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Ordinance 2020-4349 Comprehensive Plan Amendment — PF Public-Private Redevelopment ORDINANCE NO. 2020-4349 AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, AMENDING THE RESILIENT LAND USE AND DEVELOPMENT ELEMENT, GOAL RLU 1, ENTITLED "LAND USE," OBJECTIVE RLU 1.1, ENTITLED "ESTABLISHMENT OF FUTURE LAND USE CATEGORIES," POLICY RLU 1.1.17, ENTITLED "PUBLIC FACILITY: GOVERNMENTAL USES (PF)," TO PERMIT PUBLIC-PRIVATE MARINA REDEVELOPMENT AND RELATED USES ON PUBLIC PROPERTY; AND PROVIDING FOR CODIFICATION, REPEALER, SEVERABILITY, AND AN EFFECTIVE DATE. WHEREAS, the Public Facility (PF) Governmental Use land use designation in the 2040 Comprehensive Plan is intended to provide opportunities for existing and new governmental uses of City-owned or controlled property, such as the Miami Beach Marina; and WHEREAS, the Mayor and City Commission desire to encourage the redevelopment of City-owned marina property; and WHEREAS, the Mayor and City Commission now desire to amend the regulations in the Comprehensive Plan applicable to the PF future land use designation, in order to encourage the public-private redevelopment of aging facilities, and to provide additional public benefits; and WHEREAS, by requiring public-private marina redevelopments to include significant publicly accessible green and/or open space, the proposed amendments will promote the City's resiliency and address the impacts of sea level rise, consistent with the goals of the 2040 Comprehensive Plan; and WHEREAS, the proposed amendment was reviewed and recommended for approval by the City's Planning Board, which serves as its local planning agency; and WHEREAS, the proposed amendment is consistent with the City's 2040 Comprehensive Plan. NOW THEREFORE, BE IT ORDAINED BY THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA: POLICY RLU 1.1.17 PUBLIC FACILITY: GOVERNMENTAL USES (PF) Purpose: To provide development opportunities for existing and new government uses well as public-private redevelopments. Uses which may be permitted: Government uses,parking facilities, affordable or workforce housing, various types of commercial uses including business and professional offices, retail sales and service establishments, and eating and drinking establishments, and public-private marina redevelopments. 1 Public-private marina redevelopments shall include significant publicly accessible green and/or open space and may permit the following uses: Retail sales and service establishments; commercial uses, including business and professional offices; eating and drinking establishments; apartment residential uses; and recreational uses. Density limits: The base density limit for affordable or workforce housing units shall be the average of the surrounding future land use categories. The density limit for market rate apartment residential uses in a public-private marina redevelopment shall be 15 units per acre. Intensity Limits: Intensity may be limited by such set back, height, floor area ratio and/or other restrictions as the City Commission acting in a legislative capacity determines can effectuate the purpose of this land use category and otherwise implement complementary public policy. However, in no case shall the intensity exceed a floor area ratio of 3.5. SECTION 3. REPEALER. All ordinances or parts of ordinances and all section and parts of sections in conflict herewith are hereby repealed. SECTION 4. CODIFICATION. It is the intention of the City Commission, and it is hereby ordained that the provisions of this ordinance shall become and be made part of the Code of the City of Miami Beach as amended; that the sections of this ordinance may be renumbered or relettered to accomplish such intention; and that the word "ordinance" may be changed to"section"or other appropriate word. SECTION 5. SEVERABILITY. If any section, subsection, clause or provision of this Ordinance is held invalid, the remainder shall not be affected by such invalidity. SECTION 6. EFFECTIVE DATE, This Ordinance shall take effect ten days following adoption. PASSED AND ADOPTED this a f day of /I , 2020. U ATTEST: �., ,;�, Dan Gelber, Mayor 8 t u.w �.. Rafae TE.IG----- -2anado, Ci y Clerk `.; 1NCOR OrtlED = APPROVED AS TO FORM First Reading: June 24, 2020 ''''-v, ... ...�.:-= AND LANGUAGE Second Reading: July 29, 2020 NDr_OR EXECUTION j\----L..: ig• 1111120 City Attorney Date Verified by: NC- Thomas R. Mooney, A' P Planning Director T_1Agenda\2020107 July 29\Planning\300 AR PF Comp Plan-Adopted ORD.docx 2 Ordinances - R5 F MIAMI BEACH COMMISSION MEMORANDUM TO: Honorable Mayor and Members of the City Commission FROM: Jimmy L. Morales, City Manager DATE: July 29, 2020 10:06 a.m. Second Reading Public Hearing SUBJECT: COMPREHENSIVE PLAN AMENDMENT - PF PUBLIC-PRIVATE REDEVELOPMENT AN ORDINANCE OF THE MAYOR AND CITY COMMISSION OF THE CITY OF MIAMI BEACH, FLORIDA, AMENDING THE RESILIENT LAND USE AND DEVELOPMENT ELEMENT, GOAL RLU 1, ENTITLED "LAND USE," OBJECTIVE RLU 1.1, ENTITLED "ESTABLISHMENT OF FUTURE LAND USE CATEGORIES," POLICY RLU 1.1.17, ENTITLED "PUBLIC FACILITY: GOVERNMENTAL USES (PF)," TO PERMIT PUBLIC-PRIVATE MARINA REDEVELOPMENT AND RELATED USES ON PUBLIC PROPERTY; AND PROVIDING FOR CODIFICATION, REPEALER, SEVERABILITY, AND AN EFFECTIVE DATE. RECOMMENDATION The administration recommends that the City Commission adopt the subject ordinance, BACKGROUND/HISTORY On March 18, 2020, at the request of Mayor Dan Gelber, the City Commission referred the item to the Land Use and Sustainability Committee (Item C4 V). The item was simultaneously referred to the Planning Board. On May 6, 2020 the Land Use and Sustainability Committee (LUSC) discussed the item and continued it to the May 26, 2020 LUSC agenda. On May 26, 2020 the LUSC recommended that the Planning Board transmit the item to the City Commission with a favorable recommendation. ANALYSIS PLANNING ANALYSIS The current lessee of the Miami Beach Manna is proposing a public private partnership with the City of Miami Beach to renegotiate the lease of the facility and make significant improvements to the property. The proposal requires several companion items, including the following: •An amendment to the C-PS4 district within the Land Development Regulations; •A lease agreement; • Sale of development site and air parcel for a private residential development; Page 474 of 2461 •Approval of a development agreement; • Vacation of the western half of the Alton Road ROW abutting the parcels located at 300-390 Alton Road. •A Comprehensive Plan amendment to the PF future land use category. The Public Facility (PF) Governmental Use land use designation in the 2040 Comprehensive Plan is intended to provide opportunities for existing and new governmental uses of City owned or controlled property. The lessee of the Miami Beach Manna is proposing substantial capital improvements to the Miami Beach Manna including significant enhancements to the manna facilities addressing resiliency, sea level rise, other needed capital improvements, and redevelopment of the upland portion of the manna. Additionally, the proposed extension of the manna lease would significantly improve the lease terms and deliver additional public benefits. This initiative requires an amendment to the PF land use designation text, in order to allow for a public-private development agreement to govern and regulate upland development of the City- owned manna property. In this regard, the following text amendment is proposed: POLICY RLU 1.1.17 PUBLIC FACILITY: GOVERNMENTAL USES (PF) Purpose: To provide development opportunities for existing and new government uses, as well as public-private redevelopments. Uses which may be permitted: Government uses, parking facilities, affordable or workforce housing, various types of commercial uses including business and professional offices, retail sales and service establishments, and eating and drinking establishments, and public- private marina redevelopments. Public-private marina redevelopments shall include significant publicly accessible green open space and may permit the following uses: Retail sales and service establishments: commercial uses, including business and professional offices: eating and drinking establishments:apartment residential uses. and recreational uses. The proposed amendment allows for public-private manna redevelopments as a main permitted use. This use allows for a variety of sub-uses which are expected to fund the resiliency improvements that must be made to such a site. Additionally, the amendment requires that significant amounts of open space be incorporated into public-private marina development. The zoning designation of the site is GU, which requires City Commission approval for any development proposal. Additionally, for private or joint govemment/private, such as this, Planning Board review is required. As the proposal will allow for resiliency enhancements to be built on the site, it is consistent with Principle 1 of the Resilient Land Use Element of the 2040 Comprehensive Plan, which states the following: PRINCIPLE 1: DEVELOPING A RESILIENT FUTURE The City shall encourage redevelopment that contributes to community resiliency by meeting all required peril of flood mitigation and storm hazard standards for on-site development and shall also prioritize energy efficient development that provides stormwater Page 475 of 2461 mitigation, and co-benefit features that contribute to the City's resiliency as a whole. Additional data and analysis is attached to this report as follows: • Exhibit A- Civil Engineering Report • Exhibit B - Environmental Report • Exhibit C - Traffic Report • Exhibit D - Economic Report COMPREHENSIVE PLANNING REVIEW PROCESS This referral includes a text amendment to Objective 1 of the Future Land Use Element of the Comprehensive Plan. Under Sections 163.3184(2), F.S., this amendment shall follow the expedited state review process for adoption of comprehensive plan amendments. This process requires a public hearing by the local planning agency (Planning Board), a public transmittal hearing before the City Commission, after which the amendment must be transmitted to several state agencies for a 30-day review period, and a final adoption public hearing before the City Commission. The amendment is effective 31-days after it is adopted if there are no appeals. PLANNING BOARD REVIEW The Planning Board held a public hearing on June 23, 2020 and transmited the ordinance to the City Commission with a favorable recommendation by a vote of 7-0. UPDATE The subject ordinance was approved at first reading on June 24, 2020 and transmitted to the applicable review agencies. As part of the inter-agency review, the State of Florida Department of Economic Opportunity provided a comment that neither the existing policy nor the amended language provides a residential density standard to the "Public Facility: Governmental Uses" category as required by statute. In order to address this comment, the following minor revision to Policy RLU 1.1.17 is proposed: Density limits: The base density limit for affordable or workforce housing units shall be the average of the surrounding future land use categories. The density limit for market rate apartment residential uses in a public-private marina redevelopment shall be 15 units per acre. CONCLUSION The administration recommends that the City Commission adopt the subject ordinance with the following revision: 1. Policy RLU 1.1.17 Density limits: The base density limit for affordable or workforce housing units shall be the average of the surrounding future land use categories. The density limit for market rate apartment residential uses in a public-private marina redevelopment shall be 15 units per acre. Page 476 of 2461 Applicable Area South Beach Is this a "Residents Right Does this item utilize 0.0. to Know" item, pursuant to Bond Funds? City Code Section 2-14? Yes No Legislative Tracking Planning Sponsor Mayor Dan Gelber ATTACHMENTS: Description ❑ Exhibit A ❑ Exhibit B ❑ Exhibit C ❑ EXHIBIT D ❑ ORDINANCE - Form Approved Page 477 of 2461 Exhibit A- Civil Engineering Report Kimsey>>>Horn June 9, 2020 TO: Planning Board City of Miami Beach 1700 Convention Center Dr Miami Beach, FL 33139 Re: Miami Beach Marina Redevelopment Water& Sewer Flows To whom it may concern: Attached are water and sewer demand calculations prepared in accordance with the criteria of Miami- Dade County Code of Ordinances Chapter 24 requirements for sewer flows as regulated by Miami-Dade County Department of Regulatory and Economic Resources Division of Environmental Resources Management(DERM). The calculations show the average daily flow to the City's sewer system is anticipated to be reduced by the redevelopment project. The existing and proposed uses and flows are shown in the calculations attached to this letter. The existing and proposed uses are based upon information obtained from the developer and the Miami-Dade County Property Appraiser. In summary, the redevelopment project is anticipated to result in a water and sewer flow of 5,064 GPD less than the existing use. If you have any questions or require any additional information, please feel free to contact me at(305)535- 7712 or via email at barton.fye©kimley-horn.com Respectfully, KIMLEY-HORN AND ASSOCIATES, INC. • AOP Barton J. Fye, P.E., ENV SP kimley-horn.com 355 Alhambra Circle. Suite 1400, Coral Gabres. FL 33134 305-613-2025 Page 478 of 2461 300 Alton Schedule of Daily Rated GallonaRes-Previous Uses Previous Types of Land Uses Units Gallons Per Day(GPD) Previous Flow Demand(GPD) Residential Land Uses gpd/unit(under Units 210 3000 sq.ft.) - Single Family Residence gpd/unit(3001- Units 310 5000 sq.ft.) - gpd/unit(over Units 510 5000 sq.ft.) - Townhouse Residence Units 165 gpd/unit - Apartment Units 135 gpd/unit - Mobile Home Residence/Park Units 160 gpd/unit - Duplex or Twin Home Residence Units 150 gpd/unit Residential Facility/Institution a)CLF Beds 75 gpd/bed - b)Apartment Dormitory Units 100 gpd/unit c)Fire Station SF 10 gpd/100 sq.ft. d)Jail Person 150 gpd/person - e)Other Person 100 gpd/person Commercial Land Uses Airport a)Common Area/Concourse/Retail SF 10 gpd/100 sq.ft. - b)Food Service see restaurant use for allocation Bank SF 10 gpd/100 sq.ft. Banquet Hall(with or without kitchen) SF 10 gpd/100 sq.ft. - Bar,Cocktail Lounge,Nightclub,or Adult Entertainment SF 20 gpd/100 sq.ft. Barber Shop SF 10 gpd/100 sq.ft. - Beauty Shop SF 2S gpd/100 sq.ft. Big Box Retail SF 2.5 gpd/100 sq.ft. - Bowling Alley Lanes 100 gpd/lane - Car Wash a)Manual Washing Bay 350 gpd/bay - b)Automated Washing Bay 5,500 gpd/bay - With recycle system based on system design and evaluation by the Department Coin Landary Washer 110 gpd/washer - Country Club with or without kitchen SF 20 gpd/100 sq.ft. - Dentist's Office SF 20 gpd/100 sq.ft. - Fitness Center or Gym SF 10 gpd/100 sq.ft. Funeral Home SF 5 gpd/100 sq.ft. - Gas Station Covenience Store/Mini-Mart 450 gpd/unit - a)Without Car Wash Units 450 gpd/unit - b)w/Single Automated Car Wash Units 1,750 gpd/unit - Additional Single Automated Car Wash Units 1,300 gpd/unit - Hospital Beds 250 gpd/bed - Hotel or Motel Rooms 115 gpd/room - House of Worship SF 10 gpd/100 sq.ft. - Industrial use NOT discharging a process wastewater and NOT utilizing water for an industrial process(including but not limited to automotive repair,boat repair,carpentry,factory,machine shop,welding) SF 4 gpd/100 sq.ft. Industrial use discharging a process wastewater or utilizing water for an industrial process based on system design and evaluation by the Department SF 4 gpd/100 sq.ft. - Kennel SF 15 gpd/100 sq.ft. - Marina Slips 60 gpd/slip (24,000.00) Nail Salon SF 30 gpd/100 sq.ft. Nursing/Convalescent Home Beds 125 gpd/bed - Office Building SF 5 gpd/100 sq.ft. - Pet Grooming SF 20 gpd/100 sq.ft. - Physician's Office SF 20 gpd/100 sq.ft. - Public Park a)With toilets only People 5 gpd/person - b)With toilets andshowers People 20 gpd/person - Public Swimming Pool Facility People 10 gpd/person - Recreational Vehicle(RV)Park(seasonal use) Space 150 gpd/space - Restaurant a)Fast-Food SF 65 gpd/100 sq.ft. b(Full Service SF 100 gpd/100 sq.ft. (32,157.00) Page lot94 of 2461 300 Akon Schedule of Daily Rated Gallonages-Previous Uses Previous Types of Land Uses Units Gallons Per Day(GPD) Previous Flow Demand(GPD) c)Take-Out SF 100 gpd/100 sq.ft. - Retail SF 10 gpd/100 sq.ft. (2,629.60) School a)Day care/Nursery(adults and children) SF 10 gpd/100 sq.ft. - b)Regular School SF 12 gpd/100 sq.ft. - Self-service Storage Units SF 1.5 gpd/100 sq.ft. - Shopping Center/Mail a)Shell/Common Area SF 10 gpd/100 sq.ft. - Spa SF 20 gpd/100 sq.ft. - Sporting Facilities and Auditorium Setas 3 gpd/seat - Theater a)Indoor Seats 1 gpd/seat - b)Outdoor/Drive-in Spaces 5 gpd/space - Veterinarian Office SF 20 gpd/100 sq.ft. - Warehouse/Speculation Building SF 2 gpd/100 sq.ft. - Wholesale Food Preparation(including but not limited to meat markets and commissaries) SF 35 gpd/100 sq.ft. - Total Previous Flow: (58,786.60) GPD Page 18p4 of 2461 300 Alton Schedule of Daily Rated Gallonages-Proposed Uses Types of Land Uses Proposed Units Gallons Per Day(GPO) Projected Flow Demand(GPD) Residential Land Uses gpd/unit(under Units 210 3000 sq.ft.) - - Single Family Residence gpd/unit(3001 Units 310 5000 sq.ft.) - gpd/unit(over Units 510 5000 sq.ft.) - Townhouse Residence Units 165 gpd/unit - Apartment 60.00 Units 135 gpd/unit 8,100.00 Mobile Home Residence/Park Units 160 gpd/unit - Duplex or Twin Home Residence Units 150 gpd/unit - Residential Facility/Institution - a)CLF Beds 75 gpd/bed - b)Apartment Dormitory Units 100 gpd/unit - c)Fire Station SF 10 gpd/100 sq.ft. - d)Jail Person 150 gpd/person - e)Other Person 100 gpd/person - Commercial Land Uses - Airport - a)Common Area/Concourse/Retail SF 10 gpd/100 sq.ft. - b)Food Service see restaurant use for allocation Bank SF 10 gpd/100 sq.ft. - Banquet Hall(with or without kitchen) 76,054.00 SF 10 gpd/100 sq.ft. 7,605.40 Bar,Cocktail Lounge,Nightclub,or Adult Entertainment 6,336.00 SF 20 gpd/100 sq.ft. 1,267.20 Barber Shop SF 10 gpd/100 sq.ft. - Beauty Shop SF 25 gpd/100 sq.ft. - Big Box Retail SF 2.5 gpd/100 sq.ft. - Bowling Alley Lanes 100 gpd/lane - Car Wash - a)Manual Washing Bay 350 gpd/bay - b)Automated Washing Bay 5,500 gpd/bay - With recycle system based on system design and evaluation by the Department Coin Landary Washer 110 gpd/washer - Country Club with or without kitchen SF 20 gpd/100 sq.ft. - Dentist's Office SF 20 gpd/100 sq.ft. - Fitness Center or Gym SF 10 gpd/100 sq.ft. - Funeral Home SF 5 gpd/100 sq.ft. - Gas Station Covenience Store/Mini- Mart 450 gpd/unit - a)Without Car Wash Units 450 gpd/unit - b)w/Single Automated Car Wash Units 1,750 gpd/unit - Additional Single Automated Car Wash Units 1,300 gpd/unit - Hospital Beds 250 gpd/bed - Hotel or Motel Rooms 115 gpd/room - House of Worship SF 10 gpd/100 sq.ft. - Page f$f14of 2461 300 Alton Schedule of Daily Rated Gallonages-Proposed Uses Types of Land Uses Proposed Units Gallons Per Day(GPD) Projected Flow Demand(GPO) Industrial use NOT discharging a process wastewater and NOT utilizing water for an industrial process(including but not limited to automotive repair,boat repair, carpentry,factory,machine shop, welding) SF 4 gpd/100 sq.ft. - Industrial use discharging a process wastewater or utilizing water for an industrial process based on system design and evaluation by the Department SF 4 gpd/100 sq.ft. - Kennel SF 15 gpd/100 sq.ft. - Marina 400.00 Slips 60 gpd/slip 24,000.00 Nail Salon SF 30 gpd/100 sq.ft. - Nursing/Convalescent Home Beds 125 gpd/bed - Office Building 15,000.00 SF 5 gpd/100 sq.ft. 750.00 Pet Grooming SF 20 gpd/100 sq.ft. - Physician's Office SF 20 gpd/100 sq.ft. - Public Park - a)With toilets only People 5 gpd/person b)With toilets andshowers People 20 gpd/person • Public Swimming Pool Facility People 30 gpd/person - Recreational Vehicle(RV)Park (seasonal use) Space 150 gpd/space - Restaurant - a)Fast-Food SF 65 gpd/100 sq.ft. - b)Full Service 10,000.00 SF 100 gpd/100 sq.ft. 10,000.00 c)Take-Out SF 100 gpd/100 sq.ft. - Retail 20,000.00 SF 10 gpd/100 sq.ft. 2,000.00 School - a)Day care/Nursery(adults and children) SF 10 gpd/100 sq.ft. - b)Regular School SF 12 gpd/100 sq.ft. - Self-service Storage Units SF 1.5 gpd/100 sq.ft. Shopping Center/Mall - a)Shell/Common Area SF 10 gpd/100 sq.ft. - Spa SF 20 gpd/100 sq.ft. - Sporting Facilities and Auditorium Setas 3 gpd/seat - Theater a)Indoor Seats 1 gpd/seat - b)Outdoor/Drive-in Spaces 5 gpd/space - Veterinarian Office SF 20 gpd/100 sq.ft. - Warehouse/Speculation Building SF 2 gpd/100 sq.ft. - Wholesale Food Preparation (including but not limited to meat markets and commissaries) SF 35 gpd/100 sq.ft. - Total Proposed Flow: 53,722.60 Total Previous Flow: (58,786.60) tie Profited Flow: (5,064.00) Page fp4of 2461 SCHEDULE OF DAILY RATED GALLONAGE FOR VARIOUS OCCUPANCY TYPES OF LAND USES GALLONS PER DAY(GPD) RESIDENTIAL LAND USES 210 gpd/unit (under 3,001 sq. ft.) Single Family Residence 310 gpd/unit(3,001-5,000 sq. ft.) 510 gpd/unit(over 5,000 sq. ft.) Townhouse Residence 165 gpd/unit Apartment 135 gpd/unit Mobile Home Residence/Park _ _ 160 gpd/unit Duplex or Twin Home Residence 150 gpd/unit Residential Facility/Institution: a) Congregate Living Facility(CLF) 75 gpd/bed b) Apartment Dormitory 100 gpd/unit c) Fire Station 10 gpd/100 sq. ft. d) Jail 150 gpd/person e) Other 100 gpd/person COMMERCIAL LAND USES Airport: a)Common Area/Concourse/Retail 10 gpd/100 sq. ft. b) Food Service _ see restaurant use for allocation Bank 10 gpd/100 sq. ft. Banquet Hall (with or without kitchen 10 gpd/100 sq. ft. Bar, Cocktail Lounge, Nightclub, or Adult Entertainment 20 gpd/100 sq. ft. Barber Shop 10 gpd/100 sq. ft. Beauty Shop 25 gpd/100 sq. ft. B g Box Retail 2.5 gpd/100 sq. ft. Bowling Alley _ 100 gpd/lane Car Wash: a) Manual Washing 350 gpd/bay b)Automated Washing 5,500 gpd/bay Coin Laundry 110 gpd/washer Country Club with or without kitchen 20 gpd/100 sq. ft. Dentist's Office 20 gpd/100 sq. ft. Fitness Center or Gym 10 gpd/100 sq. ft. Funeral Home 5 gpd/100 sq. ft. Gas Station/Convenience Store/Mini-Mart: a)Without car wash 450d/unit b)With single automated car wash 1,750 gpd/unit Additional single automated car wash 1,300 gpd/unit Hospital 250 gpd/bed Hotel or Motel 115 gpd/room I of 2 Page 483 of 2461 TYPES OF COMMERCIAL LAND USES (CONTINUED) • House of Worship 10 gpd/100 sq. ft. Industrial use NOT discharging a process wastewater and NOT utilizing potable water for an industrial 4 gpd/100 sq. ft. process (including but not limited to automotive repair, boat repair, carpentry, factory, machine shop, welding Industrial use discharging a process wastewater or 1 utilizing potable water for an industrial process based 4 gpd/100 sq. ft. on system design and evaluation by the Department Kennel 15 gpd/100 sq. ft. Marina I 60 gpd/slip Nail Salon } 30 gpd/100 sq. ft. Nursing/Convalescent Home 125 gpd/bed Office Building 5 gpd/100 sq. ft. Pet Grooming 20 gpd/100 sq. ft. Physician's Office 20 gpd/100 sq. ft. Public Park: a)With toilets only 5 gpd/person b) With toilets and showers 20 gpd/person Public Swimming Pool Facility 30 gpd/person Recreational Vehicle (RV) Park (seasonal use) 150 gpd/space Restaurant a) Fast Food 65 gpd/100 sq. ft. b) Full Service 100 gpd/100 sq. ft. c)Take-Out - 100 gpd/100 sq. ft. Retail _ 10 gpd/100 sq. ft. School: a) Day care/Nursery(adults and children) 10 gpd/100 sq. ft. b) Regular school 12 gpd/100 sq. ft. Self-service storage units 1.5 gpd/100 sq. ft. Shopping Center/Mall Shell/Common Area 10 gpd/100 sq. ft. Spa 20 gpd/100 sq. ft. Sporting Facilities and Auditorium _T 3 gpd/seat Theater a) Indoor 1 gpd/seat b) Outdoor/Drive-in 5 gpd/space Veterinarian Office 20 gpd/100 sq. ft. Warehouse/Speculation Building 2 gpd/100 sq. ft. Wholesale Food Preparation (including but not limited 35 gpd/100 sq. ft. to meat markets and commissaries) _ 1 _ LEGEND: gpd -gallons per day sq.ft -square feet NOTES: 1) Sewage gallonage refers to sanitary sewage flow on a per unit and/or use basis for average daily flow in gallons per day. 2) Condominiums shall be rated in accordance with the specific type of use(e.g.,apartment,townhouse, warehouse,etc.). 2 of 2 Page 484 of 2461 Exhibit B - Environmental Report ENVIRONMENTAL ASSESSMENT - Prepared for: Great American Life Insurance Company, its successors and assigns CIO American Real Estate Capital LLC 301 East Fourth Street Cincinnati, Ohio 45202 Mr. Mark Muething �`_ f) yr - • ...."?-7:- r-'4;11°4- t' t. :•:i'`'''''.,-;k:.'?`r-- ,.(. �..` `may 41:1"-,- i _ - Imo.. -�-+fie• 4-41 I, �c Am •`rrlt# h'i - TK• ':'`*tis 5:ntilis- • w..� — IF% -•-or t,...7 -.,•t•f....-t-i, : '1:,. ,f-.. ,:-.'. .;..-.,•••-..,.... "•,::.•-,•.'-':?::' ; '• • • •$.1 4• .+{.4.794 •✓tA!`!i•' > ,�„ • .i • rte , - • . 1 -' 7 Y l- '.:• _• _ '_a t• y§ -.:-. i ' t t L �. �kje �`' fE. t..1 .t . : { ' =4fY • rs'chv .: • , r .jf, !t _ - : 'L :. r s "w j1i ,,- ..,...”*.,,,,,,,....,:.:-.z,- :3 hC- ,, _ 'lisp z ��_,�f,' .�+� =5+' •�,. PHASE I ENVIRONMENTAL SITE ASSESSMENT "1 r,' 135 O F �• t�' `!4^ Jt: Miami Beach Marina �,- .. -- 1...;.,,r; ` ?: ir' 300 Alton Road ` - '•'k ' -'? '+ ;` ^'� 1„• •',„t.',1 Miami, Florida 33139 r = ..;44.•40,4•.,,,....--,-,_T '.•; i t', f t k ,aY rC . �.,�l,r 'qty f •� 7t /.. ,+ ." •,f en inee�ing � environmental fca ital lannieg1Prafect masa EMG Corporate Headquarters 104(.1 Mill Run Circle, " ,+ 0,#r•,, Milks,MD 2111/ www.EMOcoep_co n p800.733.O660. ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami,Florida 33139 EMG PROJECT Na 123091 17R000-001.135 PROJECT SUMMARY TABLE — t urs:. yNsx-4r N Ti .. t ., :.Ma;: >� n.f R t ai. it* .. .....I]. r4:'r.. �... . $ .1+ a",. "fr.,e,-,1n'. .;.. eF- —_ i.4.0.v✓ ...t:• -,=4if+'.,--i-e_4�..'s4P.