject to the limitations of historical documentation, availability, and accuracy of pertinent records, and the personal recollections of those persons contacted.

This practice does not address requirements of any state or local laws or of any federal laws other than the All Appropriate Inquiry provisions of the LLPs. Further, this report does not intend to address all of the safety concerns, if any, associated with the subject property.

Environmental concerns, which are beyond the scope of a Phase I ESA as defined by ASTM include the following: ACMs, LBP, radon, and lead in drinking water. These issues may affect environmental risk at the subject property and may warrant discussion and/or assessment; however, are considered non-scope issues. If specifically requested by the Client, these non-scope issues are discussed in Section 6.3.

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 2 1.4 User Reliance Dwight Capital, LLC engaged Partner to perform this assessment in accordance with an agreement governing the nature, scope and purpose of the work as well as other matters critical to the engagement. All reports, both verbal and written, are for the sole use and benefit of Dwight Capital, LLC and the U.S. Department of Housing and Urban Development (HUD). Either verbally or in writing, third parties may come into possession of this report or all or part of the information generated as a result of this work. In the absence of a written agreement with Partner granting such rights, no third parties shall have rights of recourse or recovery whatsoever under any course of action against Partner, its officers, employees, vendors, successors or assigns. Any such unauthorized user shall be responsible to protect, indemnify and hold Partner, Client and their respective officers, employees, vendors, successors and assigns harmless from any and all claims, damages, losses, liabilities, expenses (including reasonable attorneys’ fees) and costs attributable to such Use. Unauthorized use of this report shall constitute acceptance of and commitment to these responsibilities, which shall be irrevocable and shall apply regardless of the cause of action or legal theory pled or asserted. Additional legal penalties may apply.

1.5 Limiting Conditions The findings and conclusions contain all of the limitations inherent in these methodologies that are referred to in ASTM E-1527-13.

Specific limitations and exceptions to this ESA are more specifically set forth below:

 Interviews with past or current owners, operators and occupants were not reasonably ascertainable and thus constitute a data gap. Based on information obtained from other historical sources (as discussed in Section 3.0), this data gap is not expected to alter the findings of this assessment.

 Partner requested information relative to deed restrictions and environmental liens, a title search, and completion of a pre-survey questionnaire from the Report User. This information was not provided at the time of the assessment. Based on information outlined herein, this data failure is not considered critical and does not change the conclusions of this report.

 Partner requested User provided information such, but not limited to, activity and use limitations, “specialized knowledge or experience of the User”, “reason for significantly lower purchase price”, and “commonly known or reasonably ascertainable information”. This information was not provided at the time of the assessment. The lack of User provided information regarding valuation reduction for environmental issues of the subject property is considered a data gap; however, based on the review of all standard historical sources and interviews with site knowledgeable personnel, this data failure is not considered critical and does not change the conclusions of this report.

 Partner was not able to document the historical use of the subject property prior to 1942, since city directories were not available prior to 1976, aerial photographs prior to 1942 were not reasonably ascertainable from local agencies and other historical sources such as Sanborn fire insurance maps or topographic maps did not provide coverage of the subject property. This data failure is not Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 3 considered critical and does not change the conclusions of this report, as the 1942 aerial photograph revealed the subject property and the adjacent and surrounding areas to be comprised of a mix of agricultural land and undeveloped land with several rural residences present to the west and northeast.

 Partner was unable to determine the property use at 5-year intervals, which constitutes a data gap. Except for property tax files and recorded land title records, which were not considered to be sufficiently useful, Partner reviewed all standard historical sources and conducted appropriate interviews. The aerial photographs, topographic maps, and Sanborn fire insurance maps provided enough coverage to determine the use of the subject property from 1942 until it was developed in 1999.

 Partner submitted Freedom of Information Act (FOIA) requests to various agencies for information pertaining to hazardous substances, underground storage tanks, releases, inspection records, etc. for the subject property. As of this writing, with the exception of the health department and State Fire Marshal’s office, the above noted agencies have not responded to Partner’s request. Based on information obtained from other historical sources, this limitation is not expected to alter the overall findings of this assessment. If issues of an environmental concern are identified upon review of these documents, Partner will issue an addendum to this report.

 Partner inspected approximately 10% of all interior units and all common areas. Based on the size and nature of use of the uninspected units (residential), this limited method of inspection is not expected to alter the overall findings of this assessment.

The Client has requested the report despite the above-listed limitations.

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 4 2.0 SITE DESCRIPTION

2.1 Site Location and Legal Description The subject property at 2200 North Belt Line Road in Mesquite, Texas is located on the east side of North Belt Line Road and the south side of East Tripp Road. According to the Dallas County Assessor, an abbreviated legal description for the subject property is described as “OAK CREEK EAST BLK 1 LT 5 ACS 17.170”, and ownership is currently vested in LAT COURTYARD VILLAS LLC since 2013.

Please refer to Figure 1: Site Location Map, Figure 2: Topographic Map, Figure 3: Site Plan, and Appendix A: Site Photographs for the location and site characteristics of the subject property.

2.2 Current Property Use The subject property is currently occupied by Landmark at Courtyard Villas Apartment Homes for multifamily residential use. Onsite operations consist of residential leasing and typical residential living complex maintenance. The subject property is comprised of 11 apartment buildings and a leasing office/clubhouse building. Property amenities include a fitness center, laundry room, business center, a playground and exercise station, a dog park, and a swimming pool. In addition to the current structures and amenities, the subject property is also improved with covered parking spaces, rentable garages, concrete-paved parking areas, and landscaping.

The subject property is designated for multi-family residential development by the City of Mesquite.

The subject property was not identified in the regulatory database report of Section 7.9.

2.3 Current Use of Adjoining Properties The subject property is located within a mixed commercial and residential area of Mesquite, Texas. During the vicinity reconnaissance, Partner observed the following land use on properties in the immediate vicinity of the subject property:

Immediately Surrounding Properties North: Prosperity Bank (2424 North Belt Line Road) then East Tripp Road South: Commercial office building (2144 North Belt Line Road) and vacant land with a creek (2206 North Belt Line Road) East: Vacant land (no address) West: North Belt Line Road beyond which is Peace Church Ministries (2401 North Belt Line Road), single-family residences, Neighborhood Credit Union (2201 North Belt Line Road), a vacant lot (2000 North Belt Line Road), and the LA Berry Support Complex (2133 North Belt Line Road) No adjacent properties were identified in the regulatory database report of Section 7.9.

2.4 Physical Setting Sources 2.4.1 Topography

The United States Geological Survey (USGS), Mesquite, Texas Quadrangle 7.5-minute series topographic map was reviewed for this ESA. According to the contour lines on the topographic map, the subject

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 5 property is located at approximately 480 feet above mean sea level (MSL). The contour lines in the area of the subject property indicate the area is sloping gently toward the south. No building structures are depicted on the subject property on the 1995 historic topographic map. However, North Mesquite Creek is shown on the northern and central portions of the subject property.

Please refer to Figure 2: Topographic Map. 2.4.2 Hydrology

According to topographic map interpretation, the direction of groundwater in the vicinity of the subject property is inferred to flow to the south. The nearest surface water in the vicinity of the subject property is North Mesquite Creek located on the northern and eastern portions of the subject property. Other than the drainage channel for North Mesquite Creek located on the northern edge of the subject property and the impounded creek located on the eastern edge of the subject property, no settling ponds, lagoons, surface impoundments, wetland characteristics or natural catch basins were observed at the subject property during this assessment.

Information specific to the subject property regarding the depth to groundwater and direction of groundwater flow was not available for the subject area. However, according to the Texas Water Development Board’s Groundwater Database, the depth and direction of groundwater in the vicinity of the subject property is inferred to be approximately 10 to 20 feet below ground surface (bgs).

It should be noted that ground water levels, as measured in wells, fluctuate both seasonally and over longer periods in response to changes in frequency and amounts of infiltrating precipitation. In general, ground water levels are lowest in the fall and early winter and highest in late winter and spring. In scattered years lows and highs may deviate from this pattern. 2.4.3 Geology

The subject property is situated within the southern portion of the Texas Great Plains and is situated in the Blackland Prairie physiographic province of the State of Texas. The uppermost geologic formation underlying the soils at the subject property is the Ozan formation. The Ozan formation comprises the underlying stratigraphy and consists mostly of clay or mud. The thickness of the Ozan formation is estimated to be approximately 500 feet thick.

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 6 3.0 HISTORICAL INFORMATION

Partner obtained historical use information about the subject property from a variety of sources, which are outlined within the Reference Section of this report (Section 11.0). A chronological listing of the historical data found is summarized in the table below:

Historical Use Information Period/Date Source Description/Use 1942-1984 Aerial Photographs, Topographic Undeveloped land with a creek visible on the Maps northern and central portions with agricultural land visible on the southern portion 1984-1989 Aerial Photographs Cleared land with a drainage channel undergoing construction on the northern edge of the subject property 1989-1999 Aerial Photographs, Topographic Undeveloped land with a drainage channel Maps visible on the northern edge of the subject property and a creek visible on the eastern edge 1999-Present Aerial Photographs, Tax Records, City Developed with the existing apartment Directories complex with the drainage channel remaining present on the northern edge and the creek visible on the eastern edge According to available historical sources, the subject property was formerly agricultural land within the southern portion and undeveloped land within the northern portion as early as 1942 and developed with the current structures in 1999. Tenants on the subject property include various residential tenant listings associated with an apartment complex (1999-Present).

