DERR-2025-001292

WASATCH ENVIRONMENTAL, INC.
ENVIRONMENTAL SCIENCE AND ENGINEERING

2410 WEST CALIFORNIA AVENUE
SALT LAKE CITY, UTAH 84104
PHONE [phone]
FAX [phone]
e-mail: [e-mail]
www.wasatch-environmental.com

PHASE I ENVIRONMENTAL SITE ASSESSMENT
PROPOSED STANBRIDGE PROJECT AREA
APPROXIMATELY 800 WEST 300 NORTH
SALT LAKE CITY, UTAH 84116

Project No. 2626-001

Prepared for:

Neighborhood Works
Attn: Dave Foster
622 West 500 North
Salt Lake City, Utah 84116

March 21, 2022

Prepared by:

Wasatch Environmental, Inc.
2410 West California Avenue
Salt Lake City, Utah 84104

Phase I Environmental Site Assessment Proposed Stanbridge Project Area

Wasatch Environmental, Inc. Table of Contents
Page i
TABLE OF CONTENTS

Section Page No.
1. SUMMARY ....................................................................................................................................... 1
2. INTRODUCTION .............................................................................................................................. 1
2.1 Detailed Scope of Work ...................................................................................................... 1
2.2 Limitations and Exceptions of Assessment ........................................................................ 2
2.3 Continued Viability of Environmental Site Assessments .................................................... 2
2.4 Reliance .............................................................................................................................. 2
3. PRIOR REPORTS ........................................................................................................................... 2
4. SITE DESCRIPTION ........................................................................................................................ 3
4.1 Location ............................................................................................................................... 3
4.2 Site and Vicinity General Characteristics ............................................................................ 3
4.3 Current Uses of the Subject Property ................................................................................. 3
4.4 Description of Structures, Roads, Other Improvements on the Site ................................... 3
4.5 Current Uses of Adjoining Properties.................................................................................. 3
5. USER PROVIDED INFORMATION ................................................................................................. 3
5.1 Environmental Liens and Activity/Use Limitations .............................................................. 4
5.2 Specialized Knowledge or Experience................................................................................ 4
5.3 Valuation Reduction for Environmental Issues ................................................................... 4
5.4 Commonly Known or Reasonably Ascertainable Information ............................................ 4
5.5 Degree of Obviousness ...................................................................................................... 4
6. RECORDS REVIEW ........................................................................................................................ 5
6.1 Historical Use Information ................................................................................................... 5
6.1.1 Subject Property ..................................................................................................... 5
6.1.2 Adjoining Properties (to the extent identified) ......................................................... 6
6.2 Physical Setting Source(s) .................................................................................................. 6
6.3 Standard and Supplemental Environmental Record Sources, Federal and State ............. 6
6.3.1 Subject Property ..................................................................................................... 7
6.3.2 Adjoining Properties................................................................................................ 7
6.3.3 Other Government Database Listings .................................................................... 7
6.4 Interviews with State and/or Local Government Officials ................................................... 7
7. SITE RECONNAISSANCE .............................................................................................................. 7
7.1 Methodology and Limiting Conditions ................................................................................. 8
7.2 General Observations ......................................................................................................... 8
7.2.1 Underground Storage Tanks .................................................................................. 8
7.2.2 Aboveground Storage Tanks .................................................................................. 8
7.2.3 Drums or Containers............................................................................................... 8
7.2.4 Odors ...................................................................................................................... 9
7.2.5 Pools of Liquid ........................................................................................................ 9
7.2.6 Polychlorinated Biphenyls (PCBs) .......................................................................... 9
7.2.7 Interior Stains or Corrosion ..................................................................................... 9
7.2.8 Interior Floor Drains and Sumps ............................................................................. 9
7.2.9 Pits, Ponds, or Lagoons ......................................................................................... 9
7.2.10 Stained Soil or Pavement ....................................................................................... 9
7.2.11 Stressed Vegetation ............................................................................................. 10
7.2.12 Solid Waste ........................................................................................................... 10
7.2.13 Wastewater ........................................................................................................... 10
7.2.14 Wells ..................................................................................................................... 10
8. INTERVIEWS ................................................................................................................................. 10
8.1 Key Site Manager .............................................................................................................. 10
9. UST AND HOIST REMOVAL ......................................................................................................... 11
Phase I Environmental Site Assessment Proposed Stanbridge Project Area

Wasatch Environmental, Inc. Table of Contents
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10. SCOPE LIMITING CONDITIONS/DEVIATIONS ........................................................................... 11
11. FINDINGS AND OPINIONS ........................................................................................................... 11
11.1 De Minimis Conditions ...................................................................................................... 11
11.2 Historical Recognized Environmental Conditions ............................................................. 12
11.3 Controlled Recognized Environmental Conditions ........................................................... 12
11.4 Recognized Environmental Conditions ............................................................................. 12
11.5 Significant Data Gaps ....................................................................................................... 13
12. CONCLUSIONS ............................................................................................................................. 13