� -h, r :l ': Yes i• • ' W Yes c`: ',. Yes .1.0".., ;. Yes(1) No Not Applicable Yes _ !':•:..? Yes F_- ,- Yes ;7 t -oe - ; •li Yes(2) Historical Not Applicable Yes .. » Yes • k Yes Yes • : _- , - • Yes .. Yes Yes Yes Conditions noted in the Project Summary Table are representative of the overall conditions of the properly. The Project Summary Table should not be used as a stand alone document. REC-Recognized Environmental Condition, as defined by ASTM E1527-13. Footnotes: 1- Two 9,450-gallon USTs containing diesel fuel and two 5,745-gallon gasoline USTs were installed at the Project in 1984. The USTs appear to be operated in accordance with applicable regulations:and no physical evidence of current or past releases was identified. The USTs and associated piping are double-walled construction,equipped with continuous electronic sensing, electronic monitor pipe sumps, a mechanical line leak detector,automatic tank gauging, and groundwater monitoring. In addition, recent tank tightness test results did not indicate a release. Based on this information,the presence of these USTs does not represent a recognized environmental condition. However,the presence of the USTs represents a business environmental risk.As the age of the UST increases, so does the risk of a release due to accidents and/or equipment failure. It is impossible to predict when or if a failure resulting in a release will occur. EMG recommends that this business environmental risk be mitigated with environmental insurance,contractual obligations with the tenant,and/or the participation in a state UST cleanup trust fund. Otherwise, no further action or investigation is recommended at this time. 2. According to available historical and regulatory information,the Project was formerly occupied with a bus yard,transit authority facility, and an oil refinery from the 1940s through the 1970s. Underground storage tanks associated with the former Miami Dade Bus Yard and Metropolitan Dade County Transit Authority were histoncally located at the Project.The USTs were reportedly removed from the Project during the late 1990s and 2001 and included one 4,000-gallon gasoline UST, two 2,000-gallon diesel USTs,and one 1,000-gallon UST of which the contents was unknown.According to a Discharge Reporting Form dated January 27, 1988, a release was reported following the discovery of a pipe leak. According to a May Page 486 of 2461 www.EMGcorp.com p 800.733 0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Manna 300 Alton Road Miami, Florida 33139 EMG PROJECT NO: 123091.17R000-001.135 28, 1991 Contamination Assessment Report(CAR), prepared by GTI, approximately 2,114 gallons of free product was recovered from February 1988 through October 1988. In addition, approximately 60 cubic yards of excessively contaminated soils were removed from the Project. Subsequently, 14 monitoring wells were installed throughout the Project in order to determine the extent of the contamination plume.According to GTI,the contamination plume consisted of an area encompassing 28,800 square feet surrounding the tank field. Based on information obtained from a July 30, 2002 Groundwater Assessment Report, UES collected groundwater samples from six existing monitoring wells(MW-1(R), MW-2, MW-4, MW-1 B, MW-3B, and MW 5B)at the Project on January 17,2002. The groundwater samples were analyzed using EPA Method 610(for polynuclear aromatic hydrocarbons), EPA Method 1660.1 (total dissolved solids), and the Florida Petroleum Residual Organics(FL-PRO)Method. No petroleum constituents were reported above groundwater cleanup target levels. "Moderate exceedances"of total dissolved solids(TDS)which exceeded secondary drinking water standards were reported by UES;however,subsequent sampling events have indicated a significant reduction of the concentration of TDS." Based on the groundwater sampling results, and the"concentration reduction rate"of the TDS groundwater samples, UES indicated that further groundwater monitoring sampling appeared"unwarranted". Subsequently,the Florida Department of Environmental Protection (FDEP)awarded the Project a Site Rehabilitation Completion Order(SRCO)dated December 3, 2008, indicating that no further action is warranted. All monitoring wells appear to have been properly abandoned. Based on the"no further action"status, removal of the petroleum source and time elapsed since regulatory closure, the historical use of the Project, former USTs and associated release represents a historical recognized environmental condition. No further action or investigation is recommended. Page 41f7 of 2461 www.EMGcorp.com p 800.733.0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Manna 300 Alton Road Miami,Florida 33139 EMG PROJECT NO: 123091.17R000-001.135 TABLE OF CONTENTS 1.0 Executive Summary 1 1.1 Findings and Opinions 4 1.2 Recommendations 5 1.3 Certification 5 1.4 Reliance 5 2.0 Scope of Work 6 2.1 Purpose 6 2.2 Scope of Work 6 2.3 ASTM E1527 Non-Scope Considerations 6 3.0 User Provided Information 8 3.1 User Questionnaire 8 3.2 Environmental Lien/AUL Search 8 4.0 Physical Setting 9 4.1 Topography 9 4.2 Geology 9 4.3 Hydrogeology 9 4.4 Soils 10 5.0 Site Reconnaissance 11 5.1 Units Observed 11 5.2 Project Use 13 5.3 Hazardous Materials and Petroleum Products 14 5.4 Waste Generation, Storage, and Disposal 21 5.5 Surface Areas 24 5.6 Utilities, Heating, and Cooling 24 5.7 Adjacent Property Use 26 5.8 Interviews 27 5.8.1 Key Site Manager 27 5.8.2 Current Occupants 28 5.8.3 Current Owner 28 5.8.4 Past Owners and Occupants 28 5.8.5 Nearby Owners and Occupants 28 Page 4v of 2461 www.EMGcorp.com p 800.733.0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami,Florida 33139 EMG PROJECT NO: 123091.17R000-001.135 6.0 Historical Use Information 29 6.1 Project Historical Use 29 6.2 Off-Site Historical Use 30 6.3 Historical Environmental Documentation 31 7.0 Environmental Records Review 33 7.1 Regulatory Database Review 33 7.1.1 Project Regulatory Database Review 34 7.1.2 Off-Site Regulatory Database Review 37 7.1.3 Vapor Migration 42 7.2 Local Agency Records 43 8.0 ASTM E1527 Non-Scope Considerations 44 8.1 Asbestos 44 8.2 Radon Gas 44 8.3 Lead Based Paint 45 8.4 Lead in Drinking Water 45 8.5 Moisture Conditions 45 8.6 Wetlands 45 8.7 Flood Zone 46 9.0 Limitations,Key Terms, and References 47 9.1 Limitations 47 9.2 References 47 9.3 Key Terms 48 Page 47(2 of 2461 www.EMGcorp.com p 800.733.0660 ging ENVIRONMENTAL SITE ASSESSMENT Miami Beach Manna 300 Alton Road Miami,Florida 33139 EMG PROJECT NO. 123091.17R000-001.135 TABLE OF APPENDICES Appendix A: Photographs Appendix B: Field Sketch Appendix C: Maps and Aerial Photographs Appendix D: Questionnaires Appendix E: Laboratory Analytical Results Appendix F: Supporting Documentation Appendix G: Historical Environmental Documents Appendix H: Regulatory Database Report Appendix I: Key Personnel Resumes Page 4V of 2461 www.EMGcorp.com p 800.733.0660 Nig ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami, Florida 33139 EMG PROJECT NO: 123091.17R000-001.135 1 .0 EXECUTIVE SUMMARY EMG performed a Phase I Environmental Site Assessment of the property summarized below on May 8, 2017. The assessment was performed at the Client's request using methods and procedures consistent with good commercial and customary practice conforming with ASTM E1527-13, Standard Practice for Environmental Site Assessments: Phase l Environmental Site Assessment Process.Any exceptions to, or deletions from, this practice are described in Section 2 of this report. The assessment was completed for the following property: � � #�•=x'. f � 'r�d�" r» i't. k u s i . "+r. �J ., 5s� • Project Name: Miami Beach Marina(the "Project") Project Address: 300 Alton Road, Miami, Miami-Dade County, Florida 33139 Additional Current/Historical 344 Alton Road Addresses: Assessor Parcel Number(s): 02-4203-009-9210 and 02-4203-000-0010 Site Visit Date: May 8, 2017 Property Type: Marina Land Area (acres): 40.77(including 37.9 acres of submerged lands) Number of Units: 400 Number of Buildings: 2 Year Constructed: 1985 Basement: No Domestic Sewage: Public utility-Miami-Dade Utilities Gross Building Area (SF): Not reported Net Rentable Area(SF): 52,618 • air fit! - :,."'nom• i t North elevation, main building East elevation, main building Page 491 of 2461 www.EMGcorp.com p 800.733.0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Manna 300 Alton Road Miami,Florida 33139 EMG PROJECT NO: 123091.17R000-001.135 I. fr 44.41._ _ _cw.7------ ..._............ -. A -_ - — x 4- :. South elevation, main building West elevation,main building Ai 5•a' . b k' '__ �mo i. Ara ` • - Mani ._ _ _ NAIL . Fuel payment/office building Marina,facing north • . • A --- - FV i'v si 11......- _ '" ✓'r c Marina,facing south Parking lot Page 4y of 2461 www EMGcorp.com p 800.733.0660 fjj) ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami, Florida 33139 EMG PROJECT NO. 123091.17R000-001.135 Date Completed: May 8, 2017 EMG Project Manager: Jay Hutchison Weather Conditions: Sunny Temperature(F): 80s Percent of Units Observed: Entire marina and approximately 35%of Project tenant units Access Limitations: No access limitations were encountered. p-74-$F;.,' .,' ,' 4. <f ti i ".-;;`T".::-.`"'''):`!" ;` r :'.r!s r{.W 7;?._.'n '••W -' ham,��'��i . .:.vt"'`�-�,1 .r �f�"'a4.A� 1 ? ^aak:•s�dx �^#,.iA.-g1-4.1140ky+rt3�lt1�!.r1�.i-�- wvri i�s:cr � � Cellular Communications Equipment: No Commercial Printing: No Dry Cleaner: No Emergency Generator or Diesel Fire Pump: No Gasoline Station: Yes. Further discussed at end of Section 5.2. Heavy Industrial Use: No Landfill: No Machine Shop: No Military Use: No Oil Well: No Photograph/X-Ray Developing: No Vehicle Repair: No c cr - :#* -''r •t•Nt 2t. v -:,4--2.--=------!--, ,r, ft.--.-4;1....:..:, .4±„.::,,,,A....!_ r _%_ .3-f.I. 11 t-4..-..-:: �;. .1 '•f -- 1 — ..• .... . _ , .ie _... -.lam ;a.. c'...04 .'14 .>..... A.ft/ ... .+: E.:, . .-. Prior to 1921 No historical data available. Not applicable No 1921 Residential, airplane hangar and Unknown No associated shop,and undeveloped land 1947- 1951 Oil company facilities Sun Oil Company(1947-1951) and Yes. Refer to Section 1.1 Seaboard Oil Company(1947) for further discussion 1972-1978 City of Miami Beach Park Department City of Miami Beach No 1985-Current Marina Miami Beach Marina and various retail, Yes. Refer to Section 1.1 restaurant, and professional office for further discussion. tenants Page 493 of 2461 www.EMGcorp.com p 800.733.0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami,Florida 33139 EMG PROJECT NO: 123091.17R000-001.135 1 .1 FINDINGS AND OPINIONS This assessment has revealed no evidence of recognized environmental conditions (RECs), historical recognized environmental conditions (HRECs), controlled recognized environmental conditions (CRECs), significant data gaps, or significant business environmental risks in connection with the Project, except as discussed below. STORAGE TANKS Business Environmental Risk: Underground Storage Tank(USTs) Two 9,450-gallon USTs containing diesel fuel and two 5,745-gallon gasoline USTs were installed at the Project in 1984. The USTs appear to be operated in accordance with applicable regulations:and no physical evidence of current or past releases was identified.The USTs and associated piping are double-walled construction, equipped with continuous electronic sensing,electronic monitor pipe sumps, a mechanical line leak detector, automatic tank gauging, and groundwater monitoring. In addition, recent tank tightness test results did not indicate a release. Based on this information,the presence of these USTs does not represent a recognized environmental condition. However, the presence of the USTs represents a business environmental risk. As the age of the UST increases, so does the risk of a release due to accidents and/or equipment failure. It is impossible to predict when or if a failure resulting in a release will occur. EMG recommends that this business environmental risk be mitigated with environmental insurance, contractual obligations with the tenant, and/or the participation in a state UST cleanup trust fund. Otherwise, no further action or investigation is recommended at this time. HISTORICAL REVIEW Historical Recognized Environmental Condition: Historical USTs,Closed Release Case and Historical Oil Refinery According to available historical and regulatory information, the Project was formerly occupied with a bus yard, transit authority facility, and an oil refinery from the 1940s through the 1970s. Underground storage tanks associated with the former Miami Dade Bus Yard and Metropolitan Dade County Transit Authority were historically located at the Project. The USTs were reportedly removed from the Project during the late 1990s and 2001 and included one 4,000-gallon gasoline UST, two 2,000-gallon diesel USTs, and one 1,000-gallon UST of which the contents was unknown. According to a Discharge Reporting Form dated January 27, 1988, a release was reported following the discovery of a pipe leak. According to a May 28, 1991 Contamination Assessment Report (CAR), prepared by GTI, approximately 2,114 gallons of free product was recovered from February 1988 through October 1988. In addition, approximately 60 cubic yards of excessively contaminated soils were removed from the Project. Subsequently, 14 monitoring wells were installed throughout the Project in order to determine the extent of the contamination plume.According to GTI,the contamination plume consisted of an area encompassing 28,800 square feet surrounding the tank field. Based on information obtained from a July 30,2002 Groundwater Assessment Report, UES collected groundwater samples from six existing monitoring wells(MW-1(R), MW-2, MW-4, MW-1B, MW-3B, and MW 5B) at the Project on January 17, 2002. The groundwater samples were analyzed using EPA Method 610 (for polynuclear aromatic hydrocarbons), EPA Method 1660.1 (total dissolved solids), and the Florida Petroleum Residual Organics (FL-PRO) Method. No petroleum constituents were reported above groundwater cleanup target levels. "Moderate exceedances" of total dissolved solids (TDS)which exceeded secondary drinking water standards were reported by UES:however,subsequent sampling events have indicated a significant reduction of the concentration of TDS."Based on the groundwater sampling results, and the"concentration reduction rate" of the TDS groundwater samples, UES indicated that further groundwater monitoring sampling appeared "unwarranted". Subsequently, the Florida Department of Environmental Protection (FDEP)awarded the Project a Site Rehabilitation Completion Order(SRCO) dated December 3, 2008, indicating that no further action is warranted. All monitoring wells appear to have been properly abandoned. Based on the "no further action" status, removal of the petroleum source and time elapsed since regulatory closure, the historical use of the Project,former USTs and associated release represents a historical recognized environmental condition. No further action or investigation is recommended. Page 4944 of 2461 www.EMGcorp.com p 800.733.0660 jjj) ENVIRONMENTAL SITE ASSESSMENT Miami Beach Manna 300 Alton Road Miami,Florida 33139 EMG PROJECT NO, 123091.17R000-001.135 1 .2 RECOMMENDATIONS No further action or investigation is recommended at this time. 1 .3 CERTIFICATION EMG certifies that EMG has no undisclosed interest in the subject property, that EMG's relationship with the Client is at arms-length,and that EMG's employment and compensation are not contingent upon the findings or recommendations provided in the Report. If you have any questions regarding this report, please contact Kevin Howlett at(B00) 733-0660 x6660 or kmhowlett@emgcorp.com. Surveyed By: Jay Hutchison, Project Manager Written By: Jay Hutchison, Project Manager Reviewed By: (4EC�( I`^l Marlee Forsthoffer, Technical Report Reviewer Environmental Professional: - Kevin Howlett,Senior Environmental Consultant I declare that, to the best of my professional knowledge and belief, I meet the definition of Environmental Professional as defined in § 312.10 of 40 CFR 312. I have the specific qualifications based on education, training, and expenence to assess a property of the nature, history, and setting of the Project. I have developed and performed the all appropriate inquiries in conformance with the standard and practices set forth in 40 CFR Part 312. 1 .4 RELIANCE This report has been prepared for and is exclusively for the use and benefit of the Client identified on the cover page of this report. The purpose for which this report shall be used shall be limited to the use as stated in the contract between the client and EMG. This report, or any of the information contained therein,is not for the use or benefit of, nor may it be relied upon by any other person or entity,for any purpose without the advance written consent of EMG.Any reuse or distribution without such consent shall be at the clients or recipient's sole risk,without liability to EMG. Page 4%5 of 2461 www.EMGcorp.com p 800.733.0660 ma ENVIRONMENTAL SITE ASSESSMENT Miami Beach Manna 300 Alton Road Miami,Florida 33139 EMG PROJECT NO: 123091.17R000-001 135 2.0 SCOPE OF WORK 2. 1 PURPOSE The purpose of this report is to provide the Client the results of a commercially prudent and reasonable inquiry designed to identify recognized environmental conditions at the Project taking into account reasonably ascertainable information. In accordance with ASTM E1527-13, the level of environmental assessment was guided by several factors, including the type of property and the risk tolerance of the user. The user informed EMG that the purpose of the assessment is for an acquisition. 2.2 SCOPE OF WORK The assessment was conducted utilizing generally accepted Phase I industry standards, using American Society for Testing and Materials(ASTM)Standard Practice E 1527-13. This assessment is based on the evaluation of the information gathered, laboratory analyses of samples collected (when required), and accessibility at the time of the assessment. The Scope of Work included an evaluation of: • Interviews with individuals knowledgeable about the Project for the purpose of gathering information regarding the potential for contamination at the Project. • Available pertinent documents obtained by EMG or provided by the client. • Reasonably ascertainable federal, state, and local records in an effort to identify sites of known or suspected hazardous waste activity located at or near the Project. • The Project history in an attempt to identify possible ownership(s) and/or uses, as identified through review of reasonably ascertainable standard historical sources. • The physical characteristics of the Project, as identified through review of reasonably ascertainable topographic data, wetlands, soils,geology,and groundwater data. • Current Project conditions (as applicable)as they pertain to the presence or absence of: facility storage tanks, drums, containers (above or below ground), etc.,transformers and other electrical equipment which utilize fluid which may potentially contain PCBs, the use of hazardous materials/chemicals and petroleum products, and/or the generation, treatment, storage, or disposal of hazardous, regulated,or medical wastes. • An evaluation of information contained in programs such as the NPL, SEMS, CERCLIS, SHWS, RCRIS, SWF, LUST, and other governmental information systems within specific search distances of the Project. This evaluation was performed to identify sites that represent a recognized environmental condition. The regulatory agency report provided is based on an evaluation of the data collected and compiled by a contracted data research company. The search is designed to meet the requirements of ASTM Standard Practice E 1527-13.The information provided is assumed to be correct and complete. • Visual observation of the adjacent properties to identify high-risk neighbors and the potential for known or suspected contamination to migrate onto the Project. 2.3 ASTM E1527 NON-SCOPE CONSIDERATIONS At the Client's request,the assessment included a screening approach for the following Non-ASTM Considerations,which are otherwise beyond the Scope of ASTM E1527-13. Page 4%6 of 2461 www.EMGcorp.com p 800.733.0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami, Florida 33139 EMG PROJECT NO 123091.178000-001.135 .:i.:..;,,,,;0,,,,, i e{4 ,, „dam- a; e,•!1 - r..e .', , jy 'a3•x `+ 3V y.tea+ —he 1 Yi~� Yk,:i'otts }a t SATZFs�F :vaf , -,''-''':*:!e5.-.?. .3 '4` gIt r' '.,e'' 7:.'. I. ; ,a '' r ,v" f zF ri, si< "Ak f . . �. teo-o r .w.46:-444.114,1•5....- 4-7.-...,' • STR odaki • 1-- 1 — .4, t •f(.: Asbestos Containing The identification of suspect asbestos containing materials in accessible areas. Sampling of suspect Materials: materials was not performed. Radon Gas: Radon gas propensity, through the review of the USEPA's Map of Radon Zones. Lead Based Paint: The identification of lead-based paint for residential and daycare properties constructed prior to 1978. Lead In Drinking Water: A screening for lead in water, based on information provided by the municipal water provider. Moisture Conditions: The identification of visible moisture conditions and conditions conducive for moisture conditions. In addition, EMG interviewed Project personnel regarding any known or suspected moisture conditions, water intrusion,or mildew like odors. Wetlands: Review of readily available wetlands map data available from the US Fish and Wildlife Service,A site specific wetland delineation is beyond the scope of this assessment. Flood Zone: Review of readily available flood zone map designations available from regulatory agencies, such as the Federal Emergency Management Agency (FEMA). Page 497 of 2461 www.EMGcorp.com p 800 733.0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami, Florida 33139 EMG PROJECT NO: 123091.17R000-001.135 3.0 USER PROVIDED INFORMATION In order to qualify for one of the Landowner Liability Protections (LLPs)offered by the Small Business Liability Relief and Brownfield's Revitalization Act of 2001 (the "Brownfield's Amendments") (if desired), the user must provide certain information (if available)identified in the User Questionnaire to the environmental professional. Failure to provide this information could result in a determination that"all appropriate inquiry" is not complete. Within this Phase I Environmental Site Assessment, EMG's reference to the Client follows the ASTM guide's definition of user,that is,the party that retains EMG for the preparation of a baseline ESA of the Project.A user may include,without limitation, a purchaser, potential tenant,owner,existing or potential mortgagee, lender, or property manager of the Project. 3.1 USER QUESTIONNAIRE EMG submitted the following User Questionnaire to the user pursuant to the responsibilities described in Section 6 of ASTM Standard E 1527-13. All Appropriate Inquires(40 CFR Part 312)requires that these questions be answered by or on behalf of a party seeking to qualify for limited liability protections to CERCLA liability. A completed User Questionnaire was not returned to EMG. The lack of this information represents a data gap. However, based on the other information obtained during the completion of this assessment,the lack of the User Questionnaire does not represent a significant data gap. A copy of the User Questionnaire is included in Appendix D. 3.2 ENVIRONMENTAL LIEN/AUL SEARCH The presence of an Activity and Use Limitation (AUL) at a property is an indication that there may be residual levels of hazardous substances or petroleum products present above unrestricted land use levels. Although Environmental Liens and AULs are often recorded with the property deed at the local land title office, in some cases they are filed in a separate environmental agency database or in project documentation,such as agency closure letters.ASTM E1527-13 does not require the environmental professional to undertake a review of recorded land title records and judicial records for environmental liens and AULs. Such a review is performed at the discretion of the user,based on their need to meet the requirements of 40 CFR 312.20 and 312.25. The user did not engage EMG to review title and judicial records for environmental liens or AULs recorded against the Project. Furthermore,these documents were not provided to EMG for review.The lack of this information represents a data gap. However, based on the other information obtained during the completion of this assessment, the lack of the Environmental AUL/Lien search does not represent a significant data gap. Page 4W3 of 2461 www.EMGcorp.com p 800.733.0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Manna 300 Alton Road Miami,Florida 33139 EMG PROJECT NO. 123091.17R000-001.135 4.0 PHYSICAL SETTING ASTM E1527-13 requires that the current 7 5-minute USGS Topographic Map (or equivalent) showing the area on which the Project is located be reviewed. Additional physical setting sources, such as soil survey maps, groundwater maps and geologic maps may be obtained and reviewed at the discretion of the environmental professional. The purpose of this review is to evaluate whether hazardous substances or petroleum products are likely to migrate to the Project. 4.1 TOPOGRAPHY The most recent version of the USGS Topographic Map available is discussed below. Historical USGS Topographic Maps, if available, are discussed in Section 6. i NF, ice,. `* � s 4yr. .Tt• .. • xC a rs_ , `• c� _ :+ �rb�r? •?Xt�ar`s� s Topographic Map Name: Miami, Florida Topographic Map Year: 2015 7. X�. . Y -. •a,24?,r. n;r1Yrb 4711 7V t'10Fr, 4: r ^,a>- waw Upper Elevation(feet): 5 Lower Elevation (feet): 5 Surface Slope: Relatively flat Slope Direction: Southwest ' - 37, Ff- -•t11r'sf*i�- :� + •a t?9ra „2 rtT Y'=1f'y'i »s:Aa. rr -1.,. _;q� s _-Pr' ' �7,.s. st `�'€•: iyr-. � .t..'-,i.� �,.. w .. ,_:..„, .v,.. ..,.1 5 .5. :.3r,d 't�.•fss. § '_ - T a s #,J '� _ �,i. �_ Slope Direction: Southwest Nearest Surface Water Feature: Meloy Channel Nearest Surface Water Feature Adjacent Distance: Nearest Surface Water Feature Southwest Direction: 4.2 GEOLOGY The generalized geology of the Project area was researched using readily available geologic maps. -'f . --• r8.- ,5 /yZ�rM:' -�' e�hkV•rt,., i..• Source: 1:2,500,000 scale Geology of the Conterminous United States map published by the USGS and dated 1974 Geologic Description: Miami Limestone materials 4.3 HYDROGEOLOGY Groundwater conditions at the Project are estimated based on reasonably available data such as groundwater maps, previous subsurface investigations conducted at, or in the vicinity of the Project, and local conditions. Shallow groundwater flow is generally expected to follow the ground level slope of surface elevations towards the nearest open body of water. Estimated groundwater levels may vary due to seasonal fluctuations in precipitation, local usage demands,geology, underground structures, or dewatering operations. Page 49 of 2461 www EMGcorp.com p 800 733.0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Manna 300 Alton Road Miami, Flonda 33139 EMG PROJECT NO: 123091 17R000-001 135 Source: A previous sub-surface investigation completed at the Project. Estimated Depth to Shallow Less than five feet below ground surface Groundwater: Estimated Direction of Groundwater Varies based on tidal influences Flow: 4.4 SOILS Review of the Natural Resources Conservation Service(NRCS)Web Soil Survey identified the following soil type(s)at the Project: Urban land Not Applicable Not Applicable Not Applicable Page 599 of 2461 www.EMGcorp.com p 800 733 0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Manna 300 Alton Road Miami. Flonda 33139 EMG PROJECT NO 123091.17R000-001.135 5.0 SITE RECONNAISSANCE The objective of the site reconnaissance is to obtain information indicating the likelihood of identifying recognized environmental conditions in connection with the property. In accordance with ASTM E1527-13, EMG attempted to visually observe the periphery of the Project and all structures to the extent not obstructed by obstacles. In addition, EMG attempted to visually observe interior common areas, maintenance and repair areas, and a representative sample of occupant spaces In general, EMG does not look under floors, above ceilings, behind walls, in confined spaces, in transformer vaults,or in other areas not considered to be safe to access. 'WV'•".* • • ¢,r � '� s ' ":•e tea.-..rti yyy�f;l` •G-'' ,"� v-Is s;:� ar �:? .4ci:=sd^•ie AFS .4.rM1U.% .-`_'�=7t.:!1.$il.7stYi-�+n 6—,*At f.r ^ " :►iii �' �_�liavt Date Completed: May 8, 2017 EMG Project Manager: Jay Hutchison Weather Conditions: Sunny Temperature(F): 80s Percent of Units Observed: Entire marina and approximately 35%of Project tenant units Access Limitations: No access limitations were encountered. 