As noted above, a portion of the subject property parcel was historically used for agricultural purposes. Based upon the historic agricultural activity on the subject property, the past on-site usage of pesticides is presumed. In general, however, it has been Partner’s experience that there is a low potential for soil contamination at concentrations in excess of regulatory thresholds as a result of the past use of persistent pesticides from normal crop application. Significant pesticide contamination is more commonly associated with farm headquarters or maintenance facilities and crop dusting airstrips where the repeated mixing and rinsing of chemical application equipment may have occurred. The subject property was not developed with any structures associated with the farm headquarters or maintenance facilities. In addition, no records of environmental concerns at the subject property were identified during the regulatory database review. Based on these reasons, Partner concludes that the former use of agricultural chemicals is not expected to represent a significant environmental concern.

No additional potential environmental concerns were identified in association with the current or historic use of the subject property.

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 7 3.1 Aerial Photograph Review Partner obtained available aerial photographs of the subject property and surrounding area from Environmental Data Resources (EDR). The following observations were noted to be visible on the subject property and adjacent properties during the aerial photograph review:

Date: 1942 Scale: 1”=500’ Subject Property: Undeveloped land with a creek visible on the northern and central portions with agricultural land visible on the southern portion North: Undeveloped land then East Tripp Road with agricultural land and a rural residence beyond South: Mix of undeveloped land and agricultural land with a creek visible East: Agricultural land with East Tripp Road visible West: Mostly undeveloped land with several rural residences visible across Belt Line Road and a creek present to the northwest

Date: 1950, 1956, 1968, 1972, 1979 Scale: 1”=500’ Subject Property: No significant changes visible North: No significant changes visible South: No significant changes visible East: No significant changes visible West: No significant changes visible

Date: 1984 Scale: 1”=500’ Subject Property: Cleared land with a drainage channel undergoing construction on the northern edge of the subject property North: Cleared land then East Tripp Road with agricultural land and a rural residence beyond South: Cleared land undergoing development with an office building East: Vacant land West: Partially developed with single-family residences across Belt Line Road

Date: 1989 Scale: 1”=500’ Subject Property: Undeveloped land with a drainage channel visible on the northern edge of the subject property and a creek visible on the eastern edge North: Undeveloped land then East Tripp Road with a mix of vacant land and single-family residences beyond South: Partially developed with an office building East: Vacant land West: A church and additional single-family residences have been constructed across Belt Line Road

Date: 1995 Scale: 1”=500’ Subject Property: No significant changes visible North: No significant changes visible South: No significant changes visible East: No significant changes visible

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 8 West: No significant changes visible

Date: 2005 Scale: 1”=500’ Subject Property: Developed with the existing apartment complex with the drainage channel remaining present on the northern edge and the creek visible on the eastern edge North: Developed with a bank then East Tripp Road with agricultural land and single-family residences beyond South: Partially developed with commercial buildings with vacant land present to the southeast East: No significant changes visible West: A credit union and commercial building have been constructed to the southwest across Belt Line Road

Date: 2006, 2008, 2010, 2012 Scale: 1”=500’ Subject Property: No significant changes visible North: No significant changes visible South: No significant changes visible East: No significant changes visible West: No significant changes visible

Copies of select aerial photographs are included in Appendix B of this report.

3.2 Sanborn Fire Insurance Maps Partner reviewed the collection of Sanborn Fire insurance maps from Environmental Data Resources (EDR). Sanborn map coverage was not available for the subject property. A copy of the reviewed Sanborn Maps No Coverage Letter is included in Appendix B of this report.

3.3 City Directories Partner reviewed historical city directories obtained from Environmental Data Resources (EDR) for past names and businesses that were listed for the subject property and adjacent properties. The findings are presented in the following table:

City Directory Search for 2200 North Belt Line Road (Subject Property) Years Occupant Listed 1976 No listings (2200, 2204, 2208, 2212, 2216, 2220, 2302, 2306, 2310, 2314, 2318 and 2322 N Belt Line Rd) 1981 No listings (2200, 2204, 2208, 2212, 2216, 2220, 2302, 2306, 2310, 2314, 2318 and 2322 N Belt Line Rd) 1986 No listings (2200, 2204, 2208, 2212, 2216, 2220, 2302, 2306, 2310, 2314, 2318 and 2322 N Belt Line Rd) 1992 No listings (2200, 2204, 2208, 2212, 2216, 2220, 2302, 2306, 2310, 2314, 2318 and 2322 N Belt Line Rd) 1995 No listings (2200, 2204, 2208, 2212, 2216, 2220, 2302, 2306, 2310, 2314, 2318 and 2322 N Belt Line Rd)

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 9 1999 Various residential tenant listings associated with the apartment complex (2204 and 2212 N Belt Line Rd) 2003 Various residential tenant listings associated with the apartment complex c 2008 Enclave at Belt Line (2200 N Belt Line Rd) Various residential tenant listings associated with the apartment complex (2204, 2208, 2212, 2216, 2220, 2302, 2306, 2310, 2314, 2318 and 2322 N Belt Line Rd) 2013 Mission Courtyard Villas (2200 N Belt Line Rd) Various residential tenant listings associated with the apartment complex (2204, 2208, 2212, 2216, 2220, 2302, 2306, 2310, 2314, 2318 and 2322 N Belt Line Rd) Based on the city directory review, no environmentally sensitive listings were identified for the subject property addresses.

City Directory Search for Adjacent Properties Year(s) Occupant Listed 1976 No listings 1981 Red River Pottery (2133 N Belt Line Rd) 1986 Dr Randy S Obrien, Bob Quick Insurance, Travomed Inc (2144 N Belt Line Rd) Faye Neve, William Neve, Neve Photique Wm L Neve (2323 N Belt Line Rd) Peace Tabernacle, Untd Pentcstl Chrh (2401 N Belt Line Rd) 1992 Obrien, Randy S, Williams, Greg (2144 N Belt Line Rd) 1995 A Bear Construction Inc, Accent Realty, Crestmark Homes, Crisis Care Ctr of Mesquite, Griffith, Deborah, Mark IV Intl, Mark Mc Whorter, Obrien, Randy S, Randy S Obrien Inc, Stars of Tomorroe, State Farm Insurance, Sumark Services Inc, Sumark Srvcs Inc (2144 N Belt Line Rd) 1999 Super 1 Foods Dallas (2133 N Belt Line Rd) Accent Realty, Mark IV International, Mcwhorter Mark Attorney, Obrien Randy S DDS, Quick Bob Insurance, State Farm Insurance Company Agents Offices, Wade James A Cfp (2144 N Belt Line Rd) Lane Keith, Peace Tabernacle UPC (2401 N Belt Line Rd) 2003 Accent Realty, Randy S Obrien DDS, Thomas Schobelock, Tom Schobelock OD, Unity Financial Services (2144 N Belt Line Rd) 2008 Fleming Co, Rainbow Foods (2133 N Belt Line Rd) A Bear Construction Inc, Adkins Tracy CPA, Assn for Clinical Pastoral Education, Bob Insurance, Randy S Obrien DDS Inc, Schobelock Thomas (2144 N Belt Line Rd) 2013 Adkins Tracy, Bob Quick State Farm Insurance Age, Dme Svc of Texas, Edward Jones Financial Advisor MA, Southern General Agency of Texas, Tom Shobelock (2144 N Belt Line Rd) Based on the city directory review, no environmentally sensitive listings were identified for the adjacent property addresses.

Copies of reviewed city directories are included in Appendix B of this report.

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 10 3.4 Historical Topographic Maps Partner reviewed historical topographic maps obtained from Environmental Data Resources (EDR). The following observations were noted to be depicted on the subject property and adjacent properties during the topographic map review:

Date: 1959 Subject Property: Undeveloped land with a creek visible (North Mesquite Creek) partially shaded in green tint, which indicates vegetation North: Undeveloped land partially shaded in green tint then East Tripp Road with undeveloped land and a rural residence beyond South: Undeveloped land and a creek partially shaded in green tint East: Undeveloped land with East Tripp Road visible West: Mostly undeveloped land with two rural residences present across Belt Line Road

Date: 1968, 1976, 1995 Subject Property: No significant changes depicted North: No significant changes depicted South: No significant changes depicted East: No significant changes depicted West: No significant changes depicted Copies of reviewed topographic maps are included in Appendix B of this report.

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 11 4.0 REGULATORY AGENCIES

4.1 State Department Regulatory Agency Data Name of Agency: Texas Commission on Environmental Quality (TCEQ) Point of Contact: Online Central Registry Query; http://www15.tceq.texas.gov/crpub/index.cfm?fuseaction=regent.RNS earch Agency Address: 12100 Park 35 Circle, Austin, Texas Agency Phone Number: (512) 239-1000 Date of Contact: July 11, 2017 Method of Communication: Online Summary of Communication: No records regarding hazardous substance use, storage or releases, or the presence of USTs and AULs on the subject property were on file with the TCEQ.