APPENDICES

Appendix A – Maps and Figures
Figure 1 – Vicinity Map
Figure 2 – Parcel Map
Figure 3 – 2021 Aerial Photograph
Figure 4 – 1998 Topographic Map
Figure 5 – Detailed Site Map
Figure 6 – Sample Location Map
Appendix B – Site Photographs
Appendix C – User Questionnaire
Appendix D – Historical Sanborn Maps, Aerial Photographs, and Topographic Maps
Appendix E – Government Database Information
Appendix F – Laboratory Analytical Reports
Appendix G – Environmental Professional Qualifications

Phase I Environmental Site Assessment Proposed Stanbridge Project Area

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PHASE I ENVIRONMENTAL SITE ASSESSMENT
PROPOSED STANBRIDGE PROJECT AREA
APPROXIMATELY 800 WEST 300 NORTH
SALT LAKE CITY, UTAH 84116

1. SUMMARY

We have conducted a Phase I Environmental Site Assessment of the Proposed Stanbridge Project Area
located at approximately 800 West 300 North in Salt Lake City, Utah. This assessment has been
conducted at the request of Neighborhood Works, the proposed purchaser. The purpose of this Phase I
Environmental Site Assessment is to identify, to the extent feasible pursuant to the processes described
in ASTM E1527-13 and E1527-21, recognized environmental conditions 1 in connection with the subject
property.

The subject property consists of 0.73 acres and is developed with three residences, two vacant lots, one
former auto repair shop building, and a five-port covered parking garage. At the time of our site
reconnaissance, we observed no evidence of recognized environmental conditions on the subject
property.

Our research indicates portions of the subject property have consisted as residential since at least 1898.
A historic fuel dispenser area operated at the subject property since at least the late 1920s through to the
early 1950s. An auto repair shop operated on the subject property since at least the late 1920s with
commercial operations ceasing around the 1980s and 1990s, and some minor repairs continuing through
to present day. Sampling at the subject property associated with the removal of underground storage
tanks, a former dispenser island, and in-ground hoists indicates that no releases above unrestricted use
criteria remain.

The subject property was not identified on any ASTM-specified or supplemental databases reviewed. No
hazardous substance or petroleum product storage and/or release sites were identified adjoining the
subject property. Release sites identified within ASTM -specified approximate minimum search distances
would not be expected to have impacted the subject property.

This assessment has revealed no evidence of recognized environmental conditions, controlled
recognized environmental conditions, or significant data gaps in connection with the subject property.

Detailed discussion is presented in the following sections of this report.

2. INTRODUCTION

This Phase I Environmental Site Assessment was conducted within the scope and limitations of the
Standard Practice for Environmental Assessments: Phase I Environmental Site Assessment Process as
presented in American Society for Testing and Materials (ASTM) Standard E1527-13 and incorporates
the procedures set forth in E1527-21. This practice is intended to reflect a commercially prudent and
reasonable inquiry to identify recognized environmental conditions in connection with a property.

2.1 Detailed Scope of Work

In accordance with ASTM E1527-13 and E1527-21, the Phase I ESA consists of the following elements:
1) Obtain User-Provided Information Required by the 40 C.F.R. Part 312 All Appropriate Inquiries

1 The term recognized environmental condition means: (1) the presence of hazardous substances or petroleum products in, on, or at the subject
property due to a release to the environment; (2) the likely presence of hazardous substances or petroleum products in, on, or at the subject
property due to a release or likely release to the environment; or (3) the presence of hazardous substances or petroleum products in, on, or at the
subject property under conditions that pose a material threat of a future release to the environment. A de minimis condition is not a recognized
environmental condition (ASTM E1527-21).
Phase I Environmental Site Assessment Proposed Stanbridge Project Area

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Regulation, 2) Review Physical Settings Information, 3) Review Governments Records, 4) Review
Historical Records, 5) Site Reconnaissance, 6) Interviews, and 7) Report.

There may be environmental issues or conditions at a property that parties may wish to assess in
connection with commercial real estate that are outside the scope of the ASTM E1527-13 and E1527-21
practices. Non-scope considerations include (but are not limited to) asbestos-containing building
materials unrelated to releases to the environment, lead-based paint unrelated to releases to the
environment, wetlands, or radon. No implication is intended as to the relative importance of inquiry into
such non-scope considerations, nor is this list intended to be all-inclusive.

No non-scope considerations are included in this scope of work.