5.1 UNITS OBSERVED The units observed at the Project are discussed below. ✓'.Y�1}rqs.:'�-..a_� } .'"� �. :1` �?.,-. ../. .. ,....N otr..•.es�r.�.= row..•#-,.R s�S �7'�rc.��:+.'7':.- 300 Alton Road Miami Beach Marina 400 slip boat marina including 13 diesel and gasoline fuel dispensers, two restaurants, various shops, and offices. 100 Monty's Raw Bar Restaurant 101 Tarpoon Diving Dive shop 104 Market/Deli Grocery store 200 Texas de Brazil Restaurant 303 RCI Group Professional office Page 59 of 2461 www.EMGcorp.com p 800.733.0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Manna 300 Alton Road Miami,Florida 33139 EMG PROJECT NO: 123091.17R000-001.135 N , . fit ............ . ' it , _s aid 1 11110 IP4141k if... t 1 • or ••-•:4 Office area Dining area 111110. 04:1' SII I - WA '1: 7111e ' ,alb to.__. l' - ior Interior walkway Kitchen _ At _ . 'x`' _ i J "A111111k �r 4 .1114„. , __ . 14‘ . Ibt. *-1Z, - azo, Maintenance area Restroom Page 593 of 2461 www.EMGcorp.com p 800.733.0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami,Florida 33139 EMG PROJECT NO: 123091.17R000-001 135 ao 11110•4010a Li W l `_V.,•.- �� J Mil kits'► , •.p. ! 'II � _ .. _. _ _ 6....._ gi. Fuel payment area Outdoor eating area 5.2 PROJECT USE {; - cy '' .4 ,.. +-` �•- "s} :. � . 44.V;-"'4.-:.‘. � y � V 7h —'y .' • yr AI . .,• A .t + ..,. . z - .a ilkf, Yai; ...41.5:. • x} ,.4 ,,-{9f•: .. -�. . _ - . - Cellular Communications Equipment: No Commercial Printing: No Dry Cleaner: No Emergency Generator or Diesel Fire Pump: No Gasoline Station: Yes. Further discussed at end of Section 5.2. Heavy Industrial Use: No Landfill: No Machine Shop: No Military Use: No Oil Well: No Photograph/X-Ray Developing: No Vehicle Repair: No A� .�mo�i� .i•.-.5 ::i�' - - •• r + _ + ' • -fi'l'e' r't_-...µyl .7.+.j. .SS' :„. AgEl� 7 . �;7y+� {�.a _ .+... . .('�Y „4•' • . r t ri 1 y. Y,i .S.' Gas Station Name: Miami Beach Manna Gas Station Owner: MIAMI BEACH MARINA ASSOC LTD Year Opened: 1984 Underground Storage Tanks: Refer to Section 5.3 for further discussion of the underground storage tanks used by the gasoline station. Conclusion: Based on the presence of the current USTs,this Project use represents a significant business environmental risk. Refer to Section 1.1 for further discussion. Page 593 of 2461 www.EMGcorp.com p 800.733.0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami,Florida 33139 EMG PROJECT NO: 123091.17R000-001.135 v — • -- / f— 1.. ' • y• . , . 4 I. AI 111 kir i 1 1111. _.,,L..... .~ / . .. Fuel dispensers High speed fuel dispenser 5.3 HAZARDOUS MATERIALS AND PETROLEUM PRODUCTS Accessible interior and exterior areas of the Project were observed for the presence of hazardous materials and petroleum products. EMG evaluated any observed manways, vent pipes, fill connections, concrete pads, and unknown saw cuts to determine if USTs are present at the Project. or if USTs were historically located at the Project. In addition, the Key Site Manager and other property management personnel were interviewed regarding the presence of USTs at the Project. EMG obsen ed the Project for the presence of potentially PCB-containing equipment such as electrical transformers and hydraulic lifts. Equipment installed after 1979 is unlikely to contain PCBs. EMG observed the Project for visual evidence of petroleum and natural gas pipelines, such as pipeline markers. ,":PQ;.:..c t i .tk - i - 'hs.. .-.ca i.- rt 1+•- 'r t t' s' Ag 4. -. '. =sem • --, s .' .... .',.., • _ ]SJ{-v4..m K.i.i„ r +r. .M•i',ti 11 41.A?'.�i_ .c. Drums and Small Containers: Yes Further discussed below. Underground Storage Tanks(USTs): Yes. Further discussed below Aboveground Storage Tanks(ASTs): Yes. Further discussed below. Oil Cooled Transformers: Yes. Further discussed below. Hydraulic Elevators: Yes. Further discussed below. Hydraulic Lifts: No Other Hydraulic Equipment: Yes. Further discussed below. Petroleum or Natural Gas Pipelines: No ,-,`,...:.i. ;,. • r . ; , : } - d a ,,,,--:.; - fu . r '—',70:-'-44."-;:-711-;-.4, --.. ---1• • ' ti ? . . 4 -,T-.-%...-4.1 -ft !''''s' _- _: • -- Janitorial and maintenance Retail-size containers Janitor closets and other designated No supplies areas Page 5y$ of 2461 www.EMGcorp.com p 800.733 0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Manna 300 Alton Road Miami, Florida 33139 EMG PROJECT NO: 123091.178000-001.135 +•, ' 4 4n y r0 ! •- s x-:4" P,wr�9i * 4-11.t a`""' -++a _'•1 ' ns14.� .'$ ! 1 �- 4 t yr 52 ♦ 1,i <-moi _'t r a' .�`t'''. �' „r y +•7 is 1`-` r{'k .I<t cr t , :tea __ .+ __ . k }'�+�a .� - nv- r �.. .9 'tel� aC. -� _ '"- - f:4 _ Gas/oil mix Two-gallon container Maintenance area No Oxygen Multiple steel cylinders for individual Dive shop No use Swimming pool maintenance Retail-size containers Pool equipment area No chemicals Water treatment chemicals Retail-size containers Near cooling tower No Review of the hazardous materials use and storage at the Project did not identify any recognized environmental conditions or environmental concerns with regards to the materials listed in the table above. i( . • • . . ,. , I r x ter- . -' \\ .3 . a lip . t... i `, . �� ' I 4-' t k , # . , . -11-11 ts'6: ,,,,., • Cleaning supplies Oxygen I ,... itib. . \\ I 41::-' 1 R • fft. vp - r i Paint/maintenance supplies Gas/oil mix Page 59 of 2461 www.EMGcorp.com p 800.733.0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Manna 300 Alton Road Miami, Florida 33139 EMG PROJECT NO. 123091 17R000-001 135 • 41t-- " 1 Water treatment chemicals • 31! Wi'U �.r ry.`.. . 4j. r_ «il t: a�[,,.�eK if �'?moi �� r• t'` 41x>i`i #C s J i ;i Tank#: 1 and 2 Owner: MIAMI BEACH MARINA ASSOC LTD Year Installed: 1984 Contents: Diesel Capacity: 9,450 gallons Location: Central portion of Project, north of main building Tank Construction:•Double-wall fiberglass Piping Construction: Double-wall fiberglass Leak Detection: Continuous electronic sensing,electronic monitor pipe sumps, mechanical line leak detector, automatic tank gauging, groundwater monitoring Registered With State: Yes Recent Inspection Provided: Yes Leaks Reported: No Pollution Liability Insurance: According to the most recent Florida Department of Environmental Protection (FDEP)Storage Tank Facility Annual Compliance Site Inspection Report,dated November 4, 2016, a Certificate of Financial Responsibility is available and current.The facility is insured with ACE through August 6, 2017. State UST Trust Fund Yes Available: Conclusion: Refer to Section 1.1 for further discussion. SL .� r�l - i4,A•.- :.. .. .... .4E+,sib. ...:4.... c'1"t ..1+•. Fw.Y . .. � Tank#: 3 and 4 Owner: MIAMI BEACH MARINA ASSOC LTD Year Installed: 1984 Contents: Gasoline Page 59k of 2461 www.EMGcorp.com p 800.733.0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami. Florida 33139 EMG PROJECT NO: 123091.17R000-001 135 ..r % 1.,:-4- ...n.- yes;, x 1 ,,wft .. -I. .• ^* - . : x.~ta: ery t a ._ .. -...se4. - : `r .._,, .. Capacity: 5,745 gallons Location: Central portion of Project, north of main building Tank Construction: Double-wall fiberglass Piping Construction: Double-wall fiberglass Leak Detection: Continuous electronic sensing, electronic monitor pipe sumps, mechanical line leak detector, automatic tank gauging, groundwater monitoring Registered With State: Yes Recent Inspection Provided: Yes Leaks Reported: No Pollution Liability Insurance: According to the most recent Florida Department of Environmental Protection(FDEP)Storage Tank Facility Annual Compliance Site Inspection Report,dated November 4, 2016, a Certificate of Financial Responsibility is available and current. The facility is insured with ACE through August 6, 2017. State UST Trust Fund Yes Available: Conclusion: Refer to Section 1.1 for further discussion. , e 0 _.,iiivz. . itri . . OIL. r •_.MI __ a \ ".....„...„, - ., . UST field Vent pipes Page 597 of 2461 www.EMGcorp.com p 800.733 0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami, Florida 33139 EMG PROJECT NO 123091 17R000-001 135 1. ,ref . . At f `_ • .4 zt *34:, c�FiliFa •.4111 w Fuel line sumps Veeder Root system Tank#: 1 Owner: Project Year Installed: Unknown Contents: Waste oil Capacity: Approximately 200 gallons Visually Observable: Yes Weep Holes Present: Not Applicable Secondary Containment: Concrete berm Location: South side of main building Tank Construction: Steel Registered With State: Not required Leaks Observed: Yes. Refer to Section 1.1 for further discussion. Leaks Reported by POC: No Conclusion: Staining was observed on within the secondary containment area. Refer to Section 1.1 for further discussion of the staining. Page 5Qg)of 2461 www.EMGcorp.com p 800.733.0660ngg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami. Florida 33139 EMG PROJECT NO: 123091.178000-001.135 •tr mow_ - • . i /' .r • Used oil AST • �_ ;:,� =+ y .. ��.:-�,d J r i w: r .+isi r y '4.ni. _ - "pct. hri!>C.F' $...... ti `.. rL ...};t ?Kc.i.rct•GJ� i-.;,r:� if.�. -.FCis�R+W.i.,. :>?. w'i•s•� t:?::.': <n ::.Y� Type: Pad-mounted Number of Units: Multiple Owner: Utility company Labeled: Not labeled Age: Appears to have been installed after 1979 PCB Status: Unlikely to be PCB-contaminated based on the apparent age of the equipment. Spills or Leaks Observed: No Conclusion: Not Applicable • - . -6. _ RN .. s s}11L: ar' IP • J4. — - • I ` •• ' i.. Electrical transformer(typical) .1' �' 'J a.t .SSTF• '•:3.f4�6.�'.'ai�..�b.�T6(:.?' �.1. w ° -:k M:.i�� Y#-y Number of Elevators: 3 Owner: Property Age: Appears to have been installed after 1979 Page 5(N of 2461 www.EMGcorp.com p 800.733.0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami, Florida 33139 EMG PROJECT NO 123091.17R000-001,135 J •r!;r. r-$i+ f:AeZ44: -'5strlI.i.., i. &it .e7�E(`: -�'' ,. '' ... 6 .� w _ .. PCB Status: Unlikely to be PCB-contaminated based on the apparent age of the equipment. Spills or Leaks Observed: No Conclusion: Based on the information above, the presence of this equipment does not represent a recognized environmental condition. . c Wim ; t1 . .::2. 111101151 0 Elevator equipment 1 - .:.-... - S A51 - e :;wh 147,-"'11. YSMq�WR :st - — i. :76:;y1.0.;11-,1‘.,;;..., :t",.:!;=: pl .-,11 Type of Equipment: Trash compactor Number of Units: 1 Owner: Property Age: Appears to have been installed after 1979 PCB Status: Unlikely to be PCB-contaminated based on the apparent age of the equipment. Spills or Leaks Observed: No Conclusion: Based on the information above,the presence of this equipment does not represent a recognized environmental condition. Page 5g of 2461 www.EMGcorp.com p 800.733 0660 [emgj ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami,Florida 33139 EMG PROJECT NO 123091.17R000-001.135 s4 •,~ IP ':* IA Trash compactor hydraulic equipment 5.4 WASTE GENERATION, STORAGE, AND DISPOSAL Visual observation for the generation, treatment, storage, and disposal of wastes was performed. The areas of waste generation and storage were observed for evidence of current and past releases, Although a waste disposal regulatory compliance audit is beyond the scope of this assessment,general waste disposal procedures were evaluated to determine if any deficiencies exist that are likely to result in a release to the Project. ,.f s ii-4. 4E- i=ll� .i - , =am,,;a 4. ,,"•.�t 1... ',..f .‘•-,,z7,4,,,• v4�f . •Nyyei4.i i.r 1. " lkt Y -lit .. , ! }7MStr....,-,:t.,---_,,,--;,,,:,..‘,... ;S',' : 5 ,, s ,E .moi.. t s' : tl,t JMyNi -4--.:Pi ,„ -".. :- ..;e43 ` K4 *A -: tif,41y •-44.1 ic . 1 ' i .. 4 -F±;::-;":"-'-.-.T'''.- { . ys . 1' ; ts i"},pS# ....4r. !c:. f#a;.''1V Waste Generation: Yes. Further discussed below. Septic Systems: No Sewer Lift Stations: Yes. Further discussed below Grease Traps: Yes. Further discussed below. Oil Water Separators: No Unknown Drums or Containers: No Waste Disposal Ponds or Lagoons: No - . _ moi-, j4 :.;0:9 w �t Stip • • _ y/, �,.*-_. .. . l a - . tip. s.,,!-. ..4 -4 f l y. , :e4 ..,ahESY lu i '1.1:411.,,.:+�is ... • . ..-d.:. : Domestic sewage Sanitary sewer Not applicable No Municipal trash Contracted waste hauler Dumpsters No Cooking grease Contracted waste hauler Grease trap No Used batteries Contracted waste hauler Plastic enclosure No Used oil filters/rags Contracted waste hauler Designated storage area No Page 5p of 2461 www.EMGcorp.com p 800.733 0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Manna 300 Alton Road Miami,Florida 33139 EMG PROJECT NO 123091.17R000-001.135 Review of waste storage and disposal information did not identify any recognized environmental conditions or environmental concerns with regards to the wastes listed in the table above. 4• f) • — ass Dumpsters Trash compactor �• ■ ,01111111 119111 s- 1 - i;. Used battery enclosure Used oil filters i{.i - S ss+��>��i�•S. '�' .s� ',is,;•.>.i�yi„�n. _ .rr O{7t �ly-i rst r�/µ Number of Stations: Seven Location: Marina Reported Condition: Good Observed Condition: Good Conclusion: Based on the information above,the presence of this equipment does not represent a recognized environmental condition. Page 5y of 2461 www.EMGcorp.com p 800-733.0660 Mat ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami, Florida 33139 EMG PROJECT NO 123091.17R000-001.135 1,! vim" S-, ; .ri it 40°°1111 Agio,•001 Holding Tank Pumpout Station y•Y • 'T.! r .K a f/? -n AV •. r --' .:'_,T1--'.*-.'.-ii*: h ,✓ n :r 1� -.4.1 ..= '7•` ' J+trr'•aw _ 1. At. # } ..:t- ` _ . Type: In-ground Wastes: Cooking grease Year Installed: Unknown Currently Active: Yes Reported Condition: Good Observed Condition: Good Location: South of the main building Sanitation Department According to the POC, there are no outstanding violations. Violations: Conclusion: Based on the information above, the presence of the grease traps do not represent a recognized environmental condition. 11 f. - #moi JO ~' Grease traps Page 51?of 2461 ,W EMGcorp.com p 800.733.0664 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami, Florida 33139 EMG PROJECT NO: 123091.17R000-001 135 5.5 SURFACE AREAS The interior and exterior surface areas were observed for environmentally significant features such as wells,sumps, staining, and pits. =f)4 < s.- Fac `•t �f if'. * • • �• t4 • y J-.!'.. ..'�`.Nkff SST''`r:w' 'XS/LW,! e Floor Drains,Sumps and Pits: No Pools of Liquid Waste: No Surface Staining: No Unusual or Noxious Chemical Odors: No Landfilling: No Stressed Vegetation: No Stormwater Retention/Detention Basins: No Domestic Water Wells: No Monitoring Wells:l No Irrigation Wells: No Dry Wells: No 5.6 UTILITIES, HEATING, AND COOLING . + w.v r :• r .t.:,s^ i-t ' FM41N.i - '�Y• y;' .f. � .ti i s}�.. s1 /. 1xSSr s Domestic Water: Public utility-Miami-Dade Utilities Electricity: Public utility-Florida Power and Light(FPL) Natural Gas: Not applicable Domestic Sewer: Public utility-Miami-Dade Utilities : y i — }',: 7. .a _ s s:ranllr. _ = i• .10141.'4217$i x, Type of Heating: Electric units Type of Cooling: Electric units Page 5M of 2461 www EMGcorp.com p 600.733.0660 gmg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Manna 300 Alton Road Miami,Florida 33139 EMG PROJECT NO: 123091.17R000-001.135 IR ..... , . ., ... , , ...... . • ,..., .. — . ‘ 1 -i'---. f , _ , . . 1IIII.F Sji; 411111t eL e lirq Condenser Air handling unit , i-i .4111144 .•.... . ..:4 ,. _ __ _.......,_ , .. . .. ira „ . .. . . _ . . . 1 .. ._ . .. _. •i '•. •e Et. a Cooling tower Rooftop packaged unit Water heater Page 5g of 2461 www.EMGcorp.com p 800.733.0660ng ENVIRONMENTAL SITE ASSESSMENT Miami Beach Manna 300 Alton Road Miami, Florida 33139 EMG PROJECT NO. 123091 17R000-001.135 5.7 ADJACENT PROPERTY USE The adjacent properties were visually observed for evidence of recognized environmental conditions, such as property uses likely to result in a release, and visual evidence of surface migration of releases. The following adjacent properties were identified: ,� � ,ter, 'irri manr% w i;: ., y 't.: s "M" , f a ✓/ v SS Z • r S• Y Wi .b -f•L� ` 3" se 7d.}" .J`f-" f.`+ if/ .� �. .i A'.'�� t� -. r.'Z:" vE x. ' Address Range: 400-450 Alton Road Property Use I Business Name: Condominiums, Biscayne Bay Address Range: 1050 4th Street Property Use I Business Name: South Pointe Elementary { , 6.4 ..'r .s .~ 'M T' ..::�5 a-� - . ., '� .�Y; ,ry. ; �3.. C .�` ;� •'� ��' ?g4dt3�. �{ ; .:6.��a 't }. { �?.;I/Lke, is-. $' ��. .�.i•Q. _�. Address Range: 90-200 Alton Road, 1000 South Pointe Drive Property Use I Business Name: Condominiums, Biscayne Bay ? '?y",`�.•. 3v♦ ...r dt;Se . ..r�1' . �.y fix.�v Lt, t -TI:',,-,-., yx A .' . r r• ,� { y�L<r�hi71:—i .{ rl• ircrim Address Range: Not Applicable Property Use I Business Name: Biscayne Bay �{y �"�.'..s 4 f✓s }s f �.+i0ft.. r ti�b�y,� F.r� r'C'*u ��.* w�... �y y{�._ A�Ji".3`f '-r4' j� t`- tY .44 � },.te Ste/ ti Tks xt•It .i71'r 1iNZWI r ,It i..'rrS.4. •>M'.F 11i = .!.5.�.. • 441.. ../'. 4i.a..-3..)-A.-(J6 1kt.:'l %-i. ' . _iit: •- yR ..f} .. HSS s .N ••.;' Environmentally Suspect Uses: No environmentally suspect uses, such as gasoline stations or dry cleaners, were identified Visual Evidence of a Release: No visual evidence of a release, such as staining or monitoring wells,was observed- Releases Reported: No releases were reported on the regulatory database review(Section 7.1)for the adjacent properties. Conclusion: Based on the information above, no recognized environmental conditions or environmental concerns were identified. . ,., , . _ . , s,• .,... • .:,. .,,:: .,.,41,4•._ ..., ,. ...,, ._._,...,...A, ,.,.. ...,., .....,;.....: .t. „lel: _;=-4-, •./it.tk ti:' ---, i r _ - 1 _ _ r Adjacent north-condominiums Adjacent north- Biscayne Bay and MacArthur Causeway Page 54p of 2461 w EMGcorp.com p 800 733 0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Manna 300 Alton Road Miami,Florida 33139 EMG PROJECT NO: 123091.178000-001.135 ., ,,,.✓sF �:,. • • -�s • — y . Adjacent east-South Beach Elementary Adjacent south -condominiums •Adjacent west-Biscayne Bay 5.8 INTERVIEWS 5.8. 1 KEY SITE MANAGER EMG attempted to interview the Key Site Manager as part of this assessment- In addition, a Questionnaire was provided to the Key Site Manager to assist EMG in determining if recognized environmental conditions exist at the Project.A copy of the Key Site Manager Questionnaire is included in Appendix D. 11II • . - -. :+; . i � L •• gin• c r •�._.�3' iA .�,.�_ "« .^ - _•<---r �-. y . y X�• ��,y �` ;yi� .S�d' _.j�i YrifM1.= � btl .�.a '�' ': ,i =, s. k, - <••' Robert Chnstoph Owner(Project is leased from 26 305 672.5588 City of Miami) Refer to Section 1.1 for further discussion of the historic uses of the Project, identified by the Key Site Manager Questionnaire. A copy of the Key Site Manager Questionnaire is included in Appendix D. Page of 2461 www.EMGcorp.com p 800 733 0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami, Florida 33139 EMG PROJECT NO 123091.17R000-001.135 5.8.2 CURRENT OCCUPANTS EMG made a reasonable attempt to interview all major occupants and also those other occupants whose operations are likely to indicate a recognized environmental condition. No occupants of the Project were available or would agree to an interview. The lack of occupant interviews represents a data gap. However, based on the conditions observed in the accessed areas, discussions with the site contact, and review of other available information, the lack of this information does not represent a significant data gap. 5.8.3 CURRENT OWNER EMG submitted an Owner Questionnaire to the client in an effort to identify the owner of the Project who could be interviewed to provide information regarding proceedings involving the Project. A completed Owner Questionnaire was not returned to EMG. The lack of this information represents a data gap. However, based on the other information obtained during the completion of this assessment,the lack of the Owner Questionnaire does not represent a significant data gap.A copy of the Owner Questionnaire is included in Appendix D. 5.8.4 PAST OWNERS AND OCCUPANTS No past owners of the Project,who likely would have material information regarding recognized environmental conditions at the Project, were identified. 5.8.5 NEARBY OWNERS AND OCCUPANTS The Project was not an abandoned property with evidence of unauthorized uses or uncontrolled access; therefore, interviews were not conducted with adjacent or nearby property owners or occupants. Page 546i of 2461 www.EMGcorp.com p 800.733.0660fag ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami.Florida 33139 EMG PROJECT NO 123091.17R000-001.135 6.0 HISTORICAL USE INFORMATION The purpose of the historical review is to determine the previous uses of the Project and surrounding area in order to identify the likelihood of past uses having led to a recognized environmental condition. Historical sources that are both reasonably ascertainable, and likely to be useful are reviewed in an attempt to document the historical use of the Project and surrounding areas dating back to 1940,or the first developed use,whichever is earlier. Copies of representative historical maps/aerial photographs are included in Appendix C. Other historical documentation, such as City Directory abstracts, copies of building department records, and ownership records are included in Appendix F,when available. The following standard historical sources were researched: . • _Y ,� Y y .C,Y :;.,'''' t7Vw� 'r 6 --may:. ,,:'4s't- ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami, Florida 33139 EMG PROJECT NO: 123091.17R000-001.135 >Tp�h • •Aro� w � � -A.5 -' 'l ir; ts mste�• • • .2 / . 41144K.V. *1Xy.:.. • • • .•'R...ax'tl.- f-.i i.'b .. Y 1947-1951 Oil company facilities Sun Oil Company(1947-1951)and Yes. Refer to Section 1.1 Seaboard Oil Company(1947) for further discussion. 1972-1978 City of Miami Beach Park Department City of Miami Beach No 1985-Current Marina Miami Beach Marina and various retail, Yes. Refer to Section 1.1 restaurant,and professional office for further discussion. tenants 46 S+ X0 ib 4eass�»t - -�oF R� li�s#r+r % X AF' F r F .. 'Ib ... '�� - ' - • "it•.`.w.✓<5� �=�Sb•{$'y , a 40•44.41,57"W---- I •'. • ,fi.".a` Y e".--A Y,. u 1i •vSw' Unknown MIAMI BEACH REDEVELOPMENT AG Yes. Refer to Section 1.1 for further discussion. 6.2 OFF-SITE HISTORICAL USE Based on review of the historical resources identified in Section 6.0, the following chronological history was developed for the adjacent properties. s S > ''V .: •.‘. .4 • ?.""rtr ��tt�� 1, :5:05 ,16. 4 . .',7rz•.....drTJ�. '1..G�c - Yi.? a .-t c ry � r 4.yi 4„. 7 "h� $ . ep » • •, •'..` .+atevr- - Prior to 1921 No historical data available. No 1921 Undeveloped land No 1947- 1978 Industrial No 1986-1999 Parking lot No 2007-Current Condominiums No Prior to 1921 No historical data available. No 1921 Undeveloped land No 1947-1986 School and residential No 1995-Current School No r jr ;"ti,M r ` �s .rts • r r +fir=_ tir • Prior to 1921 No historical data available. No 1921 - 1951 Naturally vegetated and industrial(oil refinery) No 1961 -1972 Industrial (oil refinery no longer present) No 1978 Residential and industrial No 1986-Current Residential No eS{ u `'.,ry.aA G4 s 9- t-a•�+ { ¢ ' t r i9or M`;'S iC. 4„ � Page 538 of 2461 www.EMGcorp.com p 800.733.0660 jj) ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami, Florida 33139 EMG PROJECT NO: 123091.17R000-001.135 ANIUMMIMINIONAMP 4.v. T --ir` f�.r-V n.•.s .-..r...- 1 7'F ��.M.b.K. •:'s;t4!'�RR7•S"= -rd+�— _ -r'r'S S�- ." -fh {{r� .sem�� r at r. s� w t. - h , y ,�:: •.r-; v?! iFcY. .P.F.4 1f-p• .":v;r'k:°... ^.:' ,.. ..5- wn.,rAQI:'. 1 - z =a` _. -r f.•i•w •,' .r.A ',:,c� .t Y Prior to 1921 No historical data available. No 1921 -Current Biscayne Bay No Review of the historical adjacent property uses did riot identify visible evidence of a release. Furthermore, no releases were identified at the adjacent properties based on review of the regulatory database report(Section 7.1.2). Therefore, the historical adjacent property uses do not represent a recognized environmental condition. 6.3 HISTORICAL ENVIRONMENTAL DOCUMENTATION In accordance with ASTM E1527-13, EMG requested that the user provide copies of previous environmental assessments for review. Furthermore, EMG may have obtained prior environmental assessments and regulatory records from local, state, and federal regulatory agencies. The purpose of reviewing prior environmental assessments is to determine if any recognized environmental conditions have previously been identified. Documentation provided to EMG which is unrelated to the completion of this report may not be reviewed. • ♦`" - •! - _ � �- Kms" �•'1 • yI3:. . .f -. - .'.. • • Discharge Reporting Florida Department of January 27, 1988 Regulatory agency Appended Yes. Further Form Environmental Protection discussed below. (FDEP) Contamination Groundwater Technology May 28, 1991 Regulatory agency Appended Yes. Further Assessment Report (GT) discussed below. Groundwater Monitoring Universal Engineering July 30, 2002 Regulatory agency Appended Yes. Further Report Sciences(UES) discussed below. Site Rehabilitation FDEP October 14, 2002 Regulatory agency Appended Yes. Further Completion Order discussed below Phase I Environmental The Phoenix October 12, 2011 Site contact Appended Yes. Further Site Assessment Environmental Group, discussed below. Inc. (Phoenix) Historical Underground Storaae Tanks According to UES,the Project was formerly occupied with a bus yard, transit authority facility,and an oil refinery from the 1940s through the 1970s. Underground storage tanks associated with the former Miami Dade Bus Yard and Metropolitan Dade County Transit Authority were historically located at the Project. According to UES,the USTs were removed from the Project during the late 1990s and 2001. According to a Discharge Reporting Form dated January 27, 1988, a release was reported following the discovery of a pipe leak. According to a May 28, 1991 Contamination Assessment Report (CAR), prepared by GT, approximately 2,114 gallons of free product was recovered from February 1988 through October 1988. In addition, approximately 60 cubic excessively contaminated soils were removed from the Project. Subsequently, 14 monitoring wells were installed throughout the Project in order to determine the extent of the contamination plume. According to GTI, the contamination plume consisted of an area encompassing 28,800 square feet surrounding the tank field. On January 17, 2002, UES collected groundwater samples from six existing monitoring wells(MW-1(R), MW-2,MW-4, MW-1B, MW-3B, and MW 5B) at the Project. The groundwater samples were submitted for laboratory analyses by EPA Method 610 (for polynuclear aromatic hydrocarbons), EPA Method 1660.1 (total dissolved solids), and the Florida Petroleum Residual Organics (FL-PRO) Method. No petroleum constituents were reported above groundwater cleanup target levels. "Moderate exceedances" of total dissolved solids Page of 2461 www.EMGcorp.com p 800.733.0660ng ENVIRONMENTAL SITE ASSESSMENT Miami Beach Manna 300 Alton Road Miami,Florida 33139 EMG PROJECT NO: 123091.17R000-001.135 (TDS)which exceeded secondary drinking water standards were reported by UES;however,subsequent sampling events have indicated a significant reduction of the concentration of TDS." Based on the groundwater sampling sampling results, and the "concentration reduction rate" of the TDS groundwater samples, UES indicated that further groundwater monitoring sampling appeared"unwarranted". Subsequently, the Florida Department of Environmental Protection (FDEP) awarded the Project a Site Rehabilitation Completion Order (SRCO)regarding releases dated November 18, 1994 and January 9, 2001, indicated no further action is warranted. The previous Phase I Environmental Site Assessment, prepared by Phoenix and dated October 12, 2011, noted the previous 1988 release and subsequent SRCO. Furthermore, Phoenix indicated, "Based on information obtained during the site reconnaissance, agency records review, and historical aerial photograph review, the potential for on-site recognized environmental conditions appears low." Refer to Section 1.1 for further discussion. Page 5? of 2461 www EMGcorp.com p 800.733.0660 [eIflgJ ENVIRONMENTAL SITE ASSESSMENT Miami Beach Manna 300 Alton Road Miami,Florida 33139 EMG PROJECT NO 123091.17R000-001 135 7.0 ENVIRONMENTAL RECORDS REVIEW The purpose of the records review is to obtain and review records that will help identify recognized environmental conditions. ASTM E1527-13 requires the review of reasonably ascertainable records from standard sources as defined in Section 8.2.1 of ASTM E1527-13. Additional records sources, such as local fire department records, local building department records, and local environmental health department records may be obtained and reviewed at the discretion of the environmental professional. The availability of record information varies widely, depending on the source. Reasonably ascertainable records are those records that are publicly available, obtainable within reasonable time and cost constraints, and practically reviewable. In addition, the records must be provided by the agency within 20 calendar days of receiving a request,at no more than a nominal cost intended to cover the source's cost of retrieving and duplicating the information. 