4.2 Health Department Regulatory Agency Data Name of Agency: Dallas County Health Department (DCHD) Point of Contact: Rudy Phillips Agency Address: 2377 North Stemmons Freeway, Dallas, Texas 75207-2701 Agency Phone Number: (214) 819-2115 Date of Contact: July 3, 2017 Method of Communication: Email Summary of Communication: No records regarding hazardous substance use, storage or releases, or the presence of USTs and AULs on the subject property were on file within the department.

4.3 Fire Department Regulatory Agency Data Name of Agency: Mesquite Fire Department Point of Contact: Fire Chief Mark Kerby Agency Address: P.O. Box 850137, Mesquite, Texas 75185-0137 Agency Phone Number: (972) 216-6267 Date of Contact: July 3, 2017 Method of Communication: Email

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 12 Summary of Communication: No records regarding hazardous substance use, storage or releases, or the presence of USTs and AULs on the subject property were on file within the department.

4.4 Building / Planning Department Regulatory Agency Data Name of Agency: Mesquite Building Department Point of Contact: Representative Agency Address: 757 N. Galloway Avenue, Mesquite, Texas 75149 Agency Phone Number: (972) 288-7711 Date of Contact: July 3, 2017 Method of Communication: Email Summary of Communication: As of the date of this report, Partner has not received a response from the department for inclusion in this report.

4.5 Oil & Gas Exploration

Regulatory Agency Data Name of Agency: Railroad Commission of Texas (RRC) Point of Contact: Online Research Query http://wwwgisp.rrc.state.tx.us/GISViewer2/ Agency Address: PO Box 12967, Capitol Station, Austin, Texas Agency Phone Number: (512) 463-6947 Date of Contact: July 11, 2017 Method of Communication: Online Summary of Communication: According to RRC, no oil or gas wells are located on or adjacent to the subject property. 4.6 Assessor’s Office

Regulatory Agency Data Name of Agency: Dallas Central Appraisal District Point of Contact: http://www.dallascad.org/SearchAcct.aspx Agency Address: 2949 North Stemmons Freeway, Dallas, Texas Agency Phone Number: (214) 631-0520 Date of Contact: July 5, 2017 Method of Communication: Online

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 13 Summary of Communication: According to records reviewed, the subject property is identified by Commercial Account #38143000010050000 and is currently owned by LAT COURTYARD VILLAS LLC since 2013. The current buildings were constructed in 1999 and total 223,216 SF. According to the Dallas Central Appraisal District, the subject property is legally described as OAK CREEK EAST BLK 1 LT 5 ACS 17.170. Information provided by the Dallas Central Appraisal District indicates that the apartment buildings are comprised of a d-wood frames founded upon concrete slabs.

4.7 Super Priority Lien Statutes

According to the Environmental Lien and AUL State Statutes via the internet, http://environmental.netronline.com/lienStatutes.aspx, the State of Texas does not currently maintain an environmental super lien law.

4.8 State Historic Preservation Office

Regulatory Agency Data Name of Agency: Texas Historical Commission (THC) Agency Address: 108 W. 16th Street, Austin, Texas 78701 Date of Contact: July 3, 2017 Method of Communication: Email Summary of Communication: According to the THC (also referred to as SHPO), the subject property activities (financing) will have no effect on historic properties. The subject property is not eligible for listing in the National Register of Historic Places and the project may proceed.

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 14 5.0 USER PROVIDED INFORMATION AND INTERVIEWS

In order to qualify for one of the Landowner Liability Protections (LLPs) offered by the Small Business Liability Relief and Brownfields Revitalization Act of 2001 (the Brownfields Amendments), the User must provide the following information (if available) to the environmental professional. Failure to provide this information could result in a determination that all appropriate inquiry is not complete. The user is asked to provide information or knowledge of the following:

 Environmental cleanup liens that are filed or recorded against the site.  Activity and land use limitations that are in place on the site or that have been filed or recorded in a registry.  Specialized knowledge or experience of the person seeking to qualify for the LLPs.  Relationship of the purchase price to the fair market value of the property if it were not contaminated.  Commonly known or reasonably ascertainable information about the property.  The degree of obviousness of the presence or likely presence of contamination at the property, and the ability to detect the contamination by appropriate investigation.  The reason for preparation of this Phase I ESA.

Fulfillment of these user responsibilities is key to qualification for the identified defenses to CERCLA liability. Partner requested our Client to provide information to satisfy User Responsibilities as identified in Section 6 of the ASTM guidance.

Pursuant to ASTM E 1527-13, Partner requested the following site information from Dwight Capital, LLC (User of this report). Copies of pertinent documents are included in Appendix B of this report.

User Responsibilities Provided By Not Provided Discussed Does Not Item User By User Below Apply Environmental Pre-Survey Questionnaire X Title Records, Environmental Liens, and AULs X Specialized Knowledge X Actual Knowledge X Valuation Reduction for Environmental Issues X Identification of Key Site Manager Section 5.1.3 Reason for Performing Phase I ESA Section 1.1 Prior Environmental Reports X Other X

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 15 5.1 Interviews 5.1.1 Interview with Owner

The owner of the subject property since 2013, identified as LAT COURTYARD VILLAS LLC, was not available to be interviewed at the time of the assessment. 5.1.2 Interview with Report User

Please refer to Section 5.2 below for information requested from the Report User. The information requested was not received prior to the issuance of this report. Because the Report User (Client) is a lender, it is understood the Report User would not have knowledge of the property that would significantly impact our ability to satisfy the objectives of this assessment. The lack of this information is not considered to represent a significant data gap. 5.1.3 Interview with Key Site Manager

Ms. Tracy Williams, key site manager, indicated that she had no information pertaining to pending, threatened, or past litigation relevant to hazardous substances or petroleum products in, on, or from the subject property; pending, threatened, or past administrative proceedings relevant to hazardous substances or petroleum products in, on, or from the subject property; or notices from a governmental entity regarding possible violation of environmental laws or possible liability relating to hazardous substances or petroleum products.

5.1.4 Interviews with Past Owners, Operators and Occupants

Interviews with past owners, operators and occupants were not reasonably ascertainable and thus constitute a data gap. 5.1.5 Interview with Others

As the subject property is not an abandoned property as defined in ASTM 1527-13, interview with others were not performed.

5.2 User Provided Information 5.2.1 Title Records, Environmental Liens, and AULs Partner was not provided with title records or environmental lien and AUL information for review as part of this assessment.

5.2.2 Specialized Knowledge

No specialized knowledge of environmental conditions associated with the subject property was provided by the User at the time of the assessment. 5.2.3 Actual Knowledge of the User

No actual knowledge of environmental lien or AULs encumbering the subject property or in connection with the subject property was provided by the User at the time of the assessment.

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 16 5.2.4 Valuation Reduction for Environmental Issues

No knowledge of valuation reductions associated with the subject property was provided by the User at the time of the assessment. 5.2.5 Commonly Known or Reasonably Ascertainable Information

The User did not provide information that is commonly known or reasonably ascertainable within the local community about the subject property at the time of the assessment. 5.2.6 Previous Reports and Other Provided Documentation

Phase I Environmental Site Assessment, AEI Consultants (October 14, 2015)

AEI Consultants (AEI) prepared this report on behalf of CBRE Capital Markets, Inc. and Freddie Mac. The assessment was performed in general accordance with ASTM Standard E1527-13. The assessment consisted of a site reconnaissance, interviews with knowledgeable personnel, review of historical information, and a review of federal, state and local regulatory databases. Pertinent information contained in this report is summarized below:

 At the time of the 2014 assessment, the subject property was occupied by Landmark at Courtyard Villas which consisted of a 256-unit apartment complex that was constructed in 1999.

 According to the 2014 report, the subject property formerly was comprised of undeveloped land from at least 1940 to 1998.

AEI did not identify any recognized environmental conditions but indicated that asbestos-containing materials (ACMs) could be present regardless of the age of improvements. The implementation of an Asbestos Operations and Maintenance Program was recommended. Additionally, AEI noted that although no visual or olfactory indications of mold were identified, a Moisture Management Plan was recommended per Freddie Mac requirements.

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 17 6.0 SITE RECONNAISSANCE

The weather at the time of the site visit was overcast. Refer to Section 1.5 for limitations encountered during the field reconnaissance and Sections 2.1 and 2.2 for subject property operations. The table below provides the site assessment details:

Site Assessment Data Site Assessment Performed By: Marci Magaw Site Assessment Conducted On: July 5, 2017

The table below provides the subject property personnel interviewed during the field reconnaissance:

Site Visit Personnel for 2200 North Belt Line Road (Subject Property) Name Title/Role Contact Number Site Walk* Yes/No Ms. Tracy Williams Key Site Manager (972) 289-4444 No Mr. Jerry Hodges Lead Maintenance (972) 289-4444 Yes * Accompanied Partner during the field reconnaissance activities and provided information pertaining to the current operations and maintenance of the subject property

The subject property is currently occupied by Landmark at Courtyard Villas for residential use.