2.2 Limitations and Exceptions of Assessment

Although conducting a Phase I Environmental Site Assessment can minimize the potential risks and
liabilities associated with real estate transactions, they cannot be completely eliminated. Limitations exist
as to the availability of documentation and constraints of visual and/or physical observations. This
assessment has been undertaken within reasonable limits of time and cost. Accuracy and completeness
of record information varies among information sources, including government sources. The information
provided has not been independently verified unless we have actual knowledge or it appears obvious that
certain information is incorrect. The information presented in this report shall not be interpreted as a
warranty as to the presence or absence of recognized environmental conditions in connection with the
subject property.

Our services consist of professional opinions made in accordance with generally accepted principles and
practices set forth in ASTM E1527-13 and E1527-21. This warranty is in lieu of all other warranties either
expressed or implied.

2.3 Continued Viability of Environmental Site Assessments

An environmental site assessment performed in accordance with ASTM E1527-13 and E1527-21 and
completed less than 180 days prior to the date of acquisition or date of intended transaction is presumed
to be valid. After 180 days or if information regarding recognized environmental conditions in connection
with the subject property becomes known, the following portions of the environmental site assessment
may need to be updated prior to the date of acquisition or date of intended transaction:

• Interviews with owners, operators, and occupants (conducted February 8, and March 3, 2022);
• Government records review (conducted February 2, 2022);
• Site reconnaissance (conducted February 8, and March 3, 2022);
• Searches for recorded environmental cleanup liens (a user responsibility ); and
• The declaration by the environmental professional responsible for the assessment or update
(signed March 21, 2022).

2.4 Reliance

This report is prepared for the sole benefit of Neighborhood Works, and may not be relied upon by any
other person or entity without the written authorization of Wasatch Environmental, Inc. (Wasatch).

3. PRIOR REPORTS

Mr. Earl Stanbridge, the subject property owner, stated that he was not aware of any prior Phase I
Environmental Site Assessment reports prepared for the subject property.