7. 1 REGULATORY DATABASE REVIEW EMG obtained a regulatory database report from a commercial database provider in an effort to determine if the Project is a listed regulatory site and whether there are any mappable regulatory database sites within the search distances specified by ASTM El 527-13. EMG attempted to field-verify the locations of the identified regulatory sites, as well as confirm distances and locations relative to the Project using available mapping software. Therefore,the distances and/or directions noted in this section may not match the Database Report. In addition, EMG reviewed the unmappable sites in the database report, cross-referencing addresses and site names. In accordance with ASTM E1527-13, regulatory files and/or records associated with standard environmental record sources may be obtained and reviewed when the files and/or records are reasonably ascertainable, the files/records are expected to contain significant information for the purpose of identifying recognized environmental conditions, and an alternative source of the information is not available. Furthermore, review of regulatory files and/or records may be limited by the scope of work. Unless otherwise noted in Section 1.1, further review of regulatory agency files and/or records is not considered to be warranted based on the general nature of the regulatory database listing, the level of detail provided in the regulatory database, the availability of information from alternative sources, and/or the low likelihood that the agency files and/or records will contain information indicating the presence of a recognized environmental condition. A copy of the full regulatory database report is included in Appendix H. Regulatory Report Summary 5 74.51110.07: s.,et ec.;T:ki , ,spa _,a"=„"aaw wr. '- , 1' u .fiY rna rr +.�#.4li .'44� •d"..6+ �,att ..' Jdh 44,-41 ' 4.ir^..V4ii M ta.014i6*a�?;if: CERCLIS 0.5 0 0 0 1 - 1 CERCLIS NFRAP 0.5 0 0 0 1 - 1 DEL CONTAM SITE 0.5 0 1 2 4 - 7 FINDS/FRS 0.125 0 4 - - - 4 INST CONTROL 0.5 0 0 1 0 - 1 MIAMI MOP 0.125 1 1 - - - 2 ALT FUELS 0.25 1 0 0 - - 1 AST 0.25 0 0 1 - - 1 MIAMI WASTE GEN 0.125 0 2 - - - 2 RCRA CESQG 0.25 0 2 2 - - 4 RCRA NON GEN 0.25 0 1 4 - - 5 Page 533 of 2461 EMGcorp.com p 800.733.0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami, Florida 33139 EMG PROJECT NO: 123091 17R000-001.135 iq,}P�., , )• '2 :ie t., iw .]G�Z�i a 0t,i,,, ..il x .-,fes- - 4 _ i • 45 ii -,.fi .. '. RCRA SQG 0.25 0 1 0 - - 1 BROWNFIELD 0.5 0 0 1 0 - 1 AREA DELISTED 0.25 0 3 2 - - 5 COUNTY t DWM CONTAM 0.5 0 0 4 7 - 11 ENG CONTROLS 0.5 0 0 1 0 1 ERNS 0.125 26 7 - - - 33 FINDS/FRS 0.125 0 9 9 LUST/LAST 0.5 1 10 7 29 - 47 MIAMI AP 0.125 0 1 - - - 1 MIAMI CONT 0.5 0 0 7 8 - 15 MIAMI ENFORCE 0.125 3 11 - - - 14 MIAMI GREASE 0.125 3 17 - - - 20 MIAMI MOP 0.125 1 3 - - - 4 MIAMI TANKS 0.25 0 17 20 - - 37 MIAMI WASTE GEN 0.125 0 7 - - 7 PCB 0.5 0 0 0 1 - 1 RCRA SQG 0.25 0 1 1 - - 2 SEMS ARCHIVE 0.5 0 0 0 1 - 1 SPILLS 0.125 11 1 - - - 12 STCS 0.5 1 11 12 49 - 73 UST 0.25 0 1 2 - - 3 7.1 .1 PROJECT REGULATORY DATABASE REVIEW -r--'-'2:!77:77- 1*- _, .,4,f71, " -`ryY' 777 ,.Lly `7.7 ,.,P : Si . .�� '�`4 .. .# x 3` . j 7:-..t".-� • l: I. '4 s .:'''.`7, •'':',,.7'..1::-.a.-, �c :4 y _ T_ fix, s4,t,�� i ., 'Y t# ..tet- -".�` *t_r. f2 Et- s � _- .'':.•. ..... __ 7 •. � .ia fib ,•, [.�F.tiMC+.�1[St�A-Ll�—�_ irv,r _ _ ,--_, •:...-,.-.. ...., Miami Beach Manna 300 Alton Road SPILLS, LUST,STCS, ALT FUELS, MIAMI ENFORCE, ERNS Miami Beach Marina 344 Alton Road MIAMI TANKS, UST. STCS Mony's Sunset, LLC/EC Investments, 300 Alton Road MIAMI GREASE LLC/Texas de Brazil(South Beach) Corp Club Nautico of Miami Beach 300 Alton Road MIAMI MOP Underground Storage Tank(UST) The UST database is a listing of facilities that are required to register their USTs for tracking purposes and are not necessarily sites with a release to the environment. Page 5?9 of 2461 www.EMGcorp.com p B00733 0660 erng ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami,Florida 33139 EMG PROJECT NO: 123091.17R000-001.135 Undergr end amiss Tin Registered Owner Construction Details Status Size(gal) Contents Year Year Installed Removed MIAMI BEACH MARINA Double Wall Fiberglass In service 9,450 Diesel 1984 NA ASSOC LTD MIAMI BEACH MARINA Double Wall Fiberglass In service 9,450 Diesel 1984 NA ASSOC LTD MIAMI BEACH MARINA Double Wall Fiberglass In service 5,745 Gasoline 1984 NA ASSOC LTD MIAMI BEACH MARINA Double Wall Fiberglass In service 5,745 Gasoline 1984 NA ASSOC LTD NA-Not Applicable The STCS database cross references the current USTs. In addition,the STCS database references four USTs which are listed as having been removed from the site on an unknown date. The removed USTs include one 4,000-gallon gasoline UST, two 2,000-gallon diesel USTs, and one 1,000-gallon UST of which the contents are unknown. Refer to Section 1.1 for further discussion of the former USTs at the Project. Leaking Underground Storage Tank ILUST) The LUST database contains an inventory of reported leaking underground storage tank incidents. The following LUST incident was reported for the Project. to li UndMproUnd moray Toed(Repots Owner Status Status Material Date Media Impacted Other Details Date Released Reported No Further Action(NFA), Site Soil, Rehabilitation December Leaded January groundwater, Refer to Sections 1.1 and 6.3 Miami Beach Marina Completion l 3,2008 gasoline 27, 1988 g for further discussion. surface water Order (SRCO) issued NR-Not Reported Miami Tanks • The MIAMI TANKS database indicates the permit is no longer needed or the facility is closed. Refer to Section 1.1 for discussion of the historical USTs at the Project. Miami Enforce Page 575 of 2461 www.EMGcorp.com p 800.733.0660 ging ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami,Florida 33139 EMG PROJECT NO: 123091.17R000-001.135 • The MIAMI ENFORCE database is a listing of enforcement cases supervised by the Department of Environmental Resources Management in Miami-Dade County and appears to cross-reference the release pertaining to the former USTs. The Project is listed three times on the MIAMI ENFORCE database. Ail three listings are shown as closed. Refer to Section 1.1 for further discussion of the historical USTs at the Project. ALT FUELS The ALT FUELS database is a list of alternative fueling stations made available by the US Department of Energy's Office of Energy Efficiency & Renewable Energy. The listing includes biodiesel stations, ethanol (E85) stations, liquefied petroleum gas (propane) stations, ethanol (E85) stations, natural gas stations, hydrogen stations, and electric vehicle supply equipment(EVSE). • The fuel type on the ALT FUELS database for the Project is listed as electric. No other pertinent information is included. The information provided is not indicative of a recognized environmental condition and no further action or investigation is recommended. ERNS The ERNS database includes listings of oil and hazardous substances spill reports controlled by the National Response Center. The primary function of the National Response Center is to serve as the sole national point of contact for reporting oil,chemical, radiological, biological, and etiological discharges into the environment anywhere in the United States and its territories. This database is made available by the United States Environmental Protection Agency(EPA). • The Project is listed on the ERNS database 26 times. Based on the relatively small amounts of material released, and lack of subsurface impacts, the ERNS listings do not appear to represent a recognized environmental condition with respect to the Project. Furthermore,the ERNS listings do not appear on any other databases that would indicate further remediation was required beyond the initial response. The information provided is not indicative of a recognized environmental condition and no further action or investigation is recommended. SPILLS The SPILLS database is a statewide listing of oil and hazardous materials spills and incidents recorded by the Florida Department of Environmental Protection (FDEP). • The Project is listed on the SPILLS database 11 times. Based on the relatively small amounts of material released, and lack of subsurface impacts, the SPILLS listings do not appear to be a recognized environmental condition with respect to the Project. Furthermore, the SPILLS listings do not appear on any other databases that would indicate further remediation was required beyond the initial response. The information provided is not indicative of a recognized environmental condition and no further action or investigation is recommended. Miami Grease The MIAMI GREASE database includes any non-residential facilities that prepare or process food, discharge or have the potential to discharge oil and grease to the public sanitary sewer system, require a Grease Discharge Operating (GDO) Permit. These permits are granted by the Division of Environmental Resources Management (DERM)of Miami-Dade's Department of Regulatory and Economic Resources. • The MIAMI GREASE database indicates three permits have been issued for the Project. No additional pertinent information is provided. Page 530 of 2461 www,EMGcorp.com p 800.733.0660 Mat ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami,Florida 33139 EMG PROJECT NO: 123091.17R000-001.135 The information provided is not indicative of a recognized environmental condition and no further action or investigation is recommended. Miami MOP The MIAMI MOP database pertains to Miami-Dade County Ordinance 89-104 and Section 24-18 of the Code of Miami-Dade County require the following types of marine facilities to obtain annual operating permits from the Miami-Dade County Department of Environment Resources Management: recreational boat docking facilities with 10 or more boat slips, moorings,davit spaces, and vessel tie-up spaces; boat storage facilities contiguous to tidal waters in Miami-Dade County with 10 or more dry storage spaces (including boatyards and boat manufacturing facilities): and commercial boat docking facilities, regardless of the number of slips - this includes the Port of Miami, Terminal Island and shipping terminals on the Miami River. Miami-Dade County is governed by the Public Records Act Chapter 119, Florida Statutes. These records made available by the Regulatory and Economic Resources Department. No other pertinent information is listed in the MIAMI MOP database. The information provided is not indicative of a recognized environmental condition and no further action or investigation is recommended. 7. 1 .2 OFF-SITE REGULATORY DATABASE REVIEW Regulatory database listings which have a reasonable potential to impact the Project are discussed below. This determination is based on, but not limited to, factors such as the topographic gradient in relation to the Project, the estimated groundwater flow direction in the vicinity of the Project, the distance between the listed site and the Project,the type of site or materials involved, and/or whether a release to the environment is known or likely to have occurred. _ _ 3;a4,1 ��, N•Y�r� ,�-a,ri .�.. 3=- _ _, r'.'Jt` .a.�'r_--g X. a�-t-� .—_ a, ._. .� •-�.'. •..-i. .. �. 'Ti ll {K.,-. Facility Address: 400 Alton Road Databases: MIAMI ENFORCE, MIAMI GREASE, MIAMI TANKS Distance: Adjacent Direction: North Estimated Groundwater Flow: Varies due to tidal influences Relationship to Project: Varies Release Reported: No Summary of Other Available Not Applicable Documentation: Conclusion: Based on the lack of a reported release, it is unlikely that this facility has impacted the Project. Therefore,this facility does not represent a recognized environmental condition. Vapor Migration Concern: No fid. _ �` , -.! ..y Facility Address: 200 Alton Road Databases: MIAMI ENFORCE Distance: Adjacent Direction: South Page 53of 2461 www.EMGcorp,com p 800.733.0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Manna 300 Alton Road Miami. Florida 33139 EMG PROJECT NO: 123091.178000-001.135 Estimated Groundwater Flow: Vanes due to tidal influences Relationship to Project: Varies Release Reported: No Summary of Other Available Not Applicable Documentation: Conclusion: Based on the lack of a reported release, it is unlikely that this facility has impacted the Project. Therefore, this facility does not represent a recognized environmental condition. Vapor Migration Concern: No _ .fy AT '� 5 t A Vc _ Yr, Fi# 2Y. �, • rYr1. Facility Address: 90 Alton Road Databases: MIAMI TANKS, STCS Distance: Adjacent Direction: South Estimated Groundwater Flow: Varies due to tidal influences Relationship to Project: Vanes Release Reported: No Summary of Other Available Not Applicable Documentation: Conclusion: Based on the lack of a reported release, it is unlikely that this facility has impacted the Project.Therefore,this facility does not represent a recognized environmental condition. Vapor Migration Concern: No :'.±IM. - :Y_arc_r.,..A i✓.ti:--3sYv ,_..�'. TIF—r � Facility Address: 100-200 Blocks Alton Road Databases: LUST, STCS Distance: Adjacent Direction: East Estimated Groundwater Flow: Varies due to tidal influences Relationship to Project: Varies Release Reported: Yes Release Date: November 18, 1994 Contaminant(s)of Concern: Not reported Media Impacted: Not reported Regulatory Status of Release: Cleanup not required Regulatory Status Date: November 12, 1997 Summary of Other Available Based on an SRCO letter dated November 12, 1997, no further action is required Documentation: regarding the above-referenced release. Page 54 of 2461 www.EMGcorp.com p 800.733.0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami,Florida 33139 EMG PROJECT NO: 123091.17R000-001 135 Conclusion: Based on the current regulatory status, it is unlikely that this facility has impacted the Project. Therefore, this facility does not represent a recognized environmental condition. Vapor Migration Concern: Unlikely Y ;,:�xxi<e2aSYs► €ray �z+ ice: `. Facility Address: 90 Alton Road Databases: ERNS Distance: Adjacent Direction: East Estimated Groundwater Flow:,Varies due to tidal influences Relationship to Project: Varies Release Reported: Yes Release Date: January 13,2003 Contaminant(s)of Concern: Oil/diesel Media Impacted: Surface water Regulatory Status of Release: Not reported Regulatory Status Date: January 13,2003 Summary of Other Available The ERNS database indicates a caller reported a sheen in the water from an unknown Documentation: source. Conclusion: Based on the likelihood that any necessary cleanup was performed by emergency response personnel and the fact that there are no other database listings pertaining to the ERNS database for the site, it is unlikely that this facility has impacted the Project. Therefore,this facility does not represent a recognized environmental condition. Vapor Migration Concern: Unlikely T K. n. iA i::4 w .,w _r JY�' 'S.>..'W.v4£ I ...�.P. tiMRa..�Al + Facility Address: 500-540 Alton Road Databases: LUST, STCS, RCRA-CESQG Distance: Adjacent Direction: East Estimated Groundwater Flow: Varies due to tidal influences Relationship to Project: Varies Release Reported: Yes Release Date: December 28, 1992 Contaminant(s)of Concern: Diesel Media Impacted: Soil and groundwater Regulatory Status of Release: No further action Regulatory Status Date: November 20, 1997 Page 53of 2461 www EMGcorp.com p 800.733.0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami,Florida 33139 EMG PROJECT NO: 123091.17R000-001.135 Summary of Other Available Not Applicable Documentation: Conclusion: Based on the current regulatory status and distance, it is unlikely that this facility has impacted the Project. Therefore,this facility does not represent a recognized environmental condition. Vapor Migration Concern: Unlikely tsa+ _ - " - �l+N� 'aa: s - �F;dr4tillsa Y °' `- - • vx' - K. ++` Facility Address: 123 Alton Road Databases: LUST, DEL CONTAM SITE, STCS, MIAMI ENFORCE, MIAMI TANKS Distance: Approximately 360 feet Direction: Southeast Estimated Groundwater Flow: Varies due to tidal influences Relationship to Project: Varies Release Reported: Yes Release Date: May 29, 1987 and October 29, 1992 Contaminant(s)of Concern: Not reported Media Impacted: Not reported Regulatory Status of Release: Cleanup not required Regulatory Status Date: June 15, 2010 Summary of Other Available Not Applicable Documentation: Conclusion: Based on the current regulatory status and distance from the Project, it is unlikely that this facility has impacted the Project.Therefore, this facility does not represent a recognized environmental condition. Vapor Migration Concern: Unlikely �: y ,,.w �.str ate" •hr1 '� : s y 4C 1i y r Aja,-V.-411E:04:4W3ifilivIPar!-1E Facility Address: 131 Alton Road Databases: LUST, FINDS, MIAMI WASTE GEN, RCRA-CESQG, RCRA-NON GEN, STCS, MIAMI TANKS Distance: Approximately 360 feet Direction: East Estimated Groundwater Flow: Varies due to tidal influences Relationship to Project: Varies Release Reported: Yes Release Date: February 6, 1992 Contaminant(s) of Concern: Petroleum hydrocarbons Media Impacted: Not reported Regulatory Status of Release: No further action Page 5Z)of 2461 www.EMGcorp.com p 800.733.0660 ��g ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami,Florida 33139 EMG PROJECT NO: 123091.17R000-001.135 Regulatory Status Date: August 14, 1992 Summary of Other Available Not Applicable Documentation: Conclusion: Based on the current regulatory status and distance from the Project, it is unlikely that this facility has impacted the Project. Therefore,this facility does not represent a recognized environmental condition. Vapor Migration Concern: Unlikely ;::4 J .• . � � {- ice'; 4 J "•� . +e:: Facility Address: 1130 5th Street Databases: LUST, STCS, MIAMI TANKS, MIAMI ENFORCE Distance: Approximately 400 feet Direction: East Estimated Groundwater Flow: Varies due to tidal influences Relationship to Project: Vanes Release Reported: Yes Release Date: August 18, 1988 Contaminant(s)of Concern: Petroleum hydrocarbons Media Impacted: Not reported Regulatory Status of Release: No further action Regulatory Status Date: April 12, 1995 Summary of Other Available Not Applicable Documentation: Conclusion: Based on the current regulatory status and distance from the Project, it is unlikely that this facility has impacted the Project.Therefore, this facility does not represent a recognized environmental condition. Vapor Migration Concern: Unlikely { •:4? -r ` ' 1 '. .>; :.�Sw�--. .;S.+Yc'.: •Yii.*-£° �:irlib:�t�. ��_s Facility Address: 1145 5th Street Databases: LUST, STCS, MIAMI TANKS, DEL CONTAM SITE Distance: Approximately 490 feet Direction: East Estimated Groundwater Flow: Varies due to tidal influences Relationship to Project: Varies Release Reported: Yes Release Date: October 14, 1997 and February 2, 2001 Contaminant(s)of Concern: Gasoline and diesel Media Impacted: Not reported Regulatory Status of Release: No further action and no further action with conditions, respectively Page 5V of 2461 www.EMGcorp.com p 800.733.0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami, Florida 33139 EMG PROJECT NO: 123091.17R000-001.135 Regulatory Status Date: September 10, 1999 and March 14, 2012, respectively Summary of Other Available Not Applicable Documentation: Conclusion: Based on the current regulatory status and distance from the Project, it is unlikely that this facility has impacted the Project.Therefore,this facility does not represent a recognized environmental condition. Vapor Migration Concern: Unlikely fro fy:r-ems mo.`s.. • ;;-r � . 34 4'RI iV. �r. 11. ; i"f dr4GgS• � 4 ; ; Facility Address: 100 MacArthur Causeway Databases: CERCLIS, CERCLIS NFRAP,SEMS ARCHIVE, DWM CONTAM, LUST, STCS Distance: Approximately 950 feet Direction: West Estimated Groundwater Flow: Vanes due to tidal influences Relationship to Project: Varies Release Reported: Yes Release Date: February 12, 1998 (CERCLIS),October 24, 1990 and May 20, 1990 (LUST) Contaminant(s)of Concern: Petroleum hydrocarbons(LUST) Media Impacted: Not reported Regulatory Status of Release: No further action and "remedial action ongoing" Regulatory Status Date: Multiple Summary of Other Available According to information in the CERCLIS database,the site does not qualify for the Documentation: National Priorities List(NPL)based on existing information. Conclusion: Based on the current regulatory status and distance from the Project, it is unlikely that this facility has impacted the Project. Therefore, this facility does not represent a recognized environmental condition. Vapor Migration Concern: Unlikely 7. 1 .3 VAPOR MIGRATION Indoor air quality concerns are generally excluded from the scope of ASTM E1527-13 and this assessment. However, the migration of vapors caused by a release of hazardous substances or petroleum products to the environment can represent a recognized environmental condition in certain conditions. For the purposes of this assessment,the potential for migrating vapors to represent a recognized environmental condition was evaluated using a limited screening method based on technical guidance documents from the US EPA and ASTM E2600-15 Standard Guide for Vapor Encroachment Screening on Property Involved in Real Estate Transactions. In addition, screening tools created by regulatory agencies may be used to evaluate the significance of a release with respect to the vapor migration and/or vapor intrusion potential. EMG's vapor migration screening is not a human health risk assessment and is not intended to comply with regulatory requirements that might exist for the evaluation of vapor migration. Based on the review of regulatory database records in Section 7.1.1 and 7.1.2, no vapor migration concerns were identified. Page 53 of 2461 www.EMGcorp.com p 800.733.0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami,Florida 33139 EMG PROJECT NO 123091,17R000-001.135 7.2 LOCAL AGENCY RECORDS The following additional environmental records were reviewed to supplement the standard environmental record sources discussed in Sections 7.1.1 and 7.1.2. Reasonably ascertainable records for the Project may be reviewed for evidence of recognized environmental conditions and other environmental concerns such as underground storage tanks, significant hazardous materials use, the presence of septic systems, and/ or the presence of wells. In the case of pending requests, upon receipt and review any significant information not identified through other sources will be provided to the Client. }{ - + " • ii">� j ' a c+' 01F"b r ; y �.. F; ta. .�.f rt.�. S• _.z�I ...h. � �•L1F.F ._.4- ..t�HA - rI .--r`-:V"n.c �� f�Sf r.^E!`�!?a • Name of Agency: Miami Beach Building Department Contact Name/Telephone: Not applicable Review Method: Review of online records. Records Date Back To: 1985-Current Summary of Records Reviewed: General building permits Environmentally Significant None identified Information: �i }ria _♦ ,� _ 1 ,417 =�. -. ��.� ' 4 • Name of Agency: Miami Beach Fire Department Contact Name/Telephone: Not applicable • Review Method: A written request for information has been submitted. A response is currently pending. A copy of the request is included in Appendix F. Records Date Back To: Pending response from agency Summary of Records Reviewed Pending response from agency Environmentally Significant Pending response from agency Information: < ••i � _ �� ? �-. V'.� ��,,o? � _ i fit,. •ti� � '�a 1 �*. 4� Name of Agency: Miami Beach Planning Department Contact NamelTelephone: Not applicable Review Method: Review of online records. Records Date Back To: Current Current Zoning: GU (Civic and Government Use) Historical Zoning: None identified Environmentally Significant None identified Information: Page 5n of 2461 www.EMGcorp.com p 800.733.0660t ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami,Florida 33139 EMG PROJECT Na 123091.17R000-001.135 8.0 ASTM E1527 NON-SCOPE CONSIDERATIONS The items discussed in this section are outside the scope of ASTM E1527-13. These are included at the discretion of the user based upon the scope of work. 8. 1 ASBESTOS In accordance with the scope of work, EMG performed a screening to document the presence of known and/or suspect asbestos containing materials(ACM)at the Project. This screening approach is not a comprehensive(i.e.,AHERA-Style)asbestos survey, nor is it intended to fulfill the NESHAP requirements for demolition or renovation purposes.All materials listed in Appendix G of the United States Environmental Protection Agency(USEPA)publication Managing Asbestos in Place(the"Green Book") are considered suspect. Some non-friable building products, such as sheet vinyl floor tile, vinyl floor tile, floor tile mastic, asbestos-cement board, and roofing materials can still be manufactured with asbestos and installed in the United States. However, U.S. manufacturers have largely excluded asbestos fibers from their building products since 1981. In addition to a visual assessment, EMG reviewed provided documentation to determine if asbestos has been previously documented at the Project. „ w - Vn� �.#T��s ._�� ..