Partner observed all common areas, down units, vacant units and 10% of the occupied, residential units listed below:

DWELLING UNITS OBSERVED

Unit Number Type Comments/Issue 113 1 Bedroom / 1 Bath Good condition with no issues observed 114 1 Bedroom / 1 Bath Good condition with no issues observed 118 1 Bedroom / 1 Bath Good condition with no issues observed 135 1 Bedroom / 1 Bath Good condition with no issues observed 136 1 Bedroom / 1 Bath Good condition with no issues observed 137 1 Bedroom / 1 Bath Good condition with no issues observed 211 1 Bedroom / 1 Bath Good condition with no issues observed 213 1 Bedroom / 1 Bath Good condition with no issues observed 237 1 Bedroom / 1 Bath Good condition with no issues observed 238 1 Bedroom / 1 Bath Good condition with no issues observed 313 2 Bedroom / 2 Bath Good condition with no issues observed 314 2 Bedroom / 2 Bath Good condition with no issues observed 331 2 Bedroom / 2 Bath Good condition with no issues observed 332 2 Bedroom / 2 Bath Good condition with no issues observed 333 2 Bedroom / 2 Bath Good condition with no issues observed 334 2 Bedroom / 2 Bath Good condition with no issues observed

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 18 DWELLING UNITS OBSERVED

Unit Number Type Comments/Issue 415 2 Bedroom / 2 Bath Good condition with no issues observed 416 2 Bedroom / 2 Bath Good condition with no issues observed 417 2 Bedroom / 2 Bath Good condition with no issues observed 418 2 Bedroom / 2 Bath Good condition with no issues observed 122 1 Bedroom / 1 Bath Fair condition with minor mold/mildew observed in bathtub 123 1 Bedroom / 1 Bath Good condition with no issues observed 127 1 Bedroom / 1 Bath Good condition with no issues observed 216 1 Bedroom / 1 Bath Good condition with no issues observed 217 1 Bedroom / 1 Bath Good condition with no issues observed 226 1 Bedroom / 1 Bath Good condition with no issues observed

6.1 General Site Characteristics 6.1.1 Source of Heating and Cooling

Heating and cooling systems as well as domestic hot water equipment are fueled by electricity and natural gas provided by Oncor and Atmos Energy. Heating and cooling of the dwelling units is provided by split systems with pad-mounted condensing units connected to air handlers with fan coil units located in bathroom ceilings. Bathrooms are provided with recessed ceiling mounted exhaust fans; kitchens contain microwaves with circulating fans. 6.1.2 Wells and Cisterns

No aboveground evidence of wells or cisterns was observed during the site reconnaissance.

6.1.3 Wastewater

Domestic wastewater generated at the subject property is disposed by means of the sanitary sewer system. No industrial process is currently performed at the subject property.

6.1.4 Septic Systems

No septic systems were observed or reported on the subject property.

6.1.5 Additional Site Observations

No additional general site characteristics were observed.

6.2 Potential Environmental Hazards

6.2.1 Hazardous Materials and Petroleum Products Used or Stored at the Site

No evidence of the use of reportable quantities of hazardous materials or wastes was observed on the subject property. Small quantities of general maintenance supplies and pool maintenance supplies were found to be properly labeled and stored at the time of the assessment with no signs of leaks, stains, or

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 19 spills. Partner observed a 175-gallon polyethylene container adjacent to the pool equipment that was used to store chlorine. The storage and use of maintenance supplies does not appear to pose a significant threat to the environmental integrity of the subject property at this time and no additional action is warranted.

6.2.2 Aboveground & Underground Hazardous Substance or Petroleum Product Storage Tanks (ASTs/USTs)

No evidence of current or former ASTs or USTs was observed during the site reconnaissance.

6.2.3 Evidence of Releases

Other than the leaking pad-mounted transformer discussed in Section 6.2.4, no spills, stains or other indications that a surficial release has occurred at the subject property were observed.

6.2.4 Polychlorinated Biphenyls (PCBs)

Older transformers and other electrical equipment could contain PCBs at a level that subjects them to regulation by the U.S. EPA. PCBs in electrical equipment are controlled by United States Environmental Protection Agency regulations 40 CFR, Part 761. Under the regulations, there are three categories into which electrical equipment can be classified: 1) Less than 50 parts per million (ppm) of PCBs – “Non-PCB;” 2) 50 ppm-500 ppm – “PCB-Contaminated;” and, 3) Greater than 500 ppm – “PCB-Containing.” The manufacture, process, or distribution in commerce or use of any PCB in any manner other than in a totally enclosed manner was prohibited after January 1, 1977.

The on-site reconnaissance addressed indoor and outdoor transformers that may contain PCBs. Numerous pad-mounted transformers were observed next to each apartment building on the subject property. The transformers are not labeled indicating PCB content. Partner contacted a customer service representative of Oncor, who confirmed that Oncor maintains ownership and operational responsibility for the transformers and that the units do not contain PCBs. Partner observed significant staining around the pad-mounted transformer located along the west side of Building 2212. However, prior to the issuance of this report, Oncor repaired the transformer and removed impacted soil. Based on the clean-up activities no additional action appears warranted at this time.

Additionally, no other potential PCB-containing equipment (interior transformers, oil-filled switches, hoists, lifts, dock levelers, hydraulic elevators, balers, etc.) was observed on the subject property during Partner’s reconnaissance.

6.2.5 Strong, Pungent or Noxious Odors

No strong, pungent or noxious odors were evident during the site reconnaissance.

6.2.6 Pools of Liquid

No pools of liquid were observed on the subject property.

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 20 6.2.7 Drains, Sumps and Clarifiers

No drains, sumps or clarifiers, other than those associated with storm water removal, were observed on the subject property.

6.2.8 Pits, Ponds and Lagoons

Other than the creek located on the eastern edge of the subject property, which contained ponded water, no pits, ponds or lagoons were observed on the subject property.

6.2.9 Stressed Vegetation

No stressed vegetation was observed on the subject property.

6.2.10 Additional Potential Environmental Hazards

No additional environmental hazards, including landfill activities or radiological hazards, were observed.

6.3 Adjacent Property Reconnaissance The adjacent property reconnaissance consisted of observing the adjacent properties from the subject property premises. No items of environmental concern were identified on the adjacent properties during the site inspection, including hazardous materials, petroleum products, ASTs, USTs, evidence of releases, PCBs, strong or noxious odors, pools of liquids, sumps or clarifiers, pits or lagoons, stressed vegetation, or other potential environmental hazards.

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 21

7.0 HUD HEROS / COMPLIANCE ITEMS

HUD has established the HUD Environmental Review Online System (HEROS) – Form HUD 4128 to document the environmental review process, “Environmental Assessment and Compliance Finding for Related Laws”, with NEPA and other environmental Federal laws, authorities, Executive Orders, and HUD standards, outlined within the Multifamily Accelerated Processing (MAP) Guide dated January 29, 2016 (Effective Date May 28, 2016).

This section outlines HUD HEROS categories along with supporting documentation, including HUD Partner Worksheets, which is included within the report appendices (see Table of Contents). Also, non- ASTM and/or HUD compliance items are discussed in Section 8.0.

7.1 Coastal Barriers According to the Department of the Interior (DOI), the subject property is not located within a coastal barrier as designated area.

7.2 Coastal Management Zone According to the Texas General Land office, the subject property is not located within a designated Coastal Management Zone.

7.3 Flood Zone Information Partner performed a review of the Flood Insurance Rate Map (FIRM), published by the Federal Emergency Management Agency. According to Community Panel Number 48113C0390K, dated July 7, 2014, the northern and eastern portions of the subject property appear to be located in Shaded Flood Zone X, which are areas determined to be within the 0.2% annual chance floodplain, and Flood Zone AE, defined as “special flood hazard areas subject to inundation by the 1% annual chance flood in which base flood elevations have been determined.” The western and southern portions of the subject property is located within Flood Zone AO, which are areas with flood depths of 3 feet and a velocity of 5-feet per seconds. Flood Zones AE and AO are also referred to as a Special Flood Hazard Area (SFHA). The central portion of the subject property appears to be located within Unshaded Flood Zone X, defined as “areas determined to be outside the 0.2% annual chance floodplain.”

Phase I Environmental Site Assessment Project No. 17-190442.1 July 13, 2017 Page 22  Western portion of the subject property occupied by ~ four (4) asphalt-paved parking areas and landscaped areas (west of Building 2212); and  Eastern portion of the subject property occupied by two (2) garages with 12 spaces (east of Building 2206 and 2216), a garage with 10 spaces and dumpster area (east of Building 2216).

As outlined within the Abbreviated 8-Step Process, the following actions will be implement for the subject property: o Flood Plan o Tenant Notification outlining onsite emergency preparedness plan / procedures o All new and renewable leases must contain acknowledgements signed by residents.

Of note, FEMA maps typically do not reflect potential local drainage problems or the ability of the local storm water management system to convey the surface water runoff created by storms or other occurrences, and Partner expresses no opinion in this regard. This information on the subject property was determined using the best flood hazard data available to FEMA, but without performing a detailed engineering analysis.

7.4 Historic Preservation Based on the historical review, the subject property is not improved with structures 50 years or more in age. According to the online National Register Information System (NRIS) database, the subject property is not listed on or eligible for listing on the National Register of Historic Places.