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4.SITE DESCRIPTION
4.1 Location
The subject property consists of 0.73 acres located at approximately 800 West 300 North in Salt Lake
City, Utah (see Figures 1 through 6 in Appendix A). According to information obtained from the Salt Lake
County Assessor’s office, the subject property is further identified as parcel numbers 08-35-404-013, 08-
35-404-014, 08-35-404-015, 08-35-258-013, 08-35-258-014, 08-35-258-015, and 08-35-258-016.
4.2 Site and Vicinity General Characteristics
The subject property and vicinity generally consist of single and multi-family residences, vacant lots, and
a former auto garage (see Appendix A, Figure 3).
4.3 Current Uses of the Subject Property
The subject property is currently three residences, two vacant lots, one former auto garage building, and
a five-port covered parking garage. Site photographs are presented in Appendix B.
4.4 Description of Structures, Roads, Other Improvements on the Site
The subject property consists of a northern and southern portion, and is separated by an alleyway. The
northern portion consists of three residences constructed between the late 1890s and 1918, a vacant lot
(western most portion), and a former auto garage constructed in 1928 (southeast).
The southern portion consists of a five-port parking garage constructed in 1947, a former underground
storage tank (UST) pit, and a vacant lot.
The subject property is accessed by Simondi Avenue and 800 West along the northern and eastern
subject property boundaries, respectively.
According to Mr. Earl Stanbridge, the current owner, the subject property has been reportedly connected
to the local municipal water and sewage system. The residences are heated with natural gas and cooled
with swamp coolers. Mr. Stanbridge stated that the former auto garage ha d been heated with an
aboveground used heating oil tank and that there is no centralized cooling system . The used heating oil
tank is discussed further in Section 7.2.2.
4.5 Current Uses of Adjoining Properties
At the time of our site visit, current uses of adjoining properties consisted of the following:
North: Simondi Avenue then residential
East: 8th West then residential
South: 300 North then residential
West: Residential and a former auto garage (discussed further in Section 6.1.2)
5.USER PROVIDED INFORMATION
ASTM E1527-13 and E1527-21 define a “User” as the party seeking to complete an environmental site
assessment of the subject property. If the User is aware of any specialized knowledge or experience that
is material to recognized environmental conditions in connection with the subject property, it is the User's
responsibility to communicate such information to the environmental professional. ASTM E1527-13 and
E1527-21 provide a User Questionnaire to assist the User and the environmental professional in
gathering information from the User that may be material to identifying recognized environmental
conditions.
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It is our understanding this Phase I Environmental Site Assessment is being performed in anticipation of a
potential purchase. Therefore, for the purpose of this assessment, Mr. Dave Foster real estate manager
and representative for the proposed purchaser, completed the User Questionnaire presented in Appendix
C.
5.1 Environmental Liens and Activity/Use Limitations
ASTM E1527-13 and E1527-21 require the User to identify environmental liens and activity/use limitations
currently recorded against the subject property. This information is typically found during the course of
research for the issuance of title insurance and would be shown in the policy of title insurance issued to
the owner, buyer, or lender on the subject property. If the User has actual knowledge of any
environmental liens or activity/use limitations encumbering the subject property or in connection with the
subject property, the User should communicate such information to the environmental professional.
At the time of this assessment, Mr. Foster was not aware of any environmental liens or activity/use
limitation land records encumbering the subject property.
5.2 Specialized Knowledge or Experience
Users must take into account their specialized knowledge to identify conditions indicative of releases or
threatened releases. If the User has any specialized knowledge or experience that is material to
recognized environmental conditions in connection with the subject property, the User should
communicate this information to the environmental professional.
Mr. Foster reported no specialized knowledge or experience regarding recognized environmental
conditions in connection with the subject property.
5.3 Valuation Reduction for Environmental Issues
The User should inform the environmental professional if the User believes that the purchase price of the
subject property is lower than the fair market value due to contamination. The User is not required to
disclose the purchase price to the environmental professional.
Mr. Foster was not aware of any property valuation reduction for environmental issues.
5.4 Commonly Known or Reasonably Ascertainable Information
Commonly known or reasonably ascertainable information within the local community about the subject
property must be taken into account by the User. If the User is aware of any commonly known or
reasonably ascertainable information within the local community about the subject property that is
material to recognized environmental conditions in connection with the subject property, the User should
communicate such information to the environmental professional.
Mr. Foster was aware of the two USTs and the in-ground lifts that were previously located on the subject
property. Mr. Foster was not aware of any other commonly known or reasonably ascertainable
information material to recognized environmental conditions in connection with the subject property.
5.5 Degree of Obviousness
The User must consider the degree of obviousness of the pres ence or likely presence of releases or
threatened releases at the subject property and the ability to detect releases or threatened releases by
appropriate investigation, including the information collected as part of this assessment.
Mr. Foster was aware of the two USTs and the in-ground lifts that were previously located on the subject
property.
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6.RECORDS REVIEW
The purpose of records review is to obtain and review records that will help identify recognized
environmental conditions in connection with the subject property. The records review includes: a review
of physical setting sources; a review of standard federal, state, and tribal environmental record sources;
and historical use information.
6.1 Historical Use Information
The objective of reviewing historical sources is to develop a history of the previous uses of the subject
property, adjoining properties, and surrounding area to help identify the likelihood of past uses having led
to recognized environmental conditions. This task requires reviewing standard historical sources that are
reasonably ascertainable, and are likely to be useful.
For the purposes of this report, the following historical sources were reviewed:
•Prior Reports: No prior environmental site assessment reports were provided.
•Fire Insurance Maps: We obtained Sanborn fire insurance maps dated 1898, 1911, 1949, 1950,
and 1986 from Environmental Data Resources, Inc., (EDR) for the area that includes the subject
property. Fire insurance maps are presented in Appendix D.
•Aerial Photographs: We obtained aerial photographs dated 1937, 1946, 1950, 1965, 1977, and
1985 from the Utah Geological Survey. We also obtained aerial photographs dated 1993, 1997,
2006, 2015, and 2021 (Figure 3 in Appendix A) from Google Earth. Historical aerial photographs
are presented in Appendix D.
•Local Street Directories: We reviewed historical Polk city directories in approximate five-year
intervals from 1928 to 2002 obtained from our private collection.
•Historical Topographic Maps: We obtained topographic maps from the United States Geological
Survey dated 1951, 1969, and 1998 (Figure 4 in Appendix A). Historical topographic maps are
presented in Appendix D.
•Property Tax Assessor Records: We reviewed current tax assessor information, which includes
some historical information, from the Salt Lake County Tax Assessors website.
•Interview Information: We spoke with Mr. Earl Stanbridge, the current subject property owner.
6.1.1 Subject Property
The 1898 fire insurance map depicts two residences on the northern portion, two residences on
the southern portion, and numerous smaller structures. The 1911 fire insurance map depicts four
residences on the northern portion and three residences on the southern portion. The 1937 aerial
photograph no longer depicts residences on the southern portion of the subject property. The
northern most portion of the subject property continued to be residential until the time of our site
visit.
Tax assessor information documents that the former auto repair building was constructed in
1928. The city directories from 1928 through to 2002, list the address of this building as occupied
by A & S Tire & Auto Shop, A & E Auto Repair, and other similar names. Mr. Stanbridge stated
that the former auto repair garage operated at the subject property for as long as he could
remember until the late 1980s or 1990s, and that he continued with some minor auto repair for
friends and family since that time.