}[hn+. s� _ •r_s+r ef�:. Roofing materials No Good Vinyl composition tile No Good Mastic No Good Based on the scope of work, sampling of suspect asbestos containing materials was not performed. Furthermore,since the Project was developed after 1981, it is unlikely that asbestos containing materials are present in quantities that would require further assessment at this time. No further action or investigation is recommended regarding asbestos containing materials, 8.2 RADON GAS Radon originates from the natural (radioactive) breakdown of uranium in soil, rock and water and is the second leading cause of lung cancer in the United States. Radon can move up through the ground and into living spaces through cracks and other holes in the foundation. The USEPA has developed the EPA Map of Radon Zones to assist National, State, and local organizations in implementing radon-resistant building codes. This map assigns each county in the U.S. to one of three zones based on radon potential. The USEPA uses a continuous exposure level of 4.0 pCi/L (picoCuries per liter of air)as an action level at which additional action is recommended. The USEPA Radon Zones are defined as: • Zone 1 (Highest potential)-Average indoor radon screening level greater than 4 pCi/L • Zone 2(Moderate potential)-Average indoor radon screening level between 2 and 4 pCi/L. • Zone 3(Lowest potential)-Average indoor radon screening level less than 2 pCi/L. For the purposes of this assessment,the radon zone and the use of the Project have been used to determine the level of risk associated with radon. However,the USEPA and the Surgeon General recommend testing all homes for radon, regardless of geographic location. The property is located in USEPA Radon Zone 2. Radon sampling was not performed based on the non-residential use of the Project and the Scope of Work. Page 5 of 2461 www.EMGcorp.com p 800.733.0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Manna 300 Alton Road Miami, Florida 33139 EMG PROJECT NO: 123091.17R000-001.135 8.3 LEAD BASED PAINT All paint applied prior to 1978 is considered suspect. The basis for this determination is taken from the Lead Paint Poisoning Act passed by the Congress of the United States that banned the use of lead paint starting January 1, 1978. This screening approach does not comply with Requirements for Disclosure of Known Lead-Based Paint and/or Lead-Based Paint Hazards in Housing. This approach does not constitute a pre-occupancy survey or the basis of attainment of"Lead Free"certification. Generally, due to the date of construction, the potential use of lead-based paint was minimized due to regulatory requirements and sound business practice. Based on the date of construction and the Scope of Work, no samples were collected. No further action or investigation is recommended regarding lead-based paint. 8.4 LEAD IN DRINKING WATER Lead is commonly used in household plumbing materials and water service lines. Exposure to lead in drinking water above the USEPA action level can result in adverse health effects in children and adults. Lead is rarely found in source water, but enters tap water through corrosion of plumbing materials. Homes built before 1986 are more likely to have lead pipes, fixtures and solder. The most common problem is with brass or chrome-plated brass faucets and fixtures which can leach significant amounts of lead into the water.The USEPA action level for lead-in-drinking water is 15 parts per billion (ppb). According to information from the local water utility, the water supplied to the Project is within federal, state, and local drinking water quality standards. No further action or investigation is recommended regarding lead in drinking water at the Project. 8.5 MOISTURE CONDITIONS EMG performed a limited visual and olfactory assessment for evidence of moisture conditions in readily accessible interior areas of the Project. In addition, the Key Site Manager was interviewed regarding the presence of current and histoncal moisture conditions. This assessment was not designed to discover all areas which may be affected by moisture conditions. Rather, it is intended to provide an indication of significant moisture conditions observed during the site visit. Moisture conditions may be present in areas not observed, such as pipe chases. HVAC systems, and behind enclosed walls and ceilings. De minimis moisture conditions, such as small, isolated, water stains on ceiling tiles. and mildew at bathtubs and sinks are considered to be routine maintenance issues and are not addressed in this Report. EMG did not observe visual or olfactory indications of significant moisture conditions in readily accessible interior areas of the Project. Furthermore, the Key Site Manager did not report any significant current or historical moisture conditions at the Project. 8.6 WETLANDS For regulatory purposes under the Clean Water Act, the term wetlands means "those areas that are inundated or saturated by surface or groundwater at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs and similar areas." A wetlands delineation is beyond the scope of this assessment. However, review of National Wetlands Inventory (NWI)data, provided by the United States Fish and Wildlife Service,indicated the following: • • • . • ; - •--;- • • • - • .• • _ •;.6: . . - :7 .• ==.. •• Review of the NWI data did not identify any wetlands. Review of the NWI data did not identify any wetlands. No wetlands were identified. No further action or investigation is recommended regarding wetlands. Page 5 of 2461 +.wrw.EMGcorp.com p 800.733.0660 Mang ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami, Florida 33139 EMG PROJECT NO: 123091.17R000-001 135 8.7 FLOOD ZONE FEMA identifies flood hazards, assesses flood risks and partners with states and communities to provide accurate flood hazard and risk data to guide them to mitigation actions.Flood hazard mapping is the basis for the National Flood Insurance Program (NFIP) and flood insurance requirements. FEMA maintains and updates data through Flood Insurance Rate Maps(FIRMs) and risk assessments. FIRMs include statistical information such as data for river flow, storm tides, hydrologic/hydraulic analyses and rainfall and topographic surveys. Review of the FIRM indicated the following: ,�{q�+.'4 % ; 01� 1A iYv '''Gt � • ' .%.r_• :'+•�:RJ%1%.SSi w_ �..5^.fS.401Xkl r 6 .i S l a-r a:x.. yrsiv r - SI a �r ,ti_.f?•'fid!aait e76± 2A.4*_. :.z ��j,!! a Eh+�' l'r, +mar~ lei: September 11, 2009 The entire Project is located in Zone AE, defined as the base floodplain where base flood elevations are provided.AE Zones are now used on new format FIRMs instead of A1-A30 Zones. The flood zone designation is provided for informational purposes only. A determination of the need for flood insurance is beyond the scope of this assessment. Page 5g of 2461 www.EMGcorp.com p 800.733.0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Manna 300 Alton Road Miami, Florida 33139 EMG PROJECT Na 123091.17R000-001.135 9.0 LIMITATIONS, KEY TERMS, AND REFERENCES 9. 1 LIMITATIONS The opinions EMG expresses in this report were formed utilizing the degree of skill and care ordinarily exercised by any prudent Environmental Professional in the same community under similar circumstances. EMG assumes no responsibility or liability for the accuracy of information contained within this report that has been obtained from the Client or the Client's representatives, from other interested parties, or from the public domain. The conclusions presented represent EMG's professional judgment based on information obtained during the course of this assignment. Factual information regarding operations, conditions, and test data provided by the Client or the Client's representative has been assumed to be correct and complete. The conclusions presented within this report are based on the data provided, observations made, and conditions that existed specifically on the date of the assessment. EMG's ESA cannot wholly eliminate the uncertainty regarding the presence of recognized environmental conditions and environmental business risk. The report is intended to reduce, but not eliminate, uncertainty regarding the potential for recognized environmental conditions in connection with the Project.The report is limited in budget and scope.The nature of subsurface soil and ground water at the Project cannot be confirmed, given the limited budget and scope of this ESA.The report is not and should not be considered a warranty or guarantee about the presence or absence of environmental contaminants which might affect the Project. It should be understood that EMG's suggested remedy may be determined under time constraints or may be formed without the aid of engineering calculations, testing,exploratory probing,the removal of materials,or design. Furthermore,there may be other alternate or more appropriate schemes or methods to remedy the noted environmental conditions. 9.2 REFERENCES References are listed below. Additional references may be present within the applicable report sections. Physical Setting 7 1/2 minute USGS Topographic Quadrangle(included in Appendix C) 1:2,500,000 scale Geology of the Conterminous United States map published by the USGS and dated 1974 Natural Resources Conservation Service (NRCS)Web Soil Survey Regulatory Records Database Report, Ecolog ERIS Ltd. (included in Appendix H) Key Site Manager Interview Key Site Manager Questionnaire, (included in Appendix D) Historical References •Yr_,S a. �a*c� .t �vi... /it:5." au3.�i '.t^ G�+ wrt *stkt .. • �F' ':. • P r 4`Q. vt: . • • J.w . • il:pY`•�i1�' r:' Ye.r,'"t$' :i.Ik•A{r.• .—.._ }15�.4't.� ! Aerial Photographs: ERIS 1961, 1969, 1972, 1978, 1986, 1995, 1999,2007, 2010, 2013, 2015 Fire Insurance(Sanborn) Maps: ERIS 1918, 1921, 1947, 1951, 1972 Page of 2461 www.EMGcorp.com p 800.733.0660ng ENVIRONMENTAL SITE ASSESSMENT Miami Beach Manna 300 Alton Road Miami, Florida 33139 EMG PROJECT NO: 123091.17R000-001.135 :-� -; s �` ., advy,'ge�. {;y e l y323yJxff+•s :."....'i" {t, if __r 4 '»r ,•7 " j. - .-:r" '{' �: lft ss� �v nS•tOEii�%.. S `� 3.s' "- r.rl drn. USGS Topographic Maps: USGS 1950, 1962, 1969, 1988, 1990, 1994, 2015 Local Street Directories: ERIS 1955, 1959, 1964, 1968, 1972, 1976, 1993, 1998, 2001, 2006, 2011, 2016 Building Department Records: Miami Beach Building Department 1985-Current Fire Department Records: Miami Beach Fire Department Pending response from agency Zoning/Land Use Records: Miami Beach Planning Department Current Property Tax Files and Land Title Miami-Dade County Property Appraiser 1985-Current Records: Key Site Manager Interview: Pre-Survey Questionnaire 1991 -Current Oil and Gas Well Maps: ERIS No records found 9.3 KEY TERMS Business environmental risk- A risk which can have a material environmental or environmentally-driven impact on the business associated with the current or planned use of a parcel of commercial real estate, not necessarily limited to those environmental issues required to be investigated in this practice. Consideration of business environmental risk issues may involve addressing one or more non-scope considerations. For the purposes of this assessment, a significant business environmental risk is both included in the agreed upon scope of work and requires further action at this time. Controlled recognized environmental condition -A recognized environmental condition resulting from a past release of hazardous substances or petroleum products that has been addressed to the satisfaction of the applicable regulatory authority (for example, as evidenced by the issuance of a no further action letter or equivalent, or meeting risk-based criteria established by regulatory authority), with hazardous substances or petroleum products allowed to remain in place subject to the implementation of required controls (for example, property use restrictions,activity and use limitations, institutional controls, or engineering controls). Data gap- The lack of or inability to obtain information required by ASTM E 1527-13 despite good faith efforts is considered a data gap. A data gap is considered significant if it affects the ability of the environmental professional to identify recognized environmental conditions. De minimis condition-A condition that generally does not present a threat to human health or the environment and that generally would not be the subject of an enforcement action if brought to the attention of appropriate governmental agencies. Conditions determined to be de minimis conditions are not recognized environmental conditions nor controlled recognized environmental conditions. Environmental Professional-A person meeting the education,training,and experience requirements set forth in 40 CFR 312.10(b). Historical recognized environmental condition -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 residential use criteria established by a regulatory authority, without subjecting the property to any required controls (e.g. property use restriction,AULS, institutional controls, or engineering controls), at the time the Phase I ESA is conducted (e.g., if there has been a change in the regulatory criteria). If the EP considers this past release to be a REC at the time the Phase I ESA is conducted, the condition shall be included in the conclusion section of the report as a REC. Material threat- A physically observable or obvious threat which is reasonably likely to lead to a release that, in the opinion of the environmental professional,is threatening and might result in impact to public health or the environment. Practically reviewable-Information that is provided by the source in a manner and in a form that, upon examination,yields information relevant to the property without the need for extraordinary analysis of irrelevant data. Page 54;of 2461 www.EMGcorp.com p 800.733.0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami, Florida 33139 EMG PROJECT Na 123091.17R000-001.135 Release -Any spilling, leaking, pumping, pouring, emitting, emptying, discharging, injecting, escaping, leaching, dumping, or disposing into the environment (including the abandonment or discarding of barrels, containers, and other closed receptacles containing any hazardous substance or pollutant or contaminant),with certain exclusions as defined in 42 U.S.C. 9601 (22). Reasonably ascertainable-Information that is publicly available, obtainable from its source within reasonable time and cost constraints, and practically reviewable. Recognized environmental condition - The presence or likely presence of any hazardous substances or petroleum products in, on, or at a property 1) due to any release to the environment; 2) under conditions indicative of a release to the environment; or 3) under conditions that pose a material threat of a future release to the environment. De minimis conditions are not recognized environmental conditions. Standard environmental record sources- Environmental records contained in various regulatory databases, with search distances defined by ASTM E1527-13, unless otherwise specified by client in the scope of work. Standard historical sources- Reasonably ascertainable records, including aerial photographs, fire insurance maps, property tax files, recorded land title records, USGS topographic maps, local street directories, building department records, and zoning/land use records. Page 59 of 2461 www.EMGcorp.com p 800.733.0660 emg APPENDIX A: PHOTOGRAPHS Page 540 of 2461 ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami,Florida 33139 EMG PROJECT NO. 123091.17R000-001.135 W a j, "rys , 74`.:'fli,.:6- ORTH ELEVATION, MAIN BUILDING SS^ LT—L"----;.7.AST ELEVATION, MAINBULDING!l" k y 44.12:f k .,IllingrAll=1 - SOUTH ELEVATION, MAIN BUILDING ' .,;135 WEST ELEVATION, MAIN BUILDING mac , f . .n,. . ,7', s UEL PAYMENT/OFFICE BUILDING ':',i 4 ARINA, FACING NORTH Page 50 of 2461 www.EMGcorp.com p 800.733.0660ng ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami,Florida 33139 EMG PROJECT NO: 123091.17R000-001.135 _- • is ,.'. lilt , ' sltir_�.� :P. 1 _ . •. Adr • FT o ARINA, FACING SOUTH ;-,4%! rf ARKING LOT 4111111111111110.- . I ,..,...., . �` : :. : .. :..Iv. _ A , , • . . f __ . . lstf OFFICE AREA • r INING AREA ill Ail,' irTh '• Miro _ � _ame apt 14 . 1 I Mit. NTERIOR WALKWAY . • .4-=* ITCHEN 4 Page 5g3 of 2461 www.EMGcorp.com p 800.733 0660 [elUg) ENVIRONMENTAL SITE ASSESSMENT Miami Beach Manna 300 Alton Road Miami,Florida 33139 EMG PROJECT NO: 123091.17R000-001.135 r • . = • ry lige a�r-u re 1 ain IP i iri:e. - }r-- _ .- Illik = , • •;•.-11MAINTENANCE AREA d t r�RESTROOM - .+. - - NIIII • � - #:«- - e. 'r - " - T # • i id - 'It - • 1111111116.- _ ' 's OFFICE SPACE �;..,.. ` '4 OUTDOOR EATING AREA ti, - ' . kilo : . , ___ ✓ ' _ / r�� r UEL DISPENSERS s. IGH SPEED FUEL DISPENSER Page 5¢3 of 2461 www.EMGcorp.com p 800.733.0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami,Florida 33139 EMG PROJECT NO: 123091.178000-001.135 4110111 li t % @I l 4- PP \ ,,,, . -4.:Iir • 'M > -a CLEANING SUPPLIES ,-.''f T OXYGEN • • 1110 \\ al '. iii • .11 i 4 ft- : ill , ir Y 0 4111911 -.1- , AINT/MAINTENANCE SUPPLIES •- ',t GAS/OIL MIX i � die- ilt . '. .- / -- _ '-_sem . 1 �. L • tr to WATER TREATMENT CHEMICALS :, UST FIELD Page 50 of 2461 www.EMGcorp.com p 800.733.0660 emg ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami, Florida 33139 EMG PROJECT NO: 123091.17R000-001.135 1, 1:'c;:.i i i 7 '--A. : ,-s.,,,,:"..,t3-4.(alr_ • - SM..am--.'_.1 tris -„ - e..- a VENT PIPES +� UEL LINE SUMPS Vr J (YET. r..;V, i ' k 4 _ c - I ._,., .-4).... -. . ril• Fypro VEEDER ROOT SYSTEM ,, `f USED OIL AST St - * .. t J y v. _ . . . _ ._ M.D....a r ` t Asir Ir, � � Y -wlegi 1P -4001I1_,0 • a f '11110TO LECTRICAL TRANSFORMER -Iii. 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", —:' • OBSERVATION WELL •.: ' 44. .• • : nt,%. --,f- ,• . 4.710 ilik"11111--- l'-'1211-11 1 . ......, mt -Cie -iv- . - . • -_,,,,. 1 .. ys • ••• ,..7,...,.,:.,..t. , • • ' ... 45•Ii,•• . - • . ,•.:'"I: , -,,ISt.1.1' ...••• .• :... '..‘1.• 1. . '741" ••IA• :' " 'i . " • .." ::S ..' P.' •-• • .• ._•#; ... 4 •BANDONED MONITORING WELL Met' 0 CONDENSER , ,. ,4, ' tl.,,',•`';''ANT e!.%.., ,,„...... ,-• - . - .. _ ...., , , . v ..„,-..." . - •_-..-0_a'4-..TA'•v-.1kie . '=.04 1.4k516 'IR HANDLING UNIT Pro "OOFTOP PACKAGED UNIT 41' . ". Page 5g7 of 2461 www.EMGcorp.com p 800.733.0660 Walt ENVIRONMENTAL SITE ASSESSMENT Miami Beach Marina 300 Alton Road Miami,Florida 33139 EMG PROJECT NO: 123091.17R000-001.135 '`;t1 __ • 'V t WATER HEATER 14 �3ADJACENT NORTH- CONDOMINIUMS It _ _ _ _ , .. . _ . . ._ __ ..... .. • __. AS WV s`• . ,DJACENT EAST-SOUTH BEACH , It DJACENT SOUTH-CONDOMINIUMS LEMENTARY of "a :: n+ ,dam - - 10-- .V,`'" --M.- ''... sr p - . .' ' s-. DJACENT WEST-BISCA YNE BAY DJACENT NORTH-BISCAYNE BAY AND _ ACARTHUR CAUSEWAY Page 50 of 2461 www.EMGcorp.com p 800.733.0660 emg APPENDIX B: FIELD SKETCH Page 549 of 2461 , ' •)":' - . - -1Fifsf•• k:...,,, ,-••:. •'' 4 '',",-. . f•ft: .. , ..•- . . .• • ••• '.. --' •:,..,1,i' t'ai'l . . . . . . 10 7:•• 14P , ' ,;(.1' . '''' .7:0-;'---1 !,-'!•S' 0ii di'.' ......,..,:jW,'1% f;i3 ..-::0 „_•• rf . ,—.i . :11 . ...___ 11144.411111 ...1..'..;;;M:"g16—sT H sior.....a .Z-;..4 rat- — .7.•0-1) FL Al A I - :Iwo FL Al A '''' - LI .. ao,b 1.11/0‘.. + ' 6.5 rHCSTarlih'W MacArthur . Causevray _ 1.. 7 • .- - , • ..,__. ./ ri fP'''' . ,-,-Jer . ., .c...::-, . =1-.. -,,-_, . •.„ite-'":,k, I C':-‘q,7:1-14,T 40 li th 1. ." --....- ' . ,..... , ...." , U'dt:h __ , Jiff'Tv•. 4.‘41% 1.• tb, ,,,- . IP. ,107471% -1, • . ''•7. tti ST • ' t.. -'i.. 1(49??1>,\ " • . 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Islands - _ :- . ,, ' ,- "V •MA t, !)t Belle Isle {Tor lI1 i iv A 't i 1,. I li J ApTIOPtIms F- ' Z im 4 1;11'` .IVO Alto l 1 g rE k rino 1 :i"- —i—� �� a �.-■ r Lida I � 1t 1 mm0 a-•• Hibiscus island i1i: '�z.t. ��. � T" .'.'T 5] S ' r r ,r r C -n�. ---, 9r— 'i.•J• - Ir� • 1Imo- 1— �-,-_ ` t3-8. , gtr4 ti Im . � r �� sand '. 'ts • • ,s y — ; s nI j1._ 1, _ ra. 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I ei t;-\ .....,...... —— •4,- ,40• • ' i I IL.-. , :,- -• , ifi r t .'sI a ' s' ' ...i 0.1111=IMM==M Mlles 1962 02 0.4 Order No. 20170503064 0 0 8 Quadrangle(s): Miami,FL eralig Page 559 of 2461 Source: USGS 7.5 Minute Topographic Map *gamin aiimpraesta Mal allMal roptat aliconor, ., .., 4%0 el . ,. . .. ,_ - !Irv! nds '. 4- r•1 4,4,,,,. r f i BIN*Islo ill - a- 3 44 It 44 g ::-. .i II 1 il 'nano 144:91. Rtvo Alto Island pie a;II - 61 .>tiA.. Ds- r Dt UaOI t"tpter r+H•wrrd ►�- _ � -�: '_ .. Manhr '.n t ' `j Kir l • IbISCu. Island• rII 1 SD 3 „gist f' �` 'r'Api'+ `_".';'117 d 1 „ r ��uml� I 4' SI 111 lii : IT �' •aim Island ` I NgPalk .VI Uliirtiiiiirl.. 10E t f r USCoo 3 1 fat on . ----..„atilk -r P 4 , lands �UZ Ie/ + U~t asrn, -` ou `��`55 �� ; - nd o Isiand Cati;;-.. `. • J Cods of I 04a CAYNO*L A�I4/. _~ .den naafi '‘- ,_______.______.,17._. - - -,_•_ — � • CSI a., r t U s o..„1:i asy �:, Lg,l 1 y . stsUa+ .,/ * Mgr Filer Island ; • .o„ _ .i' "wit - i- ` JA • r •,,r'+ r • •4� i . ..., , i ( r - '- • '` 1 Virginia. Key = '-1. - -- t :lent , r T Tear Flat 1 } r Sc,ft.r fr..-.00,..., r jAlmar t , 0.4 Lake 1 r r Z•f M 1969 0 0s 0.4 0-8 ies Order No. 20170503064 Quadrangle(.): Miami,FL (. iji) Page 560 of 2461 Source: USGS 7.5 Minute Topographic Map M I` •, , 4 L Cams lands 'iL f' a_ Island Yom Pity r +' , -- l 11a r ,'ry ff _ • 34� r irk I f 4:. : Y -,i ` ,:{' +' 1 - r%0 I N '-Tore 0 •Yt+ntl 1` HIVO Alto i . ill '),' Island ., M/ SA.scull island - 1 I.N -� T . N '� ! I .-`1' t sem• 1.� S<5 i .1 ,-. — ,,, ....7 i . - f Pal,II ISland 'l t w'T I t ....i - - - • Com•r ( I a- �i V - 4 WWI ,tc ; h't„....... jllYA110l/ • %,‘• • -South Bolo 1 ALlOt. l` Party 1!"- -..,: ,.,. illkIF 1 I "�iU 3.. • ^rfY -aiwa ti moi • _. ��90�w f /il ha ` - '--� ,c .T. U �s NAWAU -`. Pante rotei �' AW4ltJ Sy-•�•^�—f4r r•-�,+_ I ; k k,' l �• •,.F�1r I I ve*GIMA KEY R-- r- • '" Tidal .`.l p .. I� flat A 7►n s xv — -a7 ' I. ---- - . C PRESERVE 1.,�C LU!1110I �� Tat fat Mlles Order No. 20170503064 1988 0 0.2 0.4 0: Quadrangle(s):Miami,FL ( ii) Source: USGS 7.5 Minute Topographic Map "9+an^M PL,,rlitil npnl/I•sing rupia•ws.r•t • i i f `' ,' o� y I ,4 „,...1.7A1" '�Collins L- . . . __ __ - Iends —t--. '�+' W-4;61 . M 7:5 Ward vicar Plc E. ' * _ Iii • ►"r` � tl *s• C r •ajrw 110.. Riva Alto `L; ! ' r- hand a_I island . t 1 I t-:- "... '► _ I • T r Hip�srus Island r-1- .. -y • . 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I Wimp tf kk to,.. r"r ii \ 41 •r i .... .06: \ kgirrirA. ''..1. ,.°., P 4 - 13 • - 40 JI i + ! itt Date: irn Source: USGS Scale: 1"to SIS' A emg Comments: N sar4rat. XV Kan Road Niko r FL. aliar.ny N%IN afli apitalphoini kw at a you rt Apples C nee,25771311/40.1$67 Page 565 of 2461 1 i o r -.3 0111•+ �a . "...•� m-1. Aai MMO '1:ti' %IP �_Y.'T.• VOW. '�i s, '-'�: 1: �. - - , t... • r F..,, fr.-e •-• Ism' - AIN 4,4411 .w LAWS *'"°if -'Pt. iri • Rif n f:-.= .�' it fliiii 1-' - .v • ...4,4,;.• - .I' c. ' 1 .�L f.+ - _ ii r 4 ". .•N• —•-• it 'INS~ f M' 14 i. If L M:.,,k, moi. �! .9.. mu "41 '' ws. , • .ate` �'� w� r.t f +w ..• P. W .n t"• . .1 - S • �4 4 ple --. •. _,...-." ,afi avow .• :f = 1 txs a — • ,�.r • .moi , .......,..•-•,.. . .r - �•.x l�� 7rMrt I, - . 4 t 1.-I-- . :. .11.4,' • l•- j.. 1:4 _ s.. ., i r - i 1 - - ` - • ' ..\ ; 1 � •• � O. +1111 1 •_ _ -' t • et+7 �. �' d Wil } 14, • , la i• 4. �t ♦ •r • a impi 1ru- ^^` \ lir 4 11 t }.r . .1 k .. , .,,. ~ ti 1" .,. Date: 1SS$ Sotroe: USGS Scale: 1"to 65S' A elEnig Comm !:entN Sut at X0 Atlas Road Mast Ft setiesenmi emmielral camel pippin' pita AI1HuiNt '''p►1011 C•Ka' 25771MI.00,INV Page 566 of 2461 4 ilia IMEI 411% - 'kr r-i — . e 1401 via fi- �`1 '.‘}. iii, -...- -_-_, , , T'� �� ...,_ . H T • .110 • T_ • r \ 4 • 6„ a, ..0 ,1 _ Nil -04 . • .. • . ,.. ‘•• . , ... • • .., . .1,0, . . • ' J - S . • r S . , Q.,,,i0.0,,, • • I.% ,. f: a: a tiY • A Date: lug Source: USGS Scale: 1"t•5W emg Comments: N savior. 3o2 Aeon Road Moot ft U)1111ful etntwerii tjl plamtini p iletampirtt Appall(C elec.2.577156 r-BO 13i67 Page 567 of 2461 IM5 inft•Ailiaa' !Ili. 1.11174:4 lit • • emeoada. mer IM _ ;4111F0 , 4 -- . Vic kf fliecil ilri.11, art ..• -• ' - i. I .'ism= i."V .. .IL._ . ..:.. .i - 44 464. ' jil ....", -,... .. t___. .. , , ... . .r . ,, _ ,.. . lie ' lor,..• - 111 .MI . --4:,'="! ';'. x Mb '--- -416-'. • • . it: s 0.04041111"1.61L ' • Aim lg. . igg r .:. ,_ ____,4 \sk op ‘ v t . .. . t .-:, ,, • 1-:-.1.4 r ..... ..„0 ` "rte it t Iril," t do '1 e t ,I 03sA" .. _, . ,k L OS • . fillialith".. ' A .... , 4 , eli \c„„„r___- . ,, II • - A rrr li \ • . - . At- . i - i vere ". _ 44_._, _ . .. sh. .. •w , . .. • . . 1 ~ loisok ... . .. v ami., "I* .. •'''3. 0 lb' g .41, \ook 4 t .14 • I .''•4 , Itbk * 4 • .‘t . trpel .it_ : . - Date: 2616 Source: NAP Scde: ,„�� Eii--)1 C om m arts: N svoct 100 Vat Road Aim Ft Page 568 of 2461 mining •RmurilI talital phI pit*marerrt Appuox C.e.v 2577e13r-80.1267 L APPENDIX D: QUESTIONNAIRES Page 569 of 2461 eang engineering environmental capital planning project management ASTM E1527-13 USER QUESTIONNAIRE PHASE I ENVIRONMENTAL SITE ASSESSMENT EMG has been retained to conduct a Phase I Environmental Site Assessment (ESA) on your behalf as contracted in EMG Project #112427.15P. The Phase I ESA will involve site observations, interviews, and a review of available documentation. To ensure the success of the assessment, and in accordance with the ASTM E1527-13 Scope of Work, we are required to ask the following questions to the User of the report seeking to fulfill the User Requirements of the Standard. Please complete and return this questionnaire to Courtney Bartlett via email at cbartlett@emgcorp.com or via fax at 410-785-6220(within two days of receipt). Date: Company name: Property Name/Street Address: Property City/State/Zip: Name of person completing Phone Number: questionnaire: Role/Title: Fax Number: Length of association with property: E-mail address: Please check one: User: ❑ User Representative: 0 Signature: Directions: Please answer all questions to the best of your knowledge and in good faith. Mark the column corresponding to the appropriate response. Additional details necessary to explain any yes or unknown responses should be provided in the "Comments" column. Note: U indicates "Unknown",NR indicates "No Response"and "N/A"indicates not applicable. ., 7.-,- ., LYw -., , ,,yyts 32`."-v r;�yrz-• i a '-i,17-77'',- „ 7 ,- -.s � a =v .` , -. '�i - {'�r ' • , =_ - - r y ..Yn` _ •� - _ � Y r _ 1` rye ,4y3te '�, '� �� f } r i " � 5*' r'l � �Eis '1 .. _off �.. _s- --':” YL — s r' _ _.Li _ .. .. -:;,k_ ,--. `_ -..".t......;--1:-._ _ . r -`. - . .1_ - '•tea n..-' ,i Y- 2---- A6.„,t_=?c+� IT Are you aware of any pending, threatened, or past litigation relevant to ❑ ❑ ❑ ❑ hazardous substances or petroleum products in,on, or from the property? IlAre you aware of any pending, threatened, or past administrative 0 ❑ 0 0 proceedings relevant to hazardous substances or petroleum products in, on or from the property? 11 Are you aware of any notices from any governmental entity regarding any ❑ ❑ ❑ ❑ possible violation of environmental laws or aossible liability relating to hazardous substances or petroleum products? Page 570 of 2461 EMG Corporate Headquarters 10461 Mill Run Circle,Suite 11 ,Owings Mills.MD 21117 www.EMGcorp.com p800 733.0660 f 410 765.6220 eang engineering environmental capital planning project management Y r.' a:. -y Vf y $ Y * s / r'9 Ickt. F ` i - ,:5: � '. � , fi*,;-, . 