Partner contacted the Texas Historical Commission for information regarding the historic preservation of the subject property. According to the THC (also referred to as SHPO), the subject property activities (financing) will have no effect on historic properties. The subject property is not eligible for listing in the National Register of Historic Places and the project may proceed.

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 23 7.5 Noise Analysis

Partner assessed the subject property in general accordance with HUD guidelines, as specified in “The Noise Guidebook”. According to these guidelines, the subject property was assessed to determine whether it is located within 1,000 feet of a freeway, major highway, or busy road; within 3,000 of a railroad; within five miles of a civil airport; or, within 15 miles of a military airfield.

The acceptability of noise for the HUD criteria calls for a day-night average sound level (DNL) of less than 65 decibels. DNL above 75 decibels is deemed unacceptable. DNL values between 65 and 75 decibels may be acceptable through engineering adjustments to the subject property. A discussion of the noise assessment is presented below.

7.5.1 Roadways

North Belt Line Road, a six-lane roadway located adjacent to and west of the subject property is the nearest roadway to the subject property. According to the Texas Department of Transportation, average annual traffic counts (AADT) for this roadway in 2014 consisted of approximately 22,173 vehicles. Partner estimated approximately 3.0% were medium and large trucks. Based on this information, the adjusted ADT consists of approximately 21,508 automobile vehicles and 665 medium and large trucks for this roadway. Based on the predominantly developed area of this section of Mesquite, these ADTs were increased 0.5% per year until year 2027 where the ADT was estimated to be 23,063 automotive vehicles and 713 medium and large trucks. The noise assessment location (NAL) was calculated by Partner to be approximately 175 feet from the center of the nearest subject property building to the center of North Belt Line Road. Based on this information, a total DNL for North Belt Line Road was calculated to be 64.5 dB (65 dB when rounded to whole numbers), based on the online HUD Noise Assessment Guidelines and online calculator. This level is considered “Acceptable” according to HUD guidelines.

7.5.2 Railways

The subject property is not located within 3,000 feet of a railroad line.

7.5.3 Airports

The Dallas Love Field Airport (DAL) is located approximately 14.5 miles northwest of the subject property. Partner contacted Ms. Anastasia Reed, Public Information Officer for DAL, for information regarding noise contours, Runway Clear Zones, and Accident Potential Zones. Ms. Reed forwarded a noise contour map which indicated the subject property is located outside the 65 dB contour for this airport. Based on this information, noise levels above HUD guidelines are not anticipated at the subject property from Ms. Reed, and worksheets have not been prepared or are considered necessary. Therefore, the subject property is considered acceptable for airport noise. Ms. Reed additionally stated the subject property is not located within a Runway Clear Zone or Accident Potential Zone. Partner did not observe excessive aircraft noise at the time of the site reconnaissance. A copy of the DAL noise contour forwarded by Ms. Reed is included in the appendices.

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 24 The municipal airport, identified as Mesquite Metro Airport (HQZ), is located approximately 4.5 miles southeast of the subject property. According to the airport manager, Ms. Cynthia Godfrey, there is no scheduled commercial service to this airport. Current air traffic is limited to some military and civilian (news) helicopters, private (corporate) jets, and propeller driven aircraft. Ms. Godfrey additionally stated the facility is listed as a General Aviation (GA) airport by the Federal Aviation Administration (FAA), and therefore is not required to have AICUZ (noise contour) Maps prepared for their current airfield operations.

Ms. Godfrey informed Partner that noise abatement procedures have been incorporated in conjunction with the City of Mesquite that dictate flight paths are to lead away from heavily populated areas within the vicinity of the airport to reduce air traffic noise. Partner did not observe any type of aircraft noise at the time of the inspection.

Based on the current and possible future flight operations at Mesquite Metro Airport and Dallas Love Field Airport, noise levels in excess of HUD guidelines are not anticipated from these airports.

No additional national, municipal or regional airports were noted within a 15-mile radius of the subject property. However, approximately 13 airport listings were identified within a 15-mile radius of the subject property. These airports included landing strips, heliports, farm fields, recreational facilities and hangers. According to online Federal Aviation Administration (FAA) information, these airfields are not required to have AICUZ (noise contour) Maps prepared for their current airfield operations. The subject property is not located within 1-mile of the runways of these airports. Based on this information, noise levels at the subject property above HUD guidelines are not anticipated from these airport listings, and DNL calculations were not prepared or deemed necessary.

7.5.4 Noise Calculation Results

A total 10-year DNL of 64.6 dB (65 dB when rounded to whole numbers) was calculated for the subject property for noise levels from roadways with published traffic counts within 1,000 feet, railroads within 3,000 feet and airports within a 15-mile radius. This level is considered “Acceptable” according to HUD guidelines.

7.6 Hazardous Industrial Operations Based on the site reconnaissance, no existing industrial facilities handling explosive or fire-prone materials such as liquid propane, gasoline, diesel fuel of 100-gallons or larger are adjacent to and/or visible from the subject property, including from online satellite imagery (when available).

Based on the regulatory review, discussed in Section 7.9 and as defined by ASTM E1527-13, one existing registered UST facility containing fire-prone materials such as liquid propane, gasoline, diesel fuel of 100- gallons or larger was identified within ¼-mile of the subject property. Please refer to Section 7.9 for additional information.

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 25 Based on the site reconnaissance, Fire Marshal information (Section 4.3) and information outlined in the site questionnaires (Section 5.0), no proposed stationary tank(s) containing explosive or fire-prone materials of 100-gallons or larger have been reported for the subject property for the current fiscal year.

7.7 Airport Hazard The subject property is not located within 3,000 feet from the end of a runway at a civil airport. The closest runway of the Mesquite Metro Airport is located approximately 24,000 feet to the southeast of the subject property.

Additionally, the subject property is not located within 2.5 miles from the end of a military airfield. The closest military airfield is located five miles west of Fort Worth, Texas.

7.8 Protection of Wetlands According to the U.S. Fish & Wildlife Service National Wetlands Inventory website, federally regulated wetlands are depicted on the subject property, as follows: (1) a historic freshwater emergent wetland is depicted within the eastern area, which is currently developed with impervious materials (i.e. buildings, parking and drive areas, and (2) a historic riverine wetland is depicted traversing from the north to the south within the western portion of the subject property, which is currently developed with impervious materials (i.e. buildings, parking and drive areas. A riverine wetland is depicted abutting the north and east and associated with the drainage canal and North Mesquite Creek, respectively.

The subject property is undergoing Federal Housing Authority (FHA) financing activities. No ground- breaking activities, including new construction or expansion of a building’s footprint, or substantial rehabilitation activities are proposed for the subject property. As such, no additional action regarding wetlands appears warranted and Executive Order 11990 (24 CFR 55.20) does not apply.

7.9 Toxic Chemical and Radioactive Materials

7.9.1 Mapped Database Records Search

Information from standard federal, state, county, and city environmental record sources was provided by EDR dated June 22, 2017. Data from governmental agency lists are updated and integrated into one database, which is updated as these data are released. The information contained in this report was compiled from publicly available sources and the locations of the sites are plotted utilizing a geographic information system, which geocodes the site addresses. The accuracy of the geocoded locations is approximately +/-300 feet. 7.9.2 Regulatory Database Summary

Radius Report Data Search Radius Subject Adjacent Sites of Database (mile) Property Properties Concern Federal NPL or Delisted NPL Site 1.00 N N N

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 26 Federal CERCLIS Site 0.50 N N N Federal CERCLIS-NFRAP Site 0.50 N N N Federal RCRA CORRACTS Facility 1.00 N N N Federal RCRA TSDF Facility 0.50 N N N Federal RCRA Generators Site (LQG, SQG, 0.25 N N Y CESQG) Federal IC/EC Registries 0.50 N N N Federal ERNS Site Subject N N N Property State/Tribal Equivalent NPL 1.00 N N N State/Tribal Equivalent CERCLIS 1.00 N N N State/Tribal Landfill/Solid Waste Disposal Site 0.50 N N N State/Tribal Leaking Storage Tank Site 0.50 N N N State/Tribal Registered Storage Tank Sites 0.25 N N Y (UST/AST) State/Tribal Voluntary Cleanup Sites (VCP) 0.50 N N N State/Tribal Spills 0.50 N N N State/Tribal Drycleaner/Priority Cleaners 0.25 N N Y Federal Brownfield Sites 0.50 N N N State Brownfield Sites 0.50 N N N EDR MGP Varies N N N EDR US Hist Auto Station Varies N N N EDR US Hist Cleaners Varies N N Y 7.9.3 Subject Property Listings

The subject property is not identified in the regulatory database report. 7.9.4 Adjacent Property Listings

The adjacent properties are not identified in the regulatory database report. 7.9.5 Sites of Concern Listings

Based on the regulatory review, one existing registered UST facility containing fire-prone materials such as liquid propane, gasoline, diesel fuel of 100-gallons or larger was identified within ¼-mile of the subject property. Based on the lack of a reported releases and the regulatory status, this listing is not expected to represent a significant environmental concern.