19 - . A ice s•f:aa214 t' ., a f�= ny Y t; ;_ � >';-. s 1Y =C + `a ,,Vii, er.4 / ri ^ aM 1:4 -F. -i'?::•t-r- , ...ii-t.,rte 4-f I 17 Y� �1 �(, f �✓! �Jt E � e a� r7 �5. mss. 11 Are you aware of any environmental cleanup liens against the property that 0 0 0 0 are filed or recorded under federal,tribal,state or local law? IAre you aware of any Activity and Use Limitations, such as engineering ❑ EDE controls, land use restrictions or institutional controls that are in place at the site and/or have been filed or recorded in a registry under federal, tribal, state or local law? 6 As the user of this ESA do you have any specialized knowledge or ❑ El ❑ El experience related to the property or nearby properties? For example, are you involved in the same line of business as the current or former occupants of the property or an adjoining property so that you would have specialized knowledge of the chemicals and processes used by this type of business? IDoes the purchase price being paid for this property reasonably reflect the ❑ 0 0 ❑ fair market value of the property?If you conclude that there is a difference, have you considered whether the lower purchase price is because contamination is known or believed to be present at the property? 8 Are you aware of commonly known or reasonably ascertainable 0000 information about the property that would help the environmental professional to identify conditions indicative of releases or threatened releases?For example,as user . 8(a) Do you know the past uses of the property'? ❑ ❑ 0 0I 8(b) Do you know of specific chemicals that are present or once ❑ ❑ El ❑ were present at the property? I 8(c) Do you know of spills or other chemical releases that have ❑ ❑ 0 ❑ taken place at the property? I 8(d) Do you know of any environmental cleanups that have taken ❑ ❑ ❑ ❑ place at the property? 9 As the user of this ESA, based on your knowledge and experience related ❑ ❑ ❑ ❑ to the property are there any obvious indicators that point to the presence or likely presence of contamination at the property? If you have access to any of the following helpful documents, please indicate them below and then send them to EMG via standard mail or e-mail along with this questionnaire. Mailing address: 10461 Mill Run Circle, Suite 1100, Owings Mills, MD 21117 Helpful Documents to be forwarded EMG: O Environmental site assessment reports (i.e., Phase I, Phase II, tank testing results, radon,lead paint,or asbestos testing, etc.) ❑ Environmental compliance audit reports; risk assessments; and recorded Activity and Use Limitations(AULs) ❑ Environmental permits(i.e.,solid waste disposal, hazardous waste disposal, wastewater, NPDES, underground injection, etc.) ❑ Registrations for underground storage tanks(USTs)and aboveground storage tanks(ASTs) Page 571 of 2461 EMG Corporate Headquarters 10461 Mill Run Circle.Suite 110101,Owings Mills,MD 21117 www.EMGcorp.com p830.733.0660 f 410.785.6220 Wang engineering environmental capital planning project management ❑ Registrations for underground injection systems ❑ Material safety data sheets ❑ Community right-to-know plan ❑ Safety plans; preparedness and prevention plans: spill prevention,countermeasure, and control plans,etc ❑ Reports regarding hydrogeological or geotechnical conditions on the property and surrounding area ❑ Notices/correspondence from any agency relating to past/current violations of environmental laws, or liens encumbering the property ❑ Hazardous waste generator notices or reports ❑ Other: Page 572 of 2461 EMG Corporate Headquarters 10461 Mill Run Cirde,Sults 11 ,Owings Mills,MD 21'17 www.EMGcorp.com p 600.733.0660 f 410.785.6220 PHASE I: KEY SITE MANAGER QUESTIONNAIRE jg)li • Name of person completing questionnaire: Association with property: l., • Length of association with property: :514 <r Are you a representative of the Owner?: 5 Phone Number: .31. 6 — V 7 -,�ti `S ' - _. . __. . _ . Property Name: EMG Project Number: IOr Signatur-: ./ ' . !'StrP Date: e •�O-F Directions: Please answer all questions to the •est of your knowl:••e and in goo' .ith, Mark the column corresponding to the appropriate response. Additional details necessary to explain any • unknown responses should be provided in the "Comments'column. QUESTION RESPONSE COMMENTS Y N Unk 1 Are the Property or any adjoining properties currently or 4 Kts�cr (''Li !n;Lc&i-4 cr •y< previously in industrial use? 2 Have the Property or adjoining properties currently or previously been used as a gasoline station,motor repair facility.commercial printing facility.dry cleaners.photo developing laboratory.junkyard or landfill.or as a waste treatment.storage.disposal.processing.or recycling facility? 3 Are there currently or previously any automotive or industrial batteries.pesticides.paints or other chemicals in individual �( containers of greater than five gallons in volume or fifty !�ti gallons in the aggregate stored on or used at the Property? ( 1 4 Are there currently or have tnere been previously any industrial drums(typically 55 gallon)or sacks of chemicals located on the Property" 5 ! Are there currently or previous any groundwater monitoring . `f AU lC C r.i wells or other groundwater wells(i.e potable drinking water l�I �// S wells)located on the Property rt.0 l; . t f-{C S 6 i Are there currently or previously any pits.ponds.or lagoons located on the Property in connection with waste treatment or waste disposal? 7 Are there any significant areas of stained soil on the Property(currently or previously)? 8 Are there currently or previously any storage tanks(above Z (CI, `< <" dr <i`r' or underground)located on the Property? It so.please ^f I t-1.1indicate the material stored and if the tank is registered COO^ � ` ��5j /1 Cr ya (A` .. U Are there currently or previously any vent pipes.fill pipes,or i 111 �y r r _ T access ways indicating a fill pipe protruding from the ground �/ J on the Property or adjacent to any structure located on the /� l'ronorty'7 Revised 1/6/2017 Page 573 of 2461 QUESTION RESPONSE COMMENTS I Y N Unk 10 1 Are there currently or previously any flooring,drains,or walls located at the Property that are stained by substances other than water or are emitting foul odors? 11 i If the Property is served by a private well or non-public water I ksystem.have contaminants been identified in the well or i f 1 I system that exceed guidelines applicable to the water 1 ( ! system?Has the well been designated as contaminated by i any government environmentai,health agency? 12 Have you been informed of the past existence of hazardous substances or petroleum products with respect to the Properly or any facility located on the Properly? 13 Have there been any environmental site assessments of the 0 Property that indicated the presence of hazardous substances or petroleum products on.or contamination of. the Property or recommended further assessment of the Property? 14 Does the Property discharge waste water on or adjacent to the Properly,other than storm water, into a storm water Ji sewer system? 15 Have any hazardous substances or petroleum products. unidentified waste materials.tires, automotive or industrial batteries,or any other waste materials been dumped above grade,buried,and/or burned on the Property? t 16 i Is there a transformer.capacitor.or any hydraulic equipment for which there are any records indicating the presence of )Cs PCBs? 17 Is there now or has there ever been any asbestos- containing materials(ACM),in any application on the Property? 18 Has there ever been any asbestos-containing materials testing conducted on the Property? 19 Is there an Asbestos Operations and Maintenance(O&M) , 7�--i-_ – J — --- – – program in place at the Property? 20 I Is there now or has there ever been any lead-based paint (LBP)applications on the Property? At 21 Has there ever been lead-based paint testing Conducted on l E the Property? 1 22 is there a Lead Paint Operations and Maintenance(O&M) Program in place at the Property? 23 Has the water at the Property ever been tested for lead? 24 Illi Has radon testing ever been conducted at the Property? 4 25 ; Has any part of the Property ever contained visible mold growth? 26 Has there ever been any sort of Indoor Air Quality(IAQ)or / mold testing conducted in the building(s)? 27 Is there a Mold Operations and Maintenance(O&M) program in place at the Property? 4 Page 2 of 3 Page 574 of 2461 emgj QUESTION RESPONSE COMMENTS YN Unk 28 Are there any other Operations and Maintenance(O&M) programs in place that we should be made aware of? if so. —please provide details. 29 Has rill dirt been brought onto the Property which originated from a contaminated site or is of an unknown origin? 30 Is the Property or any portion of the Property located or nvolved in any environmentally sensitive areas(r e wetlands.coastal barrier resource areas,coastal barrier �C improvement act areas, flood plains,endangered species)? • 31 I lave you been informed of the past existence of environmental violations with respect to the Property or any facility located on the Property? 32 Are there any environmental liens or governmental • notification relating to past or current violations of X environmental laws with respect to the Property or any facility located on the Property? 33 Are you aware of any pending.threatened,or past litigation relevant to hazardous substances of petroleum products in, on or from the Property? t 34 Are you aware of any pending. threatened.or past I ` r e, ,J.�a r r •k.r administrative proceedings relevant to hazardous ( ' substances or petroleum products in, on,or from the Property? 35 Are you aware of any notices from any governmental entity • regarding any possible violation or environmental laws or possible liability relating to hazardous substances or !I (/ I petroleum products/ !f I l Summarize historical Property Qe k 4.4 t�,Kr �+�r �� 1 u..5dies, f t?f"Lr r� T►�+'l K '�'^ use(when was the Property developed with the current improvements.what modifications have taken place. what was the Property used for prior to its current use) On the day of the site visit,provide EMG's Field Observer access to all of the available documents listed below. Previous Environmental Site Assessment and Compliance Audit reports Site plans, ALTA surveys. etc Asbestos, Lead Based Paint. Mold Operations and Maintenance Programs (OBMs) Environmental permits. including registrations for aboveground and underground storage tanks and registrations for underground injection systems Material Safety Data Sheets Hazardous waste generator notices or reports Community Right-to-Know Plan, Risk Assessments. Safety plans, SPCC plans. FRP Plans.etc. Reports regarding hydrogeological conditions on the Property or adjoining properties Notices from government agencies regarding past or current violations of environmental laws Environmental liens and recorded Activity and Use Limitations • Geotechnical surveys Page 3 of 3 Elemg Page 575 of 2461 eang engineering environmental capital planning project management ASTM E1527-13 OWNER QUESTIONNAIRE PHASE I ENVIRONMENTAL SITE ASSESSMENT EMG has been retained to conduct a Phase I Environmental Site Assessment (ESA) on your property as contracted in EMG Project #112427.15P. The Phase I ESA will involve site observations, interviews, and a review of available documentation. To ensure the success of the assessment, and in accordance with the ASTM E1527-13 Scope of Work, we are required to ask the following questions to the Owner or Owner representative. Please complete and return this questionnaire to Courtney Bartlett via email at cbartlett@emgcorp.com or via fax at 410-785-6220(within two days of receipt). Date: Company name: Property Name/Street Address: Property City/State/Zip: Name of person completing Phone questionnaire: Number: Role/Title: Fax Number: Length of association with property: E-mail address: Please check one: Owner: El Owner Representative: ❑ Signature: Directions: Please answer all questions to the best of your knowledge and in good faith. Mark the column corresponding to the appropriate response. Additional details necessary to explain any yes or unknown responses should be provided in the "Comments"column. Note: U indicates "Unknown", NR indicates"No Response"and "N/A"indicates not applicable. s" .. e = r > - t ft '`r 1" '�`ga~�t1.',::,-.L .-*.,.!: �a'3 r V.� '_ r;i ' ` 110a:41. . _ 'A li 1s-1. z: rs4s a S. ,.4�'A'" '� tF..y4; ..;�. „..&,. ..4.20A, .. � .• ,.!,i- ,:!...**:,., *r let s. k t5 'Y t''» : t j X s l tai ya 41t�tgci c• xs., t f •.-:.•.• j � y )" ltv t .._a 'r i t? ..{' . .:s rst..— ts.�..v. .A1 :s`sr.,n,s!l • • .4•‘4;;!�S ss trri P34e/ 1 , Are you aware of any pending,threatened, or past litigation relevant to hazardous substances or petroleum products in, on, or from the 0 ❑ ❑ ❑ property? IAre you aware of any pending,threatened,or past administrative proceedings relevant to hazardous substances or petroleum CI CI CI ❑ products in, on or from the property? IAre you aware of any notices from any governmental entity regarding any possible violation of environmental laws or possible liability CI CI CI CIrelating to hazardous substances or petroleum products? Interviews with Owners and Occupants: Section 10 of the ASTM El 527-13 Standard recommends that in addition to the three specific questions above, the Environmental Professional shall attempt to interview owners,operators, and occupants of the property to obtain information indicating recognized environmental conditions in connection with the property. As such, EMG is providing a Pre-Survey Questionnaire under separate cover to the Key Site Manager or other site representative as designated by either the current owner or the intended User of the assessment data. Page 576 of 2461 EMG Corporate Headquarters 10461 Mill Run Circle,Suite 1,0110.Owings Mills,MD 21'17 www.EMGcorp.com p 800.733.0660 f 410.785.6220 eang engineering environmental capital planning project management If you have access to any of the following helpful documents, please indicate them below and then send them to EMG via standard mail or e-mail along with this questionnaire. Mailing address: 10461 Mill Run Circle, Suite 1100, Owings Mills,MD 21117 Helpful Documents to be forwarded EMG: ❑ Environmental site assessment reports(i.e., Phase I, Phase II,tank testing results, radon, lead paint, or asbestos testing, etc.) ❑ Environmental compliance audit reports; risk assessments; and recorded Activity and Use Limitations(AULs) ❑ Environmental permits(i.e.,solid waste disposal, hazardous waste disposal, wastewater, NPDES, underground injection, etc.) ❑ Registrations for underground storage tanks(USTs)and aboveground storage tanks(ASTs) ❑ Registrations for underground injection systems ❑ Material safety data sheets ❑ Community right-to-know plan ❑ Safety plans; preparedness and prevention plans;spill prevention, countermeasure, and control plans, etc ❑ Reports regarding hydrogeological or geotechnical conditions on the property and surrounding area ❑ Notices/correspondence from any agency relating to past/current violations of environmental laws, or liens encumbering the property ❑ Hazardous waste generator notices or reports ❑ Other Page 577 of 2461 EMG Corporate Headquarters 10461 Mill Run Circle,Suite 1100,Owings M,As,MD 21117 www.EMGcorp.com p800,733.0660 (410.7E15.6220 APPENDIX E: LABORATORY ANALYTICAL RESULTS Page 578 of 2461 NO DOCUMENTS ASSOCIATED WITH THIS APPENDIX Page 579 of 2461 APPENDIX F: SUPPORTING DOCUMENTATION Page 580 of 2461 Property Search Application - Miami-Dade C'ount� Page 1 of 1 .' .:,,,t OFFICE 01 THE PROPERTY APPRAISER -. . ,, Summary Report Generatea 0^ 5.3:2:17 Property Information „• - . / .:f r • �`.1.x4- 4 sl Folio .02-4203-009-9210 •___ 344 ALTON RD sati‘ti 1 r ''Ito ,4;`.".s'rtC ' 1.n. l 'J." ikl l Property Address: . $ el Miami Beach.FL 33139-8900 • .1 '` MIAMI BEACH REDEVELOPMENT ► 4gr.ilv s Owner AG AVAW •^- tttft11r1 = ix t 1700 CONVENTION CENTER DR .t: - - .. rt Mailing Address `,fir:!' ' 1111 M IAMI BEACH.FL 33139-1819A - .. "� '� PA PrimaryZone 8000 COMMUNITY FACILITIES *` ��` >M _ Primary Land Use 8940 MUNICIPAL MUNICIPAL ,� a 'igl ' •. . .•=i. - *1.,'V >. Beds/ Baths i Half O/0/0 N`L k . 4 �e� Floors 3 �•1 r r if!• -'7 1. . Living Units 0 V` ♦rp "1•'� t. Actual Area Sq Ft lk r %C• ,� ' 61' .p. Living Area Sq Ft • •: \ _Atli `.i1 :4. •ir1i Adjusted Area 55.940 Sq Ft Taxable Value Information Lot Size 125.200 Sq.Ft • 2016 2015 20.4 Year Built 1985 County Assessment Information Exemption Value SO' SO SO Year 2016 2015 i 2014 Taxable Value i $11,557.926; $11,173 500 511.085.593 Land Value 56.835.920 56.835 920 56.835,920 School Board Building Value $4.260.142 53 886 8'5 53 793,710 Exemption Value SO _ $0_— — SO XF Value S461,864 5450.705 5456.263 Taxable Value $11 557 925 511 173 500 S11.085.893 • Market Value $11,557,925 $11,173,500 511.085.893 Ctty Assessed Value $11,557,926 $11,173.500 S11,085,893 Exemption Value SO: $0 SO Taxable Value 511.557,926 511,173.500 $11,085.893 Benefits Information Regional Benefa Type 2016 2015 2014 Exemption Value SO SO SC • Ncte Not ail benefits are applicable to all Taxable Values ti a County. Taxable Value 5111.557.926 S11 '73 500 511.085 893 School Board.City.Regional) Sales Information Short Legal Description Previous Sale P,ce OR Book-Page Qualification Description OCEAN BEACH ADDN NO 3 PB 2-81 ALL OF LOTS 22 THRU 29 8 LOT 21 LESS S4OFT TOGETHER WITH W2FT OF LOTS 15 THRU 20 8 W4OFT OF S4OFT OF LOT 21 BLK 111 A/K/A LEASE The off.;,e of the Prooemi A^:praiser is continually ec!tma and uoaating me tax roll This waive may rat refect the most currnrtt infnrmat:on on record The Property Appra.s!r fir*Miami-Dale Co:.ntf assumes no iiabii:y see full d:scta:mer and Use:Aq'eement at http•'Mww m-am,8ade gov/:ntoid:scia:mer asp Vers,;•1 Page 581 of 2461 hit p: www.miamidade.go prt►pert>search 5/3/2017 Property Search Application - Miami-Dade Counts l'aize 1 of 1 -.t OFFICE OF THE PROPERTY APPRAISER Summary Report Generated On 5/3/2017 Property Informationv .1 a- Folio: 02-4203-009-9210 �><� '~ ! _ ,.. V! 4 ; ..,• ! X911 344 ALTON RD % .,.',a' •I',.• 13. t4 _. N ,j,' Q W I Property Address: .► - 1 • -f1 —,--+••�""' •1' Miami Beach.FL 33139.8900 _ �s� .- , , ?., _�s... +*r - MIAMI BEACH REDEVELOPMENT 1, 0` 1• ,�• a.4 _ ;t. p'o a e:; 4_ Owner AG 1, leNc. �`� ."'D,,, 1700 CONVENTION CENTER DR N ___._-- „ .,3,,'...4 •t. A.>l. . Mailing Address MIAMI BEACH.FL 33139.1819 '.'0-♦ ... d} VI • PA Primary Zone 8000 COMMUNITY FACILITIES • ri # i Z•�\ \t L h � Primary Land Use 8940 MUNICIPAL: MUNICIPAL %,,!. is, 4 ! alb' istV BedsrBaths!Halt 0r0r0 _ - .. \6 ,'a' t` • � • i 7 Floors 3 ‘ '. ♦ ',N. - 0��a'�7�Living Unils 0 Y !aS Y ASy�•„pie;Actual Area Sq Ft i • 1 + r-'t• d -- Living Area Sq Ft • e • ‘'N \ ..+\004 . .1 .' . -•-. 1 s1 Adjusted Area 55 940 Sq Ft Taxable Value Information Lot Size 125.200 Sq Ft ----•-•. - • 2016 2015 20'4 Year Built 1985 County Assessment Information Exemption Value 50 50 50 Year 2016 2015 Y014 Taxable Value 511,557.926 511,173 500 511 035 853 Land Value $6.835 920 56.835.920 56 835.920 School Board Building Value 54.260,142 53.886 875 53.793.710 Exemption Value SO_— - 50 50 XF Value 5461.864 5450.705 5456,263 Taxable Value S11 557 926 511.173 500 511.085 893 -City Market Value 511,557 926 511.173.500 511.085.893 Assessed Value 511.557.926 511.173.500 511.085.893 Exemption Value SO SO 50 Taxable Value 511.557 926' 511.173.500 511 085.593 Benefits Information Regional Benefit Type 2016 2015 2014 Exemption Value 50. SO SO Note Not all benefits are applicable to all Taxable Values G e County. Taxable Value 511.557.926 511,173.500 511 085.893, School Board.City,Regional► • Sales Information Short Legal Description Prero,is Sae Price OR Book-Page Cuailflcation Description OCEAN BEACH ADDN NO 3 PS 2-81 ALL OF LOTS 22 THRU 29&LOT 21 LESS S4OFT TOGETHER V iTH V12FT OF t LITS 15 THRU 20&W4OFT OF S4OFT OF LOT 21 BLK 111 A/K/A LEASE mo Off:-e.dr me Property Ap,rase•Is cortnua.ly eC,t.ng and t.aoat,ng me tax roll Tr s website nay nct'e"ect lite 1 ast current Info-Innen on record The Prcoerty A:^rra'ser era ma.mUaOe Coity ass_nocs no liati:•ty see f;;! Isciairner and User Agreement at http tln:wv r.•,a^,Jade go.,r.!brd,SCiairner nO Ve50 1 Page 582 of 2461 http:• aww.tltiamidadt.go\''propert)search 5/3'2017 • 1. orf 0 1%-R R , ; > -. 'r` I . 1 •, 3 . 4 . 'ik. ‘ i • __. / 4 • - • , .. • • N. u 0 i• sP 1 4 r ll' M 1' 7 t, \1110 4 Vir? 7,..1. •t r 1 '9 t q p 1 P ii. • l i al .. J ;: 1N v 7 • • f 1 K , Tax Map u emg 5 Page 583 of 2461 E R S ..1 ENVIRONMENTAL RISK INFORMATION 5ESVICES HISTORICAL DIRECTORY REPORT 1111111111111 for the site: Ecolog ERIS Ltd. Environmental Risk Information Miami Beach Marina Service(ERIS) 300 Alton Road A division of Glacier Media Inc. Miami,FL P: 1.866.517.5204 PO#: E:info@erisinfo.com Report ID:20170428069 www.erisinfo.com1111111111/ Completed:5/2/2017 Search Results Summary Date Source Comment 2016 DIGITAL BUSINESS DIRECTORY !mom Provided 2011 DIGITAL BUSINESS DIRECTORY images Provided 2006 DIGITAL BUSINESS DIRECTORY Images Provided 2001 DIGITAL BUSINESS DIRECTORY Images Provided 1998 DIGITAL BUSINESS DIRECTORY Images Provided 1993 DIGITAL BUSINESS DIRECTORY Images Pravda(' 1976 POLKS Images Proviabd 1972 POLKS Images Provided 1968 POLKS Images Provided 1964 POLKS Images Pmvidad 1959 POLKS Images Provided 1955 POLKS Images Provided Page 584 of 2461 Ewww.erisinfo.com 866-517-5204 5/2/2017 RE:CITY DIRECTORY RESEARCH Miami Beach Marina 300 Alton Road Miami, FL Thank you for contacting ERIS for an City Directory Search for the site described above.Our staff has conducted a reverse I'sting City Directory search to determine prior occupants of the subject site and adjacent properties.We have provided the nearest addresses(s)when adjacent addresses are not listed. If we have searched a range of addresses,all addresses in that range found in the Directory are included. Note: Reverse Listing Directories generally are focused on more highly developed areas. Newly developed areas may be covered in the more recent years. but the older directories will tend to cover only the"central"parts of the city.To complete the search,we have either utilized the ACPL,Library of Congress, State Archives.and/or a regional library or history center as well as multiple digitized directories.These do not claim to be a complete collection of all reverse listing city directories produced. ERIS las made every effort to provide accurate and complete information but shall not be held liable for missing,incomplete or inaccurate information. To complete this search we used the general range(s)below to search for relevant findings.If you believe there are additional addresses or streets that require searching please contact us at 866-517-5204. Search Criteria: 250-350 of Alton Rd Report.D 20170428089-512/2317 Pace.2 Page 585 of 2461 """'"'e"t'�r°.:�`" 2016 2011 SOURCE.DIGITAL BUSINESS DIRECTORY SOURCE:DIGITAL BUSINESS DIRECTORY ALTON RD MB ALTON RD 300 Damian Cerraduras Chapas 90 Sunset Cafe& Market. Resraura:rs Locks a Loc.sr*.ns 300 American Watersport Clubs Inc 300 Miami Beech Marina Me,vs a Qt e'4 Tusemen!S Rec'eoeon rnoustnes 300 R C I Marina Inc Pea:Esrare De:e apers 400 One World Mortgage Svc Corp 919 Davids Cafe Pesreureers Rear Earare Crecur Mortgage Lifetime Locksmith 400 One Residential Inc Esrste Credrr LOC45 6 Loc.*5mfhs 1400 Alton 14 Lk Rea;Eat teManagenent 400 American Supply Import 1454 Locust Locksmith ..Locks S Locks,nits a-r ct*er �rxre Gids MerLnan wn«s Cossio Car Locksmith -. 400 Mortgage One Residential Inc 1504 Re&Esr3re'Loans 600 Henry R Juime Md Physcions&Sugeoos 630 David Gaibut Md _ ..Physic,ans a Surgeons 1060 Pistils&Petals Nurser&Pror;srM eceete Wna's I f Page 586 of 2461 Report D 20170428069•5/2201 Pape 3 www ensinlo corn 2006 2001 SOURCE DIGITAL BUSINESS DIRECTORY SOURCE DIGITAL BUSINESS DIRECTORY ALTON RD Alton Rd 90 Sunset Cafe&Market.. Restaurants 90 Yacht Club 300 American Watersport Clubs Inc141 Camper&Nicholsons Use Inc. Al'OthN Amusernenr 6 Recreatron 0a4st yes Manx SaThat%es Ana Equloment 400 One World Mortgage Svc Corp. 300 Reward Fishing Fleet Re&Estate Credt Friedberg Jonathan Md 400 Mortgage One Residential Inc 630 Intern&Medicine PractiSoners Reel Estate Credit 901 Hair Cuttery. ._. • 400 American Supply Import . 906 Allstate Insurance Ail Othor Dar.We Goods Merchant M.o.''s, 920 Laundromax • Mortgage One Residential Inc 400 Massone Marisa Md Pets EsrareLoens 1002 600 Henry R Julme Md Physicians&Surgeons sterna!Med Crne PracM1terns 630 David Galbut Md Phy srcia s 4 Surgeons 1002 Lupi Carla Md _ InMedicirk Pracp'tianer5 1050 Pistils N'Petals Farm Direct • 1tltn Ptenlu .r e A Paula ..rc ,r crr,,:et r...- ..ti1., ,.1.41.,r: 1140 Congregation Bels Hamedrash 1239 Alton Road Nurseries 1345 II Paradiso 1414 Bank Of America Page 587 of 2461 Report ID 20170426069-5/2/2017 Page:4 www.erisinfo corn 1 1998 1993 SOURCE:DIGITAL BUSINESS DIRECTORY SOURCE:DIGITAL BUSINESS DIRECTORY Alton Rd ALTON RD 101 Courts At South Beach Condominium 268 Mystic Yacht Services 111 Majestic Properties Drgrre'susrness D&rectr, Rea Estate Agents And Merogers 300 Buttrose Yachts!nit 141 Catamaran Sales&Charters&Brokerage. ....soar,carers Pigael Business Director/- 150 irectory150 Housing Authority Of Miami Beach..... Housog Programs 300 Christi Dlophin......Digital Business Directory 150 Miami Beech Housing Authority Housing Programs 300 Club Nautico Of Miami Beach Community Council For Jewish Elderly Working Together vgrtar Business getoe 150 Mob,tluel.And Fara Services 300 French Aircrafftt AAgency Inc 300 Suzannes Market). arket Grocery Stares Digger Business Dire r', 300 Aquamarine Shipping Corp _ 300 Og tet Businnee C I Yacht ry Harbor 300 R C I Marina Inc Rea Estate A gents And Managers Intl Ycht Hbr At Miami Bch . 300 Montys On The Beach Restrnt Eerng Pieces 300 Dig;vier Business Directory 300 Montys Raw Bar Eating Places 300 Oliphants _ ..Digirai Business Direcron 300 Yacht Sales International Inc 545 Potemkin Chevrolet Inc 300 Club Nautico Of Miami Beach.....Merinos Digirai Business Director, 300 Sea Tow Miami Beach Towing And Tugboat Service 300 South Beach Yacht Sales Inc 300 Rosario&Sons Inc 300 Tollycraft Of Florida Corp...... 300 National Response Corp Msceilareous Marne Products 300 Ocean Explorer Diving Charters. Commerc iar Photography 300 Ocean Yacht 300 Christi Sport Fishing 300 Nautors Swan Southeast 300 Bourgoignie Georges Inc Ofc_.... 300 Miami Beach Marina Manner 300 Professional Marina Management _. Marinas 300 Professional Marina Management Inc 300 Hopkins Carter Marine Hardware Miami Beach Hardware 300 T&C Services 300 Oakley Al Capt 300 Corporate Incentives&Travel 300 Sissy Baby Sport Fishing....,. 300 Team Divers South Beach Commercial Photography 600 Fishbain David Md Otrces orHeaidt Practitioner 600 Aquino Lucrezia Md Offices And Crirec s Or Merncal°wars 600 Ufa :raividualAnd Family Services 600 Ufa 600 Uta Offices AnaCl:nres CrMeaicelDxtsrs Page 588 of 2461 Report ID 20170428089.5/212017 Page.6 ww v.erisinfo.com 1976 1976 SOURCE POLKS SOURCE POLKS Page 589 of 2461 Page:6 Report ID:20170428089-5/2/2017 wWw.Y11f1f1(o.fDfl1 • 1972 1968 SOURCE:POLKS SOURCE.POLKS Page 590 of 2461 Report tD 20170428069•5/212017 Por 7 were ersmto co m 1964 1964 Page 591 of 2461 Report Ip'20 70428069-5/2/2017 Page 8 wwa.ensnro corn • 1959 1955 - SOURCE;POLKS SOURCE:POLKS Page 592 of 2461 Report m 201704280 59-5w2017 Page 9 www.ersinfo torn MIAMI BEACH MARINA UPLAND TENANTS MONTHLY RENT ROLL 1-Feb-17 LEASE TERM [ NAME SQ. FT. %/BLDG TERM BEGINNING ENDING CORE BUILDING 1ST FLOOR LUXURY WATER SHUTTLE, LLC 450 0.82% 4 YRS. 12/15/2016 12/15/2020 TARPOON DIVING 1950 3.54% 10 YRS. 1/1/2015 12/31/2019 YACHT BRAZIL 1100 2.00% 5 YRS. 3/1/2015 2/28/2020 MONTY'S RAW BAR %LEASE 8640 15.70% 25 YRS. 5/1/1996 12/31/2020 YACHT BRAZIL 2238 4 07% 5 YRS. 3/1/2015 2/28/2020 SECTOR 7 MARINE 2372 4.31% MTM N/A N/A SOFT SALON 1750 3.18% MTM N/A 5/31/20171 DANNY JELACA. INC. 1750 3,18% 10 YRS. 6/1/2017 5/31/2027 MARKET/DELI 2900 5.27% MTM N,A N/A 1-TOTAL 2315CL 42.07% 2ND FLOOR TEXAS DE BRAZIL % LEASE 25844 50.00% 15 YRS. 12/1/2006 12/31/2022 2-TOTAL 25844 50.00% RENT PAYMENTS START 1/1/2008 HMY BROKERAGE 2048 5 YRS. 10/1/2015 9/30/2020 DENNISON 2108 2 YRS. 7/1/2016 6/30/2018 3R0 FLOOR RCI GROUP 3100 5.63% MG MT. CONTRACT GREAT SEATS MIAMI 524 0.95% 6/1/2013 5/31/2018 3-TOTAL 3624 6.59% BLDG. TOTAL 52618 100.00% ICON OFFICES NIGEL BURGESS 3176` 62.37% 5 YRS W/R 8/1/7008 7/31/7018 FERRETTI 2145 40.31% 4 YRS. 7/1/2013 6/30/2018 N.B. 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AINI •/AGN� � � l.•1f>. srr vw••..a.r.a. 40/07/,1 •11.13 NO bMla Yf WI ILJV II,.gI lamla p p /r 1 REVISIONS _ UK •H OF t�UR008= Sa4,4,, f,.--,i51/Fri31 .,a, c-4 , ,.,,,Las, 1.04 . u w� *010101 •/tel_ _ L-.. -Mk /JIM.IYJ.•M.A,' • !39!4!'!133 • UN1 YU/0RIa14P(Y./1) C $4 it/13/94 agora Ian ',gra UPaAn."'!..7 ac A portion of Block 111, ••OCEA,Y BI':ACII 11.A. AUDITION NO. J^, according to the plat thereof, 3219 rirfl91Yf7</AY 12.4.10111.Maar. wra Til-/.0.031)6.15.Mat/Al NR.(161)4321-31191 < aA/tl/rI eau r fMl maws lL.r1.41.J GC MU is a 'lieui•-A ndery Survey.Pa ,au oKirul .air,u .[ rrL•+ - Ir. as recorded in Plat Boob 2, it Page 81, of the Public Records of Dade County, Florida a "'"wr "••1I'I''w aw..w 4141_0+rroJ...: .r gin cie TOGETHER 11771 adjacent submerged lands lying in Section 3, Township 54 South, Range 42 MI11 fYM A.� `•..w 1"'^ �: w arm...P.•r.•141,•'7 r 441 l..nand me....PM Oem... 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Florida Department of Environmental Protection Twin Towers Office Bldg.2600 Blair Stone Road,Tallahassee, Florid' s, 32388.2400 Division of Waste Management M C Petroleum Storage Systems 7 � Storage Tank Faculty Annual Compliance Site Inspection Report '4•nt•t Pau Facility Information: Facility ID: 8838561 County: MIAMI-DADE Inspection Date: 11/04/2016 Facility Type: V- Marine/Coastal Fuel Facility Name: MIAMI BEACH MARINA #of Inspected ASTs: 0 344 ALTON RD USTs: 4 MIAMI BEACH, FL 33139-8982 Mineral Acid Tanks: 0 Latitude: 25°46' 16.8175" Longitude: 80'8' 21.5583" LL Method: DPHO Inspection Result: Result: In Compliance Also Performed: Financial Responsibility: Financial Responsibility: INSURANCE Insurance Carrier: ACE AMERICAN INSURANCE COMPANY Effective Date: 08/06/2016 Expiration Date: 08/06/2017 Findings: No training certificates are present. Signatures: TKDERM -MIAMI -DADE DEPT OF REGULATORY& ECON RESOURCES Storage Tank Program Office (305)372-6807 Storage Tank Program Office Phone Number P e 597 of 2461 Activity Opened 11/04/2016 Flge 1 of 7 Victor E Cabrera Facility ID: 8838561 Victor E Cabrera Jason Tenney INSPECTOR NAME REPRESENTATIVE NAME INSPECTOR SIGNATURE REPRESENTATIVE SIGNATURE Owners of UST facilities are reminded that the Federal Energy Policy Act of 2005 and 40 CFR 280 Subpart J, requires Operator Training at all facilities by October 15, 2018. For further information please visit: http://www.dep.state.fl.us/waste/categories/tanks/pages/op_train.htm System Tests Type Date Results Reviewed Next Due Comment Completed Date Completed Tests Annual Operability 10/21/2016 Passed 11/04/2016 10/21/2017 Done by Gator Petroleum Breach of Integrity 10/24/2016 Passed 11/04/2016 10/24/2018 Done by Gator Petroleum Annual Operability 10/19/2016 Passed 11/04/2016 10/19/2017 Florida Metro Construction certified leak detector T3300 panel Breach of Integrity 10/24/2016 Passed 11/04/2016 10/24/2018 Done by Gator Petroleum Annual Inline Leak 10/21/2016 Passed 11/04/2016 10/21/2017 Done by Gator Petroleum Reviewed Records Record Category Record Type From Date To Date Reviewed Record Comment Two Years Monthly Release 09/15/2014 11/04/2016 Done by Gator Petroleum Detection Results Two Years Certificate of 08/06/2015 11/04/2016 Insured by ACE American Financial Insurance Company under Responsiblity policy (G2184610701 1) Life Time Written Release 11/04/2016 11/04/2016 RDRL Detection Response Level Info P e 598 0 461 Activity Opened 11/04/2016 �ge 2 o Victor E Cabrera Facility ID: 8838561 Record Category Record Type From Date To Date Reviewed Record Comment Two Years Monthly Maint. 09/15/2014 11/04/2016 Done by Gator Petroleum Visual Examinations and Results Two Years Electronic Release 09/15/2014 11/04/2016 Done by Gator Petroleum Detection Equip. Monthly Checks Inspection Comments 11/04/2016 On site with Mr. Jason Tenney (Dock Master) 305-673-6000 for an annual compliance inspection of (2) 5,745 gallons and (2) 9,450 gallons fiberglass USTs. All tanks were installed on 2/29/1984 and converted into double wall by means of internal lining on 2007. The registration information was verified and no changes were noted. The State registration placard was current 2016-2017 and properly posted on site. Certificate of Financial Responsibility is available and current. The facility is insured with ACE and coverage is running from 08/6/2016-08/6/2017. Written Release Detection Response Level is posted on site. Annual Operability Test is current and available. Test certifying the Veeder Root TLS 350 was performed by Gator Petroleum on 10/21/2016 and passed. Annual Operability Test certifying the T-3300 panel was performed by Florida Metro Construction Company on 10/19/2016 and passed. Annual Inline Leak Detection Test is current and available. Test was performed by Gator Petroleum Testing on 10/21/2016 and passed. The breach of integrity test on all (4) tanks was done by Gator Petroleum on 10/24/2016 and passed. Monthly Visual, Electronic Detection, and Monitoring Well logs are available, 24 months noted. The logs are done by Gator Petroleum. Electronic release detection is monitored through the TLS-350 and the T-3300 panel. All functions were normal at the time of the inspection. The liquid status report was conducted. The Veeder Root TLS monitors the sensors in the STPs sumps, piping sumps and transition sump. Interstitial sensors of all four tanks is monitored through the T-3300 Panel located by the tank farm. At the time of the inspection The T-3300 was showing all sensors normal. The audio and visual alarms were working Rage 599 0 2461 Activity Opened 11/04/2016 ',age 3 ot Victor E Cabrera Facility ID: 8838561 on both devices. There are a total of (7) dispensers on site, The dispenser liners were dry and hoses and nozzles are all in food conditions. Fill port & vapor recovery lids were properly marked as per API standards. Fill port & vapor recovery watertight caps contained gaskets and had tight seals. Fill ports & vapor recovery spill containment buckets were free of liquid. All the STP contain mechanical line leak detectors.STP components were free of corrosion. All the sumps had the piping boots pulled back for release detection and the sensors were correctly positioned below piping. There are a total of (6) monitoring wells on site. All monitoring well concrete pads and lids were intact and properly color coded. All monitoring well watertight caps were locked or properly secured and contain gasket. All monitoring well collars/risers were at least 1 inch above the surface and the containment appears to be properly grouted. No visual evidence of free floating product or sheen observed, no product odors were detected during the inspection of all the monitoring wells. All monitoring wells DTW/D was measured on 11/4/2016. On this date water column levels were determined adequate for release detection meeting the 3 ft requirement. A copy of the inspection report will be sent via email to the station representative Mr.Jason Tenney at info@miamibeachmarina.com for facility records. Site diagram was drawn and attached to FIRST dated 11/4/2016. Pictures were taken. Inspection Photos Added Date 11/04/2016 Added Date 11/04/2016 Marina entrance overview Overview of tank farm am L • P e 600 of 2461 Activity Opened 11/04/2016 Frge 4 o Victor E Cabrera Facility ID: 8838561 Added Date 11/04/2016 Added Date 11/04/2016 Fill ports and vapor recovery no violations noted STP sumps free of violations :-...-.1 r. I Ajoi_ i -- w r' • _ , • „ trip i IL4, . , ,,.. 4 , , . ....: , le iti 'IN ,_ • A6,rAiii r 411.►+ 4.`. : c Added Date 11/04/2016 Added Date 11/04/2016 Transition sump no violations noted Dispenser island A. eft t itA h• . g I g- i I .a _,. .E. . 1 Activity Opened 11/04/2016 Poge 51 of 7461 Victor E Cabrera Facility ID: 8838561 Added Date 11/04/2016 Added Date 11/04/2016 High speed diesel pump High speed diesel system i+w a .: ... - Y _ ;.f • Added Date 11/04/2016 Added Date 11/04/2016 Dispensers hose and nozzles in good conditions Dispenser liners no violations noted �! fI • 4111111 , IIIEA y Activity Opened 11/04/2016 Pope Odcof 1461 Victor E Cabrera Facility ID: 8838561 Added Date 11/04/2016 Added Date 11/04/2016 Monitoring wells properly marked T-3300 Panel free of alarms ') .,..,,,-- ..,0:‘,,r• .. �O.r F n 0 YDS '.. ! Added Date 11/04/2016 Added Date 11/04/2016 Veeder Root TLS free of alarms Sensor printout —-1`u-- .t r`sa ✓Ft .j iyT. , i. # 61411.4r7 I '-'- Activity Opened 11/04/2016 Purge 7 of 7461 Victor E Cabrera eaing Fire Department Email RFI Date: May 10,2017 Miami Beach Fire Department EMG Project No.: 123091.17R000-001.135 Dear Sir or Madam: EMG is an environmental and engineering consulting firm conducting an investigation on behalf of the property owner of current and historical conditions which could potentially impact the environmental condition of the following property: Miami Beach Marina 300,344 Alton Road Miami, Florida 33139 Through the Freedom of Information Act(FOIA),we request any available information on file which is related to potential environmental issues concerning the above-referenced property. Specifically,we request your assistance by providing us with information concerning existing or historical conditions for the above-referenced property, including: 1) How far back are records maintained by this Department? 2) Are there any required Department environmental permits,registrations,or notifications,and if any,the compliance status and any reported violations(including violation status)? 3) Are there any petroleum product/hazardous material storage tanks,both aboveground and underground? 4) Are there any releases of petroleum products and/or hazardous materials? 5)Does the Fire Department conduct routine life-safety inspections at the property?If yes,what is the frequency? 6)What is the date of last Fire Department Inspection? 7)Are there any OUTSTANDING Fire Code violations? If yes,please provide documentation describing the violation(s). Any follow-up documentation may be returned via email,faxed to 410.785.6220,or emailed to: rfi@emacorp.com If you need additional information to complete this request,please contact me at 800.733.0660 x6426. Thank you for your prompt attention to this matter. Sincerely, Jay Hutchison Project Manager EMG HEADQUARTERS: EMG CORPORATE CENTER 10461 Mill Run Circle Suite 1100 Owings Mills,Maryland 21117 800 733 0660 FAX 410 785 6220 Pagesr6414roo m APPENDIX G: HISTORICAL ENVIRONMENTAL DOCUMENTS Page 605 of 2461 Exhibit C - Traffic Report Kimley >>>Horn Aprl 28, 2020 Mr. David Martin Alton Mixed Use Investments, LLC 2665 South Bayshore Drive, Suite 1020 Coconut Grove, FIor:da 33133 Re: 300 Alton Road Miami Beach, Florida Trip Generation Analysis Dear Mr. Martin: Kimley-Horn and Associates, Inc. has performed a trip generation analysis for the proposed redevelopment located at 300 Alton Road in Miami Beach Florida. Currently, the site proposed for redevelopment is occupied by 26,296 square feet of retail space, 950 total restaurant seats, and a 400- berth manna. The proposed redevelopment consists of approximately 20.000 square feet of retail space, 250 restaurant seats, 15,000 square feet of office, 60 multifamily residential units, and a 400- berth marina. Please note that the 400-berth marina is existing to remain as part of the proposed redevelopment. A location map and conceptual site plan are provided in Attachment A. TRIP GENERATION ANALYSIS A trip generation analysis was conducted using the Institute of Transportation Engineers (ITE) Trip Generation Manual, 10"' Edition for the existing and proposed redevelopment plans. The trip generation for the existing development was determining utilizing ITE Land Use Code (LUC) 820 (Shopping Center), 931 (Quality Restaurant), and 420 (Marina). The trip generation for the proposed redevelopment was determined utilizing ITE LUC 820 (Shopping Center), 931 (Quality Restaurant), 710(General Office Building), 420(Marina), and 222(Multifamily Housing [High-Rise]). A multimodal (public transit, bicycle, and pedestrian) factor based on US Census Means of Transportation to Work data was reviewed for the census tract in which the project is located. The US Census data indicated that there is a 21.8 Percent (21.8%) multimodal factor based on the project's location. However,to provide a conservative analysis, a multimodal factor of 20.0 percent(20.0%)was applied to the trip generation calculations to account for the urban environment in which the project is located. It is expected that a portion of residents,employees, guests, and patrons will choose to walk, bike, or use public transit to and from the site. Internal capture is expected between complementary land uses within the project. Internal capture trips for the project were determined based upon methodology contained in the ITE's Trip Generation Handbook, 3'° Edition. An internal capture rate of 6.9 percent (6.9%) for the A.M. peak hour trip generation and an internal capture rate of 31.2 percent(31.2%)for the P.M. peak hour trip generation are expected for the existing development. An internal capture rate of 7.6 percent(7,6%)for the A.M. peak hour trip generation and an internal capture rate of 32.0 percent(32.0%)for the P.M. peak hour trip generation are expected for the proposed redevelopment. kimley-horn corn 60u North. Ping.Isianc Rom Suite 45t' Ply itatnor r=te 33324 )`.,4 :>,;5,,'rto Page 606 of 2461 Kimley >>>Horn Pass-by capture rates were determined based on average rates provided in the ITE's Trip Generation Handbook, 3rd Edition. The pass-by rate for the retail land use is 34.0 percent (34.0%) and pass-by rate for the restaurant land use is 44.0 percent(44.0%)during the P.M. peak hour. As Table 1 indicates, the proposed redevelopment is expected to result in an increase of 19 net new A.M. peak hour trips and a reduction of 48 net new P.M. peak hour trips. Detailed trip generation calculations are contained in Attachment B. Table 1:Net New Trip Generation Summary A.M.Peak Hour Trip P.M. Peak Hour Trip Generation Generation Development Plan - i In Out Total In Out Total Existing Development 26 28 54 125 78 203 Proposed Redevelopment 34 39 73 85 70 155 Net New Redevelopment 8 11 19 -40 -8 -48 Based on the trip generation analysis, the proposed redevelopment is not expected to result in a significant impact to the external roadway network. If you have any questions regarding this analysis, please feel free to contact me. Sincerely, lllll ON Q K M �,"�� This document las been KIMLEY-HORN AND ASSOCIATES, INC. .` 1�y�C •N.C jyft�i�' digitally signed and sealed b y �1 S F (� John Joseph McWilliams. E. •' 9 on She dale adjacent to the No 62541 3 seal. •7.7 : _ John Digitally signed by John John J. McWilliams, P.E. * • * '* oatelzozooa.zas Attachments McWi4liams 16.33.00.0400 STATE OF p 4 Printed copies of this �A'' L 0 R\t)• .• G_,``�; document are not considered ' \` signed and sealed and the ,,��M Ah E��`` s gnatu a must be venfled on any electronic copies- John J.McWilliams.P E. Florida Registration Number 62541 Kimley-Horn and Associates.Inc. 600 North Pine Island Road,Suite 450 Plantation,Florida 33324 CA#00000696 httpsi/kimleyhom-my.sharepoint.com1personallccry_dorrnan kimley-hom_com/Dacuments/Project Folders/043923005-300 Alton Roadkorrespondenceftrt04 24 2020 Trip Gen Letter_docx k mley-porn corn 600 North Pre IF:idr,i Rudd Suite 450, Plantation FL .,i324 1'�4 9.35 i;00 Paae 607 of 2461 Attachment A Page 608 of 2461 • a 5th Street -- . 11Q r :ler i 1. jo lussicmi i . ' .' *"..lie. . 1 t # ;. i e '�1 �>� - IN:.-•• . • t w , t'► Ay I ,J. [ _a _z. „, .., 1 :� ,...‘,0:".:,!.. .14.' �,,.'`•. _„ --�`� 3rd Street ........ • _ ,,:___ \ EL_ .al. ,It: •.',INN 'it'S • . r• .. ,.„.ili a \ .. ‘ ,. .. .. • 4 . .'T"'s\,,,, „ 4.\.• \A r .� ii'�1~ SITE ° ; -� �? :., • j t - - 1, ,r 2nd Street ` :- i `. !lig) � \ `. fir--� } . 7 % ice,r . 10/1 ..(.4T- is. i � .\\ . '' i o • ;111i '\V�� ,,-moi • j. • -_.. • 4 V e ..; 'fic -PI 1:11 FIC at 2 I I 1 l'k*"..:\‘' % *Ile )4, ' 0+ r1k- . k. Ki m ley >>Hor n 30`oca0 Alton Mad n Road t w 2023 Miami Beach, Florida J Page 609 of 2461 . . 4 Ff.4.(4.-...1";.....i.414 t.iii.t.. 7-;,‘:'44:jpri tel.. .1.1.;.t" !ta;h" ,lit'. •''' t. ''.'.4.::',Illirr ''''t.1111' -:"1---• i lb 1 1414''' '1114',:f.''''':".''° 'l'"11 41... '' ' I; • '14' 41'4ida ' '''''' ''''''''"' '' . '4'•'I'' i$L•'''.'. .•'''' ''.''''.- ' 1 -:-k. ,. 4- - • . - .1'..,E,,....1::41111A•;.:.•.1;f4,T.7 '''''i... i, ' ,''' . '4 'i.- - " 41. 111,:L16 :•' ' •.'., ' 'Lin . -.. 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II _ .. .. _ . . _ - .. . . . .. .. .. y I I : I t. _ _ . .._ .. . . - - .. - — - 1 1 I I I I I . .. .. .1. .. 1 I I I I 1 L I _ _ ._ J • rimill= CONCEPT DESIGN GROUND FLOOR (+9'411) ° 'u I' 1,, "O l DRAFT I IN PROGRESS I I I .___ r I Attachment B Page 612 of 2461 AM PEAK HOUR TRIP GENERATION COMPARISON EXISTING WEEKDAY AM PEAK HOUR TRIP GENERATION DIRECTIONAL GRO MULTIM OPAL INTERNAL NET NOV PA66-BY NET NEW (TE TRIP GENERATION CHARACTERISTICS 0I8TIOSUTION VOLUMES REDUCTOR EXTERNAL TRIPSCAPTURE , EXTERNAL TRIPE CAPTURE EXTERNAL TRIM RT R1 IR twee. 1A% _ - • C Pr L•N U. Henan Co. ems WIi. In CM-. In .94 Toni •.,..M , 1,5. n 0.4 l.sS Pen.r4 U. In D. lar P.,cwu t n 0•1 WWI i.... w _ 10 • , _ . '- leaf 62% 70% 15 10 _ 23 20.0% 5 12 6 00 100% 2 11 7 18 0.0% 11 7 10 2 PD.ry.rt.r _10 031 950 neat 50% 50% 10 _ 9 I9 20.0% 4 0 7 ` 15 X13.3% 2 7 0 13 0D% 0 7 _ 6 33 3 nr�. 10 _420 400- bt18 33% 97% 9 19 21 -1-20.0% S _ 9 4 1S 23 : 00% 0 9 15 73 010% 9 II 13 23 "4 1 4 4.- 0 0 S P 9 - i0 .4 - A 12 133 14 1- I ITE Land Uaa Cods Rab M or Equan Talar 34 , 39 2 20 0% 14 REM= E.E% 4 20 Si DA% 0 25 25 S4 620 Y.0.94(X) 031 Y.0,0271) 420 9.0.07(0) PROPOSED WEEKDAY AM PEAK HOUR TRIP GENERATION OR EC TONAL GROSS MULTIMODAL INTERNAL NET NEW P9E,D1 NETNEW ITE TRIP GENERATIONCIMRACTEI0DRC6 DISTRIBUTION VOLUNLD REDUCTION EXTERNAL TRIPS CAPTURE EXTERNAL TRIPS CAPTURE EXTERNAL TRIPS kr 1.4.1.4.Un Wei. Cs. s.M ISM In ."'-'1 M - s ■ 04 V.1.1 Pwasi.., - lrip. Si OH tolS P.m. Tn. N Ou Ins isms Top. n Ont 7MM 1 I .e.1ca.., 10 420 20 1a( 62% 30% 12 7 ' II '200% 4 10 .-- 5 15 13.3%+ 2 9 l 4 13 00% , 0 I r .34q.4/44I5•44a.., 10 031 250 ter 50% S0% 3 2 S 200% 1 2 2 4 50.0% ) 2 1 1 2 _ 2.0% 9 I 1 2 w4wr 3 D . 0a.•. 10 713 15 MN 16% 14% 1S 2 17 20.0% 3 12 2 14 14.3% 2 11 1 12 D.314 0 II 1 12 4_p-.. 10 420 409 Di61 33% 07% 9 10 26 200% 9 0 IS 22 0.0% 0 7 15 22 0.0% 0 7 10 22 O 5 D s.. my 24e4.41 10 2• 00 ou 24% .% - 23 30 290% I 0 16 24 a.0% 0 0 16 $ 0.0% 0 5 16 24 R 4 ,. _ • Up .14_ __-. -�-._ - -. - i _ _- { - 10 2 11 / I 12 - r __- - -__ 13 - _-_ �- -_-- 4 11 15, • 11£191151 Use C0119 Rat.at EquoIon Yawl: 46 n ' II _20.0%' m 37 42 T9 7A% 1 34 39 73 0.0x 0 34 - >o 73 926 1.094(01 _ 931 1.002(X) 1N OUT TOTAE 710 Y-1.16(0) 531 NEIN TRIPS 4 11 16 429 1.0 07(0) za 1020)X).12.68 K%FT._TP701043923005-100 AEan 1.1oe01:.k.lirip pen,D2042020_"RNP:E1.10_Re0%elopment_Swn.'i0115. PRIM 1.SM PEAK HOUR 3.191/22.:07 10 PM Page 613 of 2461 PM PEAK HOUR TRIP GENERATION COMPARISON EXISTING WEEKDAY PM PEAK HOUR TRIP GENERATION • ' •• I. 006 'UL"O T L l'T RNAI NE 'ASSi1 • ITS TRIP GENERATION CHARACTERISTICS ONTI56 11104 VOLUMES , REDUCTION EXTERNAL TRIPS CAPTURE EXTERNAL TRIPS CAPTURE EXTERINLITRIPS T.354 • se • PL taot Yw 64Xlotr CJ 4x11 Wt M T_d F Or. 0.27•.• TrM In d Total _ 1,4•444. I h Ort 1,4•J P.,,4 Tri• i d fr. . ..1 PRP.,T PP 1 OS ,.•. 20.P% 4 76 M 152 A 454 !1f a si ,07 14 0% iS 36 fl _A.�„- 10 931 650 t10— M__ 33% 176 _ 04 _ 106 103% 51 143 _70 _ 213 216% SI 115--'- 35 .{ 150 44.0% SS & 20 04 ___ . 10 420 400 SAO 00% 40% SO 14 14 20.3% 17 40 V 57 - 23.5% 15 31 20 _ 51 0.0% 0 31 20 51 4 A - O S i . R S _ __. _.. .._. t Zi _ I I — 1 ---7- 12 7 113 - .-- _ . _ ,. I _a_.____t-_ 1 15 TTE Land Us*Code Rate Or EAwfo. 34161--r-325 227 552 '30.0% ' 110 301J 151 442 31.2% _ 1T—i . 152 7 t12 304 33.2% 101 135 76 101 620 LN(V).0.14•LN(X).249 031 7.0.24(2) 420 1.0.11(X) PROPOSED WEEKDAY PM PEAK HOUR TRIP GENERATION L ORO. UL-P'.: L t..j 1-_, ,1,• . . ITE TRIP GENERATION CHARACTERISTICS OgTRIaUTION VOLUMES REDUCTION EXTERNAL TRIPS CAPTURE EXTERNAL TRIPS CAPTURE EXTOWAL TRIPS 101.n Car a••Y am, •n W 0, OM TMY •.,..a r.•. N W IM•1 1.3.5,;.: 1.w M 05 7a S Potato f N Oro Tao I 1 a,.h.t C.., •,~u•• __ 10 020 to ~ M _ 15 _ 20 0%_ 33 63 a 132 _ 35 — M 0 54 N-5% 30 32 62 2 o.•yRadon` I0 431 • 200 anal 07% .. 33% 1 47 t 33 _ 70_X20.0% 14 30 _ _l0_ S5 464%L 26 . _23 7 30 _44.0% 13_-�_ 13 6 17 3 0...o..aw.9.._ 10 %10 it ' kit 16%_ 04% , 1 15 -TIF20.0% 4 _ 2 13 IS 40.0% 6 0 0 0-~ 0.0% 0 0 5 9 4 a— __.___.. 10 420 400 " 61M 50% 40% 50 34 54 20.0% 10 46 ' 27 1111 132% P 37 22 so 5.5% 0 37 22 SS G S rr•..14 r1.,.•a,N.X..1 10 222 01% , 30% 15 11 20 6 14 6 23 65.2% 15 5 3 S 0.- 4 5 3 0 R 6 - - O 7 51 P _0 _,_ r • 1 _ _ e IQ._ 1 _ 4 17 __ _ • `_._-w--_--•_ ..__w—____ I - �a ._- 15 —__ E land flat C.O. Rata 00 E6wbn 616. t• 1 . r .. 111 200 _ 32.5% 75 65 70 120 630 LN(Y)•0 74•LN(X)•289 911 Y40 20(K) 1" OUT TOTAL 710 LN(Y)-0.95'I.40)•036 METNOV TRIM 40 i � 1 420 Y0 21(X) 222 1.0.74'(X)•5 56 K 1f T, TPTO1D43923035-100 A6on Rovalcolcs99p per903 04 2020_'RIP GEN 10 R41avebprrieM SC4N110 1211• PRINT RAI PEAK HOUR 311 fr2O2a.12 19 PM Page 614 of 2461 Internal Capture Reduction Calculations Methodology for A.M.Peak Hour and P.M.Peak Hour based on the Trip Generation Handbook,3rd Edition,published by the Institute of Transportation Engineers Methodology for Daily based on the average of the Unconstrained Rates for the A.M.Peak Hour and P.M.Peak Hour SUMMARY (EXISTING) GROSS TRIP GENERATION A.M.Peak Hour P.M.Peak Hour Land Use Enter Exit Enter Exit F- Office 0 0 0 0 D Retail 12 8 78 84 O. Restaurant 8 7 143 70 Z Cinema/Entertainment 8 15 40 27 Residential 0 0 0 0 Hotel 0 0 0 0 - 28 30 261 181 INTERNAL TRIPS A.M.Peak Hour P.M.Peak Hour Land Use Enter Exit Enter Exit n Office 0 0 0 0 a Retail 1 1 32 27 Restaurant 1 1 28 35 O Cinema/Entertainment 0 0 9 7 Residential 0 0 0 0 Hotel 0 0 0 0 2 2 69 69 Total%Reduction 6.9% 31.2% I- Office n Retail 10.0% 36.4% O. H" Restaurant 13.3% 29.6% D Cinema/Entertainment 0.0% 23.9% Q Residential Hotel EXTERNAL TRIPS A.M.Peak Hour P.M.Peak Hour Land Use Enter Exit Enter Exit D Office 0 0 0 0 d Retail 11 7 46 57 Restaurant 7 6 115 35 O Cinema/Entertainment , 8 15 31 20 Residential 0 0 0 0 Hotel 0 0 _ 0 0 26 28 192 112 Page 615 of 2461 Internal Capture Reduction Calculations Methodology for A.M Peak Hour and P.M.Peak Hour based on the Trip Generation Handbook,3rd Edition, published by the Institute of Transportation Engineers Methodology for Daily based on tie average of the Unconstra,ned Rates for the A.M. Peak Hour and P.M. Peak Hour SUMMARY (PROPOSED) GROSS TRIP GENERATION A.M.Peak Hour P.M.Peak Hour Land Use - Enter Exit Enter Exit I}— Office 12 2 2 _ 13 Retail 10 5 63 69 CL - Restaurant 2 2 38 18 Cinema/Entertainment 7 15 v 41 27 Residential 6 18 14 9 Hotel 0 0 0 0 37 42 158 136 INTERNAL TRIPS A.M Peak Hour P.M.Peak Hour Land Use - Enter Exit Enter Exit Office 1 _ 1 2 4 a Retail i 1 1 17 21 Restaurant 1 1 15 11 O Cinema/Entertainment 0 0 4 5 Residential 0 0 9 6 Hotel 0 0 0 I 0 3 3 47 47 Total%Reduction _ 7.6% 32.0% i— Office 14.3% 40.0% 0 Retail 13.3% 28.8% O. Restaurant 50.0% 46.4% p Cinema/Entertainment 0.0% 13.2% Q Residential 0.0% 65.2% Hotel EXTERNAL TRIPS A.M. Peak Hour P.M.Peak Hour Land Use - Enter Exit Enter Exit Office 11 1 0 9 Ci. Retail 9 4 46 48 Restaurant 1 1 23 7 D I- O Cinema/Entertainment 7 15 37 22 Residential 6 18 5 3 Hotel 0 0 0 0 34 39 111 89 Page 616 of 2461 2/2412020 Census-Table Results CnsusUn e Bureau Note.This is a modified view of the original table produced by the U.S.Census Bureau. Note.This download or printed version may have missing information from the original table MEANS OF TRANSPORTATION TO WORK Survey/Program: emeri an Community Survey Universe: Workers 15 years and over Year: 2318 Estimates: 5-Yea' Table ID: Sourc e u S C en st.s Bureau,2018 Amer pan tom mu nay Sur any 1-Year Ester ayes Although tee A•eer•ca.n Commune,Survey(ACSI orcduces population.denograpnic and houairig ere estimates. it is the Census Breals eoputatron Estimates Program that produces ane dissenerates tie official estimates of the porulation'at tee nation.states,count es cit es,ale towns and estimates o'nous:ng tints tor states and counties. Data are based r•a sample a to are subject:r,sampling var.ab ley Tee degree of urcertainty rnr ar estma:e emir from sarialing variability s-epresentec through tie use of a margin of error.The value snowr^.ere s the 90 percent margin of error.The margin of error can be interpreted roughly as providirg a 90 percent probability that the inter val defined by:he estimate minus the manger of error and the estimate plus the margin of error;the lower and upper corfdentC bounde.contains the true value Ir additior 1c sampling vast•l:y:i'e ACS es:mates are select to rorsamele^.c error for:t discussion of ronsamptrtg var at:lity,see 4CS Teehrecal Documental or The ef'ect of norsamphrg error is not represented in these tables Workers.nil.:tie members of the A-med Forces and c nit ens veto were al wnr<last week While tee 20:9 American Commcr ty Survey fACS;data generally refect lne..uty 2015 Once el Management and Bc dget(0'48)delinealicns o`metropolitan erre mrcruocldar statistical areas,in certain instances the names,codes,and boundaries of the principal cities shown in ACS tables may differ from the OMB delineat tits due to differences in the effective dates of the geographic entties Estimates of urbai and rural populations.t:ousirg units,and charactei'sties refect bots denies of urbar areas defines based on Census 2010 data As a result,data for urban and rural areas from the ACS do not necessarily reflect the results of ongo ng unbar zatron Evplanat:on of Symxis: An'"-ere.),in the margin el error:glum t indicates that edher no sample obser.rat ens rte tot fern sample observat:ors were available to compute a stardard error and thus the margin of error 4 statist cal test s not apo-op'ate An ert-d in toe est.ma:e column•nd.cetes that erecter o sanole observat:ors cr too few sample observations were available is compute an estimate.cr a ratio of mediaes cannot be calculated because one or both of the median est mates falls;n the lowest interval or upper interval of an open-ended cistributiore or the margin of error associated with a ntec.an was larger than tee median itself An'-follorerg a median es:.rna:e means the median falls ir the lowest nterval of an ooee-endec dial-tutorr An'4'following a riled an estimate means the median'ells a the upper interval of an open•enoed dist-b aeon. An-•""entry a the margin of error column eelicates that the median falls n the Lowest titer dal or upper nte-sal of a'open-ended distnbu:ion A statistical test is err appropriate An"*"." entry in the margin of error column ndicates that the estimate is controlled A statistical test for sampling variability is not appmpeate An'el entry,:t the estimate and margin of error care-ins inoicates that data for this geographic area car not be displayed necause the number of sample cases:s too small Art'(X; means that the est'mate.s not applicable et rot available httpsildata.census.govlcedscihableeeB08301&hdePreview=false&tiddeA S101.So20 ,BB08301&vintage=2018&ge1400000US1208600450D&layer-c. . 