The property to the south is identified as a Priority Cleaners, RCRA Non-Generator, Industrial Hazardous Waste (IHW) and EDR Exclusive Dry Cleaners site in the regulatory database report, as discussed below:

 The property, identified as Dry Clean Super Center at 2130 North Belt Line Road, is located approximately 250 feet south of the subject property, and situated hydrologically down-gradient. Groundwater at this site has been impacted by the facility’s prior use of tetrachloroethylene (PCE) in dry cleaning operations. The site is undergoing cleanup through the Texas Commission on Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 27 Environmental Quality’s Dry Cleaner Remediation Program. According to a recent Monitoring Event Summary and Status Report prepared for the site by Weston Solutions, Inc. in March of 2015, groundwater flow direction was estimated to be towards the southeast. Elevated levels of chlorinated solvents were documented in the groundwater monitoring well located to the southeast of the building. Weston recommended installing additional monitoring wells to the east, west, and south to further delineate the groundwater plume. No elevated levels of chlorinated solvents were documented in the groundwater monitoring well located to the north of the building and it appears that the contaminated plume of groundwater is located to the southeast of the building. Based upon the information reviewed, current regulatory oversight, and the dry cleaning facility’s down-gradient location, this listing is not expected to represent a significant environmental concern. 7.9.6 Orphan Listings

Due to poor or inadequate address information, 2 sites were identified in the regulatory database as being located in the same city and/or zip code as the subject property, but were not mapped by the database.

By cross-referencing address information provided, Partner determined that none of the identified orphan sites are located in the immediate vicinity (500-feet) of the subject property. Based on the relative distance, these sites are not expected to represent a significant environmental concern.

A copy of the regulatory database report is included in the appendices of this report. 7.9.7 Vapor Intrusion

Partner has performed a Vapor Intrusion Assessment (Tier 1 Screen) in general accordance with the scope of work and limitations of ASTM Standard Practice E 2600-10 for the subject property. The purpose of this Vapor Intrusion Assessment (Tier 1 Screen) was to identify existing or potential Vapor Intrusion Conditions (pVIC) (as defined by ASTM Standard E 2600-10) affecting the subject property.

The initial Tier 1 Vapor Encroachment Screen (VES) has been completed in accordance with the above stated requirements. The data and research completed as part of this Phase I ESA Report was also utilized in the review of the potential for a Vapor Encroachment Condition (VEC) and included the following sources:

 USGS Topographic Map  Historical Aerial Photographs  EDR Regulatory Database  Subject property and Vicinity Photographs  Interviews Vapor intrusion additional criteria

Question Response Comments 1. Is the property known to have current or past contamination? No None reported

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 28 Question Response Comments 2. Is contamination of the property suspected? No None reported

3. Is an adjacent property known to have current or past No None reported contamination which may have impacted the subject property? 4. Is a nearby property known to have current or past contamination Yes See Section 7.9.5 which may have impacted the subject property? 5. Is regional groundwater contamination known to exist beneath No None reported the property? 6. Are you aware of other conditions which may result in vapor No None reported intrusion at the property?

A Vapor Encroachment worksheet and Vapor Encroachment Screen (VEC) was completed by Partner and provided by EDR. The VEC was performed using Tier 1 non-invasive screening pursuant to ASTM E 2600- 10 “Standard Guide for Vapor Encroachment Screening on Property Involved in Real Estate Transactions, Section 8”. Based on the findings of the Tier I screen and VEC, vapor intrusion can be ruled out because a VEC does not or is not likely to exist. As such, no further assessment is recommended.

7.10 Air Quality Review of the online EPA air quality information for Texas through the EPA State Implementation Plan (SIP) indicated the designated areas for SIP requirements does include the subject property. Dallas County is located in a non-attainment area for volatile organic compounds (VOC) emissions. Based upon the current use of the subject property and the proposed project activities, which includes financing activities only, nonattainment pollutant areas are not considered a hazard for the subject property and no additional action appears warranted at this time. In addition, a letter of “no action warranted” was provided by the TDEQ for air quality concerns.

7.11 Endangered or Threatened Species or Habitats Partner reviewed the U.S. Fish & Wildlife Service (USFW) Planning and Conservation (IPaC) database for threatened and endangered species and critical habitats for the project area. A summary of the IPaC database indicates 4 endangered, 2 threatened and 0 critical habitats are within the project area.

In accordance with HUD guidelines concerning the Endangered Species Act of 1973, the subject property not being new construction and being assessed for financing purposes not conversion purposes, the USFW does not need to be contacted to determine if the subject property will adversely affect any federally listed endangered or threatened species or their critical habitat as defined by the Endangered Species Act of 1973. The subject property is currently developed. The proposed financing actions at the property will not likely adversely affect species or habitats identified within the IPaC Report. A copy of the IPaC Report is included in the report appendices.

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 29 7.12 Sole Source Aquifer Recharge Area Based on a review of the Designated Sole Source Aquifers National Map, published by the USEPA, the subject property is not located in a sole source aquifer recharge area. The water supply for the subject property is tied into the public utilities; therefore, it does not impact existing groundwater conditions.

7.13 Farmlands Protection The subject property is an existing multi-family facility and because the project does not convert agricultural land to non-agricultural land, the Federal Farmland Protection Policy Act (FPPA) is not triggered. However, according to the USDA mapped soil information, the onsite soils are rated as “Prime farmland”. The threshold for agency review is for “properties proposed for new construction and rehabilitation that expands the footprint of the building.” According to the Property Management, there are no proposed plans to convert the subject property from its current use. As such, no additional action regarding FPPA is warranted at this time.

7.14 Flood Insurance Based on the ALTA Survey and according to HUD guidelines, flood insurance is not required for the onsite apartment buildings. Based on client provided information, Flood Insurance was obtained for Building 2212 that contains 24 units. According to the Flood Insurance Policy (200189207), Building 2212 is located in Flood Zone AO. The policy effective date is September 1, 2017 through September 1, 2018.

7.15 Environmental Justice According to the Environmental Protection Agency (EPA) Environmental Justice online database, there are no other adjacent facilities identified as sites of environmental concern, which include Brownfields, Superfund, Hazardous Waste, Air Emission, Water Discharge, and Toxic Release sites. Therefore, environmental justice does not appear to be triggered. No disproportionately high or adverse effects on minority or low-income populations are anticipated.

The area surrounding the subject property is mostly mixed residential and commercial businesses. These land uses are not expected to have a detrimental environmental impact on the subject property, with the exception of the nearby dry cleaning facility. Impacted groundwater beneath the dry cleaning facility is undergoing remediation through the TCEQ’s Dry Cleaner Remediation Program. This facility is located hydrologically down-gradient of the subject property and has not impacted groundwater beneath the subject property. Based on the location of the dry cleaning facility and current groundwater flow to the south and southeast, this site is not expected to represent an environmental concern for the subject property at this time. In addition, vapor migration onto the subject property from this site does not appear likely, and therefore, does not warrant further investigation at this time.

7.16 Unique Natural Features and Areas No unique natural features or areas were identified within visible distance of the subject property. Unique natural features or areas include bluffs, cliffs, public or private scenic areas, and/or special natural resources on the property or in the vicinity of the property.

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 30 The subject property is not located within a one-mile radius of a designated Wild and Scenic River. Therefore, consultation review by the National Park Service is not required. The Wild and Scenic Rivers Act protects selected rivers in a free-flowing condition and prohibits federal support for activities that would harm a designated river’s free-flowing condition, water quality or outstanding resource values.

7.17 Site Suitability, Access and Compatibility with Surrounding Development According to historical and current site information, the subject property is considered a suitable area as the subject property has not been utilized as a dump, sanitary landfill or mine waste disposal area. Furthermore, no unusual conditions were identified at the subject property during the site reconnaissance.

As previously noted, the subject property is located on the east side of North Belt Line Road and the south side of East Tripp Road. Based on site reconnaissance information, there is paved access to the subject property. In addition, based on the current land use; height, bulk and mass of building(s); building density; and, building type (low-rise), the subject property appears to be compatible with the surrounding area.

Site suitability, access and compatibility with surrounding development is depicted within Figure 2.

7.18 Soil Stability, Erosion and Drainage As previous noted in Section 2.4.1, review of the USGS topographic map, the subject property is located at approximately 480 feet above MSL. The contour lines in the area of the subject property indicate the area is sloping gently toward the south.

Based on information obtained from the USDA Natural Resources Conservation Service Web Soil Survey online database, the subject property is mapped as Trinity clay. The Trinity series consists of very deep, somewhat poorly drained, very slowly permeable soils that formed from calcareous clayey alluvium derived from mudstone. These soils are on flood plains. Slopes range from 0 to 1 percent.

Based on information obtained during the site reconnaissance, no concerns regarding soil stability, erosion and / or drainage were observed and no additional action appears warranted at this time.

7.19 Nuisances and Hazards Partner did not observe high pressure natural gas or petroleum pipelines or pipeline easements on or adjacent to the subject property. According to Ms. Tracy Williams, there are no natural gas or petroleum high pressure pipelines or easements located on or adjacent to the subject property.

The subject property is not located within the fall distance of a high voltage power transmission tower, or other tower.

Flood zone areas and radon are considered a Natural Hazard and Nuisance and previously discussed herein. The subject property’s flood zone designation warranted additional action as noted herein,

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 31 however, the subject property’s radon zone designation is not considered a concern and no additional action appears warranted at this time (refer to Section 8.4).

No additional known natural hazards will likely affect the subject property. Natural hazards include: faults/fractures, cliffs, bluffs, crevices, slope failure from rains, unprotected water bodies, fire hazard materials, wind/sand storm concerns, poisonous plants/insects/animals, or hazardous terrain features. The adjoining creek to the east and the drainage canal to the north are protected by a fence and would not be considered a natural hazard.

No built hazards were identified during the field reconnaissance. Other built hazards include: metal electrical towers, hazardous streets, dangerous intersections, inadequate street lighting, children’s play areas located next to a busy street, railroad crossings, hazardous or chemical storage, high-pressure gas or liquid petroleum transmission lines on site, oil or gas wells, or industrial operations.

7.20 Water, Supply, Sanitary Sewers 7.20.1 Water Supply / Lead in Drinking Water

According to available information, a public water system operated by the Mesquite Public Works Department serves the subject property vicinity. According to a representative of the Mesquite Public Works Department, shallow groundwater directly beneath the subject property is not utilized for domestic purposes. The primary source of public water for the City of Mesquite is surface water delivered from Lavon Lake by the North Texas Municipal Water District (NTMWD). Additionally, the primary source of surface water is supplemented by water from Lake Texoma, Jim Chapman Lake, Lake Tawakoni, and the East Fork Raw Water Supply Project (Wetland). According to the City of Mesquite and the 2016 Annual Water Quality Report, water supplied to the subject property is in compliance with all State and Federal regulations pertaining to drinking water standards, including lead and copper. Water sampling was not conducted to verify water quality. 7.20.2 Storm Water

Storm water is removed from the subject property primarily by sheet flow action across the paved surfaces towards storm water drains located throughout the subject property and in the public right of way. Site storm water from roofs, landscaped areas, and paved areas is directed to on-site concrete swales, which likely drain to North Mesquite Creek. The subject property is connected to a municipal owned and maintained sewer system. 7.20.3 Sewage Discharge and Disposal

Sanitary discharges on the subject property are directed into the municipal sanitary sewer system. The City of Mesquite services the subject property vicinity. No wastewater treatment facilities or septic systems are observed or reported on the subject property.

7.21 Solid Waste Disposal Solid waste generated at the subject property is disposed of in commercial dumpsters located throughout on the subject property. An independent solid waste disposal contractor, Republic Services, removes solid

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 32 waste from the subject property. According to property personnel, only household trash is collected in the on-site solid waste dumpsters.

Solid waste disposal information is depicted within the site photographs (Appendix A).

7.22 Schools, Parks, Recreation and Social Services Ms. Tracy Williams, key site manager, indicated the local school system will reportedly have the capability to service the potential school age children from the subject property and social services are reportedly available on site or nearby for onsite residents.

Parks and play spaces are available on site or nearby.

7.23 Emergency Health Care, Fire and Police Services As noted during the site reconnaissance, emergency services such as the Emergency Management Service (EMS), Fire and Police services are located within a reasonable proximity to the subject property and reportedly have the capability to be onsite within 15 minutes.

7.24 Commercial / Retail and Transportation Based on the site reconnaissance, the approaches to the subject property are convenient, safe and attractive. In addition, the subject property is / is not located near commercial / retail shopping services. The subject property is accessible to employment, shopping and various services by private vehicle.

Commercial / retail and transportation are depicted within Figure 2.

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 33

8.0 Asbestos, Lead, Radon and Mold

8.1 Asbestos-Containing Materials (ACMs) According to HUD Guidelines, a comprehensive building asbestos survey must be performed by a qualified asbestos inspector on building built before 1978. The subject property buildings were constructed in 1999, which is beyond HUD’s cutoff date for asbestos. As such, an asbestos evaluation was not required by HUD.

NESHAP regulations require sampling potential ACM prior to demolition or extensive renovation, regardless of the date of construction; therefore, if such activities are planned, it may be required to conduct a survey of the entire facility, or that portion slated for renovation or demolition, before initiating such destructive activities. That survey should include an assessment of all subject building materials, including those in areas which are normally inaccessible. Any material found to be ACM should be handled in accordance with applicable regulations.

8.2 Lead-Based Paint (LBP) Lead is a highly toxic metal that affects virtually every system of the body. While adults can suffer from excessive lead exposures, the groups most at risk are fetuses, infants and children under 6. Congress passed the Residential Lead-Based Paint Hazard Reduction Act of 1992, also known as “Title X”, to protect families from exposure to lead from paint, dust, and soil. Section 1018 of this law directed the Housing and Urban Development (HUD) and the US EPA to require the disclosure of known information on lead- based paint (LBP) and LBP hazards before the sale or lease of most housing built before 1978. Sellers, landlords, and their agents are responsible for providing this information to the buyer or renter before sale or lease.

According to Section 1017 of Title X, “LBP hazard is condition that causes exposure to lead from lead- contaminated dust; bare, lead-contaminated soil; or LBP that is deteriorated or intact LBP present on accessible surfaces, friction surfaces, or impact surfaces that would result in adverse human health effects”. Therefore, under Title X intact lead-based paint on most walls and ceilings is not considered a “hazard”, although the condition of the paint should be monitored and maintained to ensure that it does not become deteriorated. LBP is defined as paint, varnish, stain, or other applied coating that has 1 mg/cm2 (or 5,000 ug/g by weight) or more of lead.

It is unlikely that lead-based paint is present in buildings constructed after 1978. Therefore, due to the age of the subject property buildings, it is unlikely that LBP is present.

8.3 The Renovation, Repair and Painting Rule

Common renovation activities like sanding, cutting, and demolition can create hazardous lead dust and chips by disturbing lead-based paint, which can be harmful to adults and children.

Phase I Environmental Site Assessment Project No. 17-190442.1 July 13, 2017 Page 34 On April 22, 2008, EPA issued a rule requiring the use of lead-safe practices and other actions aimed at preventing lead poisoning (40 Code of Federal Regulations (CFR) 745). Under the rule, beginning on April 22, 2010, contractors performing renovation, repair and painting (RRP) projects that disturb lead-based paint in homes, child care facilities, and schools built before 1978 must be certified and must follow specific work practices to prevent lead contamination. Until that time, HUD and EPA recommend that anyone performing renovation, repair, and painting projects that disturb lead-based paint in pre-1978 homes, child care facilities and schools follow lead-safe work practices. However, since the subject property is not a child-occupied facility or is pre-1978 home, the Renovation, Repair and Painting Rule is not required as part of this assessment.

8.4 Radon Radon is a colorless, odorless, naturally occurring, radioactive, inert, gaseous element formed by radioactive decay of radium (Ra) atoms. The US EPA has prepared a map to assist National, State, and local organizations to target their resources and to implement radon-resistant building codes. The map divides the country into three Radon Zones, according to the table below:

EPA Radon Zones EPA Zones Average Predicted Radon Levels Potential Zone 1 Exceed 4.0 pCi/L Highest Zone 2 Between 2.0 and 4.0 pCi/L Moderate Zone 3 Less than 2.0 pCi/L Low

It is important to note the EPA has found homes with elevated levels of radon in all three zones, and the US EPA recommends site-specific testing in order to determine radon levels at a specific location. However, the map does give a valuable indication of the propensity of radon gas accumulation in structures.

Based upon the radon zone classification (Zone 3), radon is not considered to be a significant environmental concern. Furthermore, based upon the HUD guidelines, radon testing by a Radon Professional is not required at the subject property.

It should be noted that, while not warranted at this time, actual radon sampling would need to be conducted in order to evaluate the presence and/or absence of radon at the subject property.

8.5 Mold

Molds are microscopic organisms found virtually everywhere, indoors and outdoors. Mold will grow and multiply under the right conditions, needing only sufficient moisture (e.g.in the form of very high humidity, condensation, or water from a leaking pipe, etc.) and organic material (e.g., ceiling tile, drywall, paper, or natural fiber carpet padding). Mold growths often appear as discoloration, staining, or fuzzy growth on building materials or furnishings and are varied colors of white, gray, brow, black, yellow, and green. In large quantities, molds can cause allergic symptoms when inhaled or through the toxins the molds emit.

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 35 Partner observed accessible, interior areas for the subject property building for significant evidence of mold growth; however, this ESA should not be used as a mold survey or inspection. Additionally, this inspection was not designed to assess all areas of potential mold growth that may be affected by mold growth on the subject property. Rather, it is intended to give the client an indication as to whether or not conspicuous (based on observed areas) mold growth is present at the subject property. This evaluation did not include a review of pipe chases, mechanical systems, or areas behind enclosed walls and ceilings.

No evidence of mold or areas of water infiltration were observed either by visual or olfactory inspection during the site assessment. Property management additionally stated no residents have filed complaints regarding health problems, musty odors, or water leaks pertaining to mold. Outward and obvious signs of mold that could affect indoor air quality or deteriorate concealed, structural building materials were not observed. There were no reported issues from the property management or from the municipal code enforcement office that mold has been or is a concern at the subject property. No obvious indications of water damage or mold growth were observed during Partner’s visual inspection.

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 36 9.0 FINDINGS AND CONCLUSIONS

Findings – ASTM Items

 Partner did not identify recognized environmental conditions during the course of this assessment.

 Partner did not identify controlled recognized environmental conditions during the course of this assessment.

A historical recognized environmental condition (HREC) refers to a past release of any hazardous substances or petroleum products that has occurred in connection with the property and has been addressed to the satisfaction of the applicable regulatory authority or meeting unrestricted use criteria established by a regulatory authority, without subjecting the property to any required controls.

 Partner did not identify historical recognized environmental conditions during the course of this assessment.

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 37 Findings – HUD HEROS and Compliance Items

(3) Partner performed a review of the Flood Insurance Rate Map (FIRM), published by the Federal Emergency Management Agency. According to Community Panel Number 48113C0390K, dated July 7, 2014, the northern and eastern portions of the subject property appear to be located in Shaded Flood Zone X, which are areas determined to be within the 0.2% annual chance floodplain, and Flood Zone AE, defined as “special flood hazard areas subject to inundation by the 1% annual chance flood in which base flood elevations have been determined.” The western and southern portions of the subject property is located within Flood Zone AO, which are areas with flood depths of 3 feet and a velocity of 5-feet per seconds. Flood Zones AE and AO are also referred to as a Special Flood Hazard Area (SFHA). The central portion of the subject property appears to be located within Unshaded Flood Zone X, defined as “areas determined to be outside the 0.2% annual chance floodplain.”

(4) Based on the ALTA Survey and according to HUD guidelines, flood insurance is not required for the onsite apartment buildings. Based on client provided information, Flood Insurance was obtained for Building 2212 that contains 24 units. According to the Flood Insurance Policy (200189207), Building

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 38 2212 is located in Flood Zone AO. The policy effective date is September 1, 2017 through September 1, 2018.

Conclusions, Opinions and Recommendations

Partner has performed a Phase I Environmental Site Assessment in conformance with the scope and limitations of ASTM Standard Practice E1527-13 and the Multifamily Accelerated Processing (MAP) Guide dated January 29, 2016 (Effective Date May 28, 2016) of 2200 North Belt Line Road in the City of Mesquite, Dallas County, Texas (the “subject property”). Any exceptions to or deletions from this practice are described in Section 1.5 of this report.

 As outlined within the Abbreviated 8-Step Process, which is provided under a separate cover, the following actions will be implement for the subject property:

o Flood Plan o Tenant Notification outlining onsite emergency preparedness plan / procedures o All new and renewable leases must contain acknowledgements signed by residents.

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 39 10.0 SIGNATURES OF ENVIRONMENTAL PROFESSIONALS

Partner has performed a Phase I Environmental Site Assessment of the property located at 2200 North Belt Line Road in the City of Mesquite, Dallas County, Texas in general conformance with the scope and limitations of the protocol and the limitations stated earlier in this report. Exceptions to or deletions from this protocol are discussed earlier in this report.

By signing below, Partner declares that, to the best of our professional knowledge and belief, the undersigned meet the definition of an Environmental Professional as defined in §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. Partner has developed and performed the all appropriate inquiries in conformance with the standards and practices set forth in 40 CFR Part 312.

I understand that my Environmental Assessment Reports will be used by Dwight Capital, LLC to document to the U.S. Department of Housing and Urban Development that Dwight Capital, LLC’s application for FHA multifamily mortgage insurance was prepared and reviewed in accordance with HUD requirements. I certify that my assessment was in accordance with the HUD requirements applicable on the date of my report and that I have no financial interest or family relationship with the officers, directors, stockholders, or partners of the Borrower, the general contractor, subcontractors, the buyer or seller of the proposed property or engage in business that might present a conflict of interest.

I am under contract for this specific assignment and have no other side deals, agreements, or financial considerations with Dwight Capital, LLC in connection with this transaction.

Warning: Title 18 U.S.C. 1001, provides in part that whoever knowingly and willfully makes or uses a document containing false, fictitious, or fraudulent statement or entry, in manner in the jurisdiction of department or agency of the United States, shall be fined not more than $10,000 or imprisoned for not more than five years or both. By signing below, Partner declares that, to the best of our professional knowledge and belief, the undersigned meet the definition of an Environmental Professional as defined in §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.

Prepared By: Reviewed By:

Marci Magaw Angelique Crews Scott Chiu Environmental Professional Project Manager National Client Manager

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 40 11.0 REFERENCES

Reference Documents American Society for Testing and Materials, Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process, ASTM Designation: E1527-13.

Multifamily Accelerated Processing (MAP) Guide dated January 29, 2016 (Effective Date May 28, 2016)

Environmental Data Resources (EDR), Radius Report, June 2017

Environmental Data Resources (EDR), Vapor Encroachment worksheet and Vapor Encroachment Screen (VEC) Report, June 2017

Federal Emergency Management Agency, Federal Insurance Administration, National Flood Insurance Program, Flood Insurance Map, accessed via internet, July 2017

National Register Information System (NRIS), accessed via the Internet, July 2017

Phase I Environmental Site Assessment, AEI Consultants, October 14, 2015

United States Department of Agriculture, Natural Resources Conservation Service, accessed via internet, July 2017

United States Environmental Protection Agency, Designated Sole Source Aquifers National Map, accessed via the internet, July 2017

United States Environmental Protection Agency, EPA Map of Radon Zones (Document EPA-402-R-93-071), accessed via the internet, July 2017

United States Geological Survey, Soil Survey, accessed via the Internet, July 2017

United States Geological Survey Topographic Map, 7.5 minute series, accessed via internet, July 2017

U.S. Fish & Wildlife Service (USFW) Planning and Conservation (IPaC), accessed via the Internet, July 2017

Phase I Environmental Site Assessment Project No. 17-190442.1 July 18, 2017 Page 41

FIGURES Site Location Map

Topographic Map

Site Plan

KEY: Subject Property Drawing Not To Scale

FIGURE 1: SITE LOCATION MAP Project No . 17-190442.1

Prosperity Bank – 2424 N Belt Line Road

Peace Church Ministries Single-family residences 2401 N Belt Line Road

Single-family residences

Neighborhood Credit Union 2201 N Belt Line Road Vacant land

Vacant lot 2000 N Belt LA Berry Support Complex Line Road 2133 N Belt Line Road Commercial offices and vacant land 2144 & 2206 N Belt Line Road

GROUNDWATER FLOW KEY: Subject Property

FIGURE 2: SITE PLAN Project No. 17-190442.1

KEY: USGS 7.5 Minute Mesquite, Texas Quadrangle Subject Property Created: 2012

FIGURE 3: TOPOGRAPHIC MAP Project No . 17-190442.1

APPENDIX A: SITE PHOTOGRAPHS

1. View of entry to subject property from Belt Line 2. View of leasing office/clubhouse Road

3. View of leasing office/clubhouse interior 4. View of leasing office/clubhouse interior

5. View of leasing office/clubhouse interior 6. View of leasing office/clubhouse interior

APPENDIX A: SITE PHOTOGRAPHS Project No . 17-190442.1

7. View of laundry room in leasing office/clubhouse 8. View of fitness room in leasing office/clubhouse

9. View of fitness room in leasing office/clubhouse 10. View of maintenance shop in leasing office/clubhouse

11. View of maintenance shop in leasing 12. View of central courtyard area office/clubhouse

APPENDIX A: SITE PHOTOGRAPHS Project No . 17-190442.1

13. View of typical apartment building exterior 14. View of typical apartment building exterior

15. View of typical apartment building exterior 16. View of typical garage

17. View of typical covered parking 18. View of Unit 123

APPENDIX A: SITE PHOTOGRAPHS Project No . 17-190442.1

19. View of Unit 123 20. View of Unit 123

21. View of Unit 123 22. View of Unit 123

23. View of Unit 123 24. View of Unit 135

APPENDIX A: SITE PHOTOGRAPHS Project No . 17-190442.1

25. View of Unit 135 26. View of Unit 135

27. View of Unit 135 28. View of swimming pool

29. View of swimming pool equipment 30. View of swimming pool chemicals (mainly chlorine)

APPENDIX A: SITE PHOTOGRAPHS Project No . 17-190442.1

31. View of typical trash dumpster 32. View of leaking pad-mounted transformer near Building 2212

33. View of dog park 34. View of playground

35. View of playground 36. View of creek located on the eastern edge

APPENDIX A: SITE PHOTOGRAPHS Project No . 17-190442.1

37. View of creek located on the eastern edge 38. View of drainage channel located on the northern edge

39. View of Prosperity Bank to the north 40. View of Peace Church Ministries to the west

41. View of Neighborhood Credit Union to the west 42. View of LA Berry Support Complex to the west

APPENDIX A: SITE PHOTOGRAPHS Project No . 17-190442.1

43. View of office buildings to the south 44. View of creek followed by undeveloped land to the east

APPENDIX A: SITE PHOTOGRAPHS Project No . 17-190442.1

APPENDIX B: HISTORICAL DOCUMENTATION

Date of Photograph: 1942 KEY: Subject Property