1/2 2/24/2020 Census-Table Results Support nc,cxuner rat on on ecce lists sJotet:deer tic's.cats a.:CW acy z to sta:st:cai test ng_an or the r••ner.can Community 3,.'ey weaste :he Tecemicai i,ocwner•tau m sectio' Sample 517C and data quality measures t.ncluoimg coverage rates,allocation rates,and response retest can be `ounU o r the American Community Survey website in the Methodology section. (244+19+153)/(1,905) = 21 .8°/D Census Tract 45,Miim PDade C Estimate Total V Cr.Deck.C *en. 7.0ye More se Carpooled In 2-arson ca•:eol In 3-nerscn ca•xol In 4-3erson ca•:ool In S nr Tepersor carpool Irt'•Cr•mtre-o,nson:arpcol �uol c transoortattan excludre:laxresbl Sus or volley Sus Siree:car 31 trolley-at(Cairo o.cfKo.c Puerto a•ce1 Subway or elevates ?a!road - -eT beat :orcycle 3rcycle *talked Other means Nsried at home https Udata.census.govrcedsciftable?q=60133018,h dePreview=False&tid=ACSDT5Y20'.8.808301&vintager2018&g=1400000US12086004500&layer-c_ 2/2 Page 618 of 2461 Exhibit D- Economic Report Miami Economic Associates Inc. April 14. 2020 Mr. David Martin. Manager Alton Mixed Use Investments. LLC 2665 S. Bayshore Drive Miami FL 33133 Re: 300 Alton Road — Economic and Fiscal Benefit Analysis Miami Beach Marina Lease Extension and Upland Redevelopment Dear Mr. Martin: Miami Economic Associates, Inc (MEAT) has performed an analysis to estimate the economic and fiscal benefits that will accrue to the City of Miami Beach and several other governmental jurisdictions as a result of the development of a mixed-use project at 300 Alton Road (the Proposed Mixed-use Project).' Based on information provided to us by members of your organization, we understand that the Proposed Mixed-use Project will be comprised of 60 condominium units, 30.000 square feet of retail and restaurant space and 15.000 square feet of office space We further understand that it will be developed in conjunction with improvements that will be made to the upland portion of the Miami Beach Marina property on which it will be located. These improvements will include enhancements to the existing Baywalk and the marina's entrance as well as the creation of a new pedestrian access to the marina. They will also include the creation of more than 3 acres of green space. including a 1- acre at grade fully permeable park. that will increase the City of Miami Beach's ability to address the impacts on the South Beach area of rising sea levels while serving as the site for an art in public places program The other governmental jurisdictions considered in this report are Miami-Dade County. the Miami-Dade County Public School District and the Children s Trust, all of which impact the lives of City of Miami Beach residents. 6861 S.W. 89th Terrace Miami, Florida 33156 Tel: (3051 669-0229 Fax: (8661 496-6107 Email: meainkObellsouth.net Page 619 of 2461 Mr. David Martin. Manager Alton Mixed Use Investments. LLC April 14. 2020 Page 2 The Proposed Mixed-use Project and the other upland improvements just discussed will all occur after an extension of the lease on the Miami Beach Marina property, inclusive of the marina itself as well as the upland area. has been negotiated between the City of Miami Beach and Alton Mixed Use Investments, LLC Under the terms of that lease extension. improvements will also be made to the marina itself that are intended to re- position it in the yachting world as a truly first-class facility. MEAT understands that these improvements are expected to result in increased employment at the marina and increased revenues for the City of Miami Beach both in terms of its portion of the operating proceeds as well as the ad valorem taxes paid annually. It is also expected that the users of the marina who do not live it South Florida are likely to extend the amount of time they moor there and spend increased amounts of money within the City during their stay. However, since the terms of the lease extension are still being negotiated, this report does not address the economic and fiscal benefits that will accrue to City of Miami Beach from improvements to the marina itself. The benefits discussed below relate solely to those generated as a result of the development of the proposed mixed-use project at 300 Alton Road. The estimates of economic and fiscal benefits presented below are based on assumptions about the cost to develop the Proposed Mixed-use Project and other upland improvements and the prices and rent levels that it will achieve that are subject to change based on future economic conditions. Our estimates are also based on tax rates and fee schedules that are subject to change over time as a result of governmental actions. Accordingly, the actual economic and fiscal benefits generated by the subject project may vary from those estimated in this report. The remainder of this letter report is organized as shown below: Section Page Project Description 2 Summary of Key Findings 3 Economic Benefits 4 Fiscal Benefits 5 Bases of Estimates of Fiscal Benefits 8 ~Closing 10 Project Description As stated above, the Proposed Mixed-use Project will be developed on the upland portion of the Miami Beach Marina property. According to the current plans, its 60 ultra- luxury condominium units will include 6 duplex units. 22 three-bedroom units, 18 four- bedroom units. 12 five-bedroom units and 2 penthouse units. At that location, the condominium units will also have excellent views of Downtown Miami skyline and the cruise ship activity entering and leaving the Port of Miami. Finally. the location will also afford their residents convenient access to the MacArthur Causeway, which will take them to Downtown Miami and other significant places on the mainland of Miami-Dade Miami Economic Associates, Inc. 6861 S.W. 890 Terrace Miami, Florida 33156 Tel: (305) 669-0229 Fax: (866) 496-6107 Email: mealnk@bellsouth.net Page 620 of 2461 Mr. David Martin, Manager Alton Mixed Use Investments, LLC April 14. 2020 Page 3 County such as Miami International Airport. With respect to the proposed commercial space, it is anticipated that 10,000 square feet will be occupied by food and beverage establishments while 20.000 square feet will be occupied by retail establishments. The project will also contain 15,000 square feet of office space. MEAT estimates that the project will have a value for ad valorem taxes purposes in the range of $508.0 to $510.5 million. depending on the specific taxing jurisdiction. The commercial portions of the Proposed Mixed-use Project will be developed on land leased from the City of Miami Beach under terms that are still being negotiated. The residential units. however, will be developed in an air rights parcel. which will be sold to Alton Mixed Use Investments, LLC at a fair market value to be established by independent professional appraisers retained for that purpose by the City of Miami Beach at the expense of Alton Mixed Use Investments. LLC. The condominium units themselves will then be sold to their buyers on a fee simple basis. Based on information provided to MEAT by members of your organization, we understand that the Proposed Mixed-use Project and the other upland improvements discussed above will cost approximately $147.5 million to construct in terms of "hard" costs, exclusive of the amounts that will be spent on tenant improvements and furniture, fixtures and equipment in the restaurant spaces. We further estimate that an amount approximating $59.0 million will be spent on "soft" costs including, but not limited to, architectural and engineering fees, building permit and impact fees, project management, real estate taxes during the construction period, construction loan interest, marketing and sales and leasing commissions. Accordingly, the development proposed on the upland portion of the Miami Beach Marina property will cost in excess of $200.0 million to develop Summary of Key Findings The paragraphs that follow summarize the most significant findings of our analysis with respect to the Subject Project, Economic Benefits • During the period in which the Proposed Mixed-use Project and the other upland improvements are being develop, they will generate a total of 2,111 jobs including 1,273 on-site construction jobs (direct jobs). The remainder of the jobs would be either in businesses related to the construction industry such as those that sell construction materials or trucking companies (indirect jobs) or jobs in businesses across the economy in which the direct workers and the indirect workers spend their earnings (induced jobs) The earnings of all the direct, indirect and induced workers throughout the entirety of the development period would approximate $112.1 million. • MEAI estimates that once development of the Proposed Mixed-use Project is completed. at least 185 people will be employed on full-time equivalent basis in its retail restaurant and office spaces and in property operations and maintenance inclusive on-site parking. However. the number of people who are employed on-site Miami Economic Associates, Inc. 6861 S.W. 89th Terrace Miami, Florida 33156 Tel: (305) 669-0229 Fax: (866) 496-6107 Email: meaink ibellsouth.net Page 621 of 2461 Mr. David Martin. Manager Alton Mixed Use Investments. LLC April 14. 2020 Page 4 will likely exceed the number just stated because people employed in retail and restaurant establishments and parking operations are in many instances part-time workers. It would also serve as the basis for the employment of a total of 76 indirect and induced workers. The earnings of all the direct, indirect and induced workers will approximate $9.58 million annually. Fiscal Benefits • Prior to the period in which the Proposed Mixed-use Project is being developed, it will provide the City of Miami Beach with a multi-million dollar one-time fiscal benefit, in an amount not currently known. as a result of the sale to Alton Mixed Use Investment. LLC of the air rights parcel in which the condominium units will be developed • During the period in which the subject project is being developed, the City of Miami Beach also would collect more than $1.32 million in master building permit fees. It may also collect component or trade-related building permit fees and water and sewer connection fees but the information currently available is insufficient to formulate an estimate of the amounts of these fees that might be paid. The project will not, however, be required to contribute to the Transportation Concurrency Management Fund because it will produce fewer PM peak hour trips than the existing uses on-site that will be demolished. • During the development period Miami-Dade County would also benefit, potentially collecting more than $1.0 million in road impact fees although the amount could be lower if credits for existing development on-site that will be demolished. The Miami- Dade Public School District will collect nearly $230,000 in school impact fees. • The development of the Proposed Mixed-use Project will provide new annual recurring revenue for the City of Miami Beach in the form of land lease payments with respect to the land on which the project's commercial elements will be located. The amount that will be paid has not yet been negotiated. • The development of the Proposed Mixed-use Project will also generate over $3.0 million annually in ad valorem taxes revenue for the City. Miami-Dade County will collect nearly $2.75 million annually in ad valorem revenues while the Miami-Dade County Public School District will collect more than $3.6 million. Economic Benefits The term "economic benefits" relates to the positive impact that the Proposed Mixed-use Project will have on the economy of the City of Miami Beach and/or Miami-Dade County. The economic benefits that the project will provide will be both non-recurring and recurring in nature. with the former occurring during the construction period. the latter on an annual basis each year after the project has been fully completed. Table 1, at the top Miami Economic Associates, Inc. 6861 S.W. 89th Terrace Miami, Florida 33156 Tel: (305) 669-0229 Fax: (866)496-6107 Email: meainkabellsouth.net Page 622 of 2461 Mr. David Martin. Manager Alton Mixed Use Investments. LLC April 14, 2020 Page 5 of the next page, summarizes the economic benefits that will be generated. The monetary amounts shown are expressed in 2020 Dollars Table 1 Economic Benefits " 300 Alton Road (2020 Dollars) Benefits Non-recurring Recurring _ Jobs Created Direct 1,273 185 Indirect 355 _ 30 Induced 483 46 Total 2,111 261 Labor Income All workers $ 112,082,100 $ 9,575,099 Gross Domestic Product (Value- $ 146.788.500 $ 15,992,800 added) The jobs shown above do not include the jobs that will exist within the Miami Beach Marina itself. Source. Alton Mixed Use Investments LLC: IMPLANT GAI Consultants Inc. Miami Economic Associates, inc. With respect to Table 1. the following points are noted: • The estimates of job creation, labor income and gross domestic product (or value- added) were formulated using the IMPLAN Input-Output Model developed at the University of Minnesota approximately 40 years ago and which has been updated on a continuing basis in subsequent years. A description of the model may be found in the appendix to this report on page 11 of this letter report. • The term "direct jobs' refers to jobs on-site. "Indirect jobs' are jobs in industries related to the on-site economic activity while "induced jobs' are jobs in economic sectors across the entirety of the economy in which the direct and indirect workers spend their earnings. Illustratively. during the construction period. the direct jobs would be filled by the on-site construction workers. The indirect workers would include people employed by building supply and trucking firms. among others, that provide goods and services that support the on-site construction activity. The Induced workers would include people working in supermarkets and doctors' offices, among other venues, that the direct and indirect workers patronize. • The estimates of non-recurring benefits are based on the estimated cost of hard construction. which is expected to total $147.5 million for the proposed mixed-use project and the other upland improvements discussed above. Soft costs were not included in the input to the model since the model estimates those expenses and their inclusion in the input would result in double-counting. The benefits shown would be generated throughout the entirety of the development period Miami Economic Associates, Inc. 6861 S.W. 69th Terrace Miami, Florida 33156 Tel: (305) 669-0229 Fax: (866) 496-6107 Email: meaink©bellsouth.net Page 623 of 2461 Mr. David Martin, Manager Alton Mixed Use Investments. LLC April 14. 2020 Page 6 • The estimates of recurring benefits are annual amounts based on the operations of the Proposed Mixed-use Project and its tenants after construction has been completed and its commercial elements achieve a stabilized level of occupancy. The indirect and induced jobs as well as labor income and gross domestic product were estimated based on an estimate of 185 direct employees on a full-time equivalent basis. The estimated number of full-time equivalents assumes 5.0 workers per 1.000 square feet in the restaurant spaces. 2.0 workers per 1.000 square feet in the retail spaces and 4 workers per 1,000 square feet in the office space. It also assumes the employment of approximately 35 people on-site on full-time equivalent basis who will be involved with property operations and maintenance and on-site parking. The actual number of people who will be employed on-site will likely be greater since many retail and restaurant workers as well as those involved in parking operations are frequently employed on a part-time basis. Fiscal Benefits The term "fiscal benefits' refers to the positive impact that the Proposed Mixed-use Project will have on the finances of the City of Miami Beach and the other governmental jurisdictions in which it will be located. Table 2, on the next page. summarizes the fiscal benefits that the project will generate on both a non-recurring and annual recurring basis for each jurisdiction. With respect to Table 2, the following points are noted' • As a result of the Proposed Mixed-use Project being developed. the City of Miami Beach will realize non-recurring benefits in the forms of proceeds from the sale of air rights, building permit fees and water and sewer connection fees. It will also generate impact fees for Miami-Dade County and the Miami-Dade County Public School District. It will not, however. need to contribute to the City of Miami Beach's Transportation Concurrency Management Fund because it will result in a reduction in PM peak hour trips relative to the uses currently on-site that will be demolished. • Once the Proposed Mixed-use Project has been completed, it will provide annual recurring revenue to the City of Miami Beach in the form of land lease payments. It will also generate annual recurring revenues in the form of ad valorem taxes to the City of Miami Beach as well as Miami-Dade County, the Miami-Dade County Public School District and the Children's Trust of Miami-Dade County. Finally, it will provide both the City of Miami Beach and/or Miami-Dade County with various forms of annually recurring non-ad valorem revenues such as utility taxes and franchise fees, storm water fees. local business license fees and water and sewer service charges. • Certain of the sources of revenue enumerated in the two preceding paragraphs cannot be quantified at this time based on the information currently available. Most notable in this regard is the amount of the land lease payment made annually to the City of Miami Beach Community Redevelopment Agency. which are the subject of negotiations between the City. Miami Economic Associates, Inc. 6861 S.W. 89th Terrace Miami, Florida 33156 Tel: (305) 669.0229 Fax: (866) 496-6107 Email: meainkipbellsouth.net Page 624 of 2461 Mr. David Martin. Manager Alton Mixed Use Investments, LLC April 14, 2020 Page 7 Table 2 Summary of Fiscal Benefits•' 300 Alton Road (2020 Dollars; Benefit Non-rocurring Recurring LCity of Miami Beach _ _ Proceeds from sale of air rights parcel ••• i----...--- ...- ' ---- ' General building permit fees __ ___ $1.325,210 _ _ Component/trade-related building permit fees ••• Transportation Concurrency Management Fund"- $ 0 Water&sewer connection fees "• _� Land Lease Payment _ Ad valorem taxes ---y General Fund $2.911,376 Debt Service Fund $ 149.055 i. Utility taxes and franchise fees Storm water fees "' Total Miami Beach S 1,325.210 $3.060.431 Miami-Dade County _ .._ I Road impact fees 5 1,015.558 Ad valorem taxes t General Fund __- , S 2.371,719 Debt Service Fund S 242.920 • Library Fund S 144.329 Local business taxes . ••• • • r _ Local option 1%sales tax i "' 1i : Water and sewer service fees _ ! _ ••• Total Miami-Dade County. _ $1,015,558 i $2,758,998 _ Miami-Dade County_Public Schools • 1 School Impact Fees S 228,692 t 'Ad valorem taxes Operating Fund $3.584,885 Debt Service Fund _—_ ! $ 62,767 -. Total Miami-Dade County Public Schools $3.647.652 I :Children's Trust ' Ad valorem taxes ; $ 237.838 . I Total All Jurisdictions S 2.569,460 5 9.704.919 ' -The figures above related or iy to the proposed rn-xed-use oro,ect The fistat be^•efts generated by the marina dself are not shown -"Amount cannot be estimated based on the information currently available I{ '-'No fees will need to be pard because development of the proposed mxed•..se protect will result in fewer peak hour trips than the ' ex stmg uses on•s,te A lesser amount-nay oe pad it credits are given to reflect ma:oevelcpment treacly:me project w,r;oe demwsnec to accommodate the proposed mixed-use project Source' Alton Mixed Use Investments. LLC City of Miami Beach: Miami-Dade County; Miami-Dade County Property Appraiser. Miami Economic Associates, Inc. Miami Economic Associates, Inc. 6861 S.W. 89th Terrace Miami, Florida 33156 Tel: (305) 669-0229 Fax: (866) 496-6107 Email: meaink©bellsouth.net Page 625 of 2461 Mr. David Martin, Manager Alton Mixed Use Investments. LLC April 14. 2020 Page 8 Bases of Estimates of Fiscal Benefits The materials that follow explain how the estimates of fiscal benefits presented in Table 2 were calculated. Non-recurring Fiscal Impacts • The amount the City of Miami Beach collects for general building permits fees with respect to the Proposed Mixed-use Project will be based on the amount that will be spent to build it in terms of hard costs. Based on the uses proposed in the Subject Project and the City's current fees schedule for new construction for residential and commercial uses, MEAL estimates that building permit fees in the amount of $1 ,325.210 will need to be paid before construction begins on the Subject Project. • Additional building permit fees may also need to be paid to the City of Miami Beach Building Department with respect to individual components of the proposed mixed- use project such as its fire safety system and elevators. In certain instances, the plumbing, electrical and mechanical sub-contractors may also be required to pay fees over above those estimated above. However. there is insufficient information currently available to calculate these additional permit fees. • The City of Miami Beach requires each new project within the City to contribute to its Transportation Concurrency Management Fund in an amount that reflects the number of new PM peak hour trips the project will generate, which is not within MEAI's competence to estimate. Kimley-Horn. the traffic engineers for the subject project. estimates that it will generate 48 fewer PM peak hour trips than the existing uses on-site. • The City of Miami Beach Water & Sewer Department requires that connection fees be paid to activate water and sewer service for a new project. The amount that will need to be paid will be dependent on the number and size of the meters through which service will be provided. which is not currently known. Accordingly, the amount of the fees that will need to be paid cannot be calculated at this time. Credits may be given for the development that currently exists on the project site that will be demolished. • All new construction projects located in the City of Miami Beach need to pay impact fees to Miami-Dade County for roads and to Miami-Dade Public School District for schools. Based on the current fee schedule, road impact fees in the amount of $1,015,558 would need to be paid to the County: however, a lower amount might be paid if credits are applied due to demolition of existing development on-site. School impact fees in the amount of$228,692 will need to be paid to the School District. Miami Economic Associates, Inc. 6861 S.W. 890 Terrace Miami, Florida 33156 Tel: (305) 669-0229 Fax: (866) 496-6107 Email: meaink©bellsouth.net Page 626 of 2461 Mr. David Martin. Manager Alton Mixed Use Investments. LLC April 14, 2020 Page 9 Recurring Fiscal Impacts • In order to develop the Proposed Mixed-use Project. Alton Mixed Use Investments. LLC will be required to lease the property on which its commercial elements will be developed from the City of Miami Beach. The amount of the land lease payment has not yet been negotiated. • The millage rates currently being levied for ad valorem tax purposes by the governmental entities referenced on Table 2 are shown in the table below. The ad valorem tax revenues projected were calculated by applying these millage rates to proposed project's estimated taxable value. which MEAL estimated to be $508.2 million for all jurisdictions except for School District and $510.3 for the School District. These estimates assume that 75 percent of the condominium units will qualify for the Homestead Exemption which is $50.000 per qualified unit for all jurisdictions with exception of the School District and $25.000 per qualified unit for the School District. Rate/$1000 Entity _ Taxable Value Taxes City of Miami Beach General Fund 5.7288 $ 2,911.376 Debt Service Fund 0.2933 $ 149.055 Miami-Dade County General Fund 4.6669 $ 2,371,719 Debt Service Fund 0.4780 $ 242,920 Libra - 0.2840 $ 144.329 Miami-Dade Public Schools ()strict Operating __----.___— 7 0250 $ 3.584.858 Debt Service 0.1230 _ $ 62.767 Children's Trust _ 0.4680 $ 237.838 Source- Alton Mixed Use Investments, LLC. Miami-Dade County Property Appraiser: Miami Economic Associates. Inc _ • Both the City of Miami Beach and Miami-Dade County will collect local business taxes from the businesses operating the Subject Project's retail. restaurant and office space. The amount of the fees that will be paid will be dependent on the specific nature of the businesses that occupy the retail and office space, which is not currently known- Therefore. the amount cannot be calculated at this time. • The City of Miami Beach collects utility taxes and franchise fees from the providers of telephone. electric and other such services based on their revenues. The amount collected as a result of the development of the Subject Project would be dependent on the amount of these services used by its residents and commercial tenants which is not presently know; therefore, the amount that would be collected cannot be quantified at this time. Miami Economic Associates, Inc. 6861 S.W. 89th Terrace Miami, Florida 33156 Tel: (305)669-0229 Fax: (866) 496-6107 Email: meaink®bellsouth.net Page 627 of 2461 Mr. David Martin, Manager Alton Mixed Use Investments, LLC April 14. 2020 Page 10 • The City of Miami Beach will collect storm water fees from the Subject Project. The amount of fees paid would be based on the amount of the Subject Project's impervious surfaces. Since it is not within MEAl's competence to calculate the amount of impervious surface being proposed. we have not estimated amount of the fees that would need to be paid on an annual basis. • Miami-Dade County will collect a 1-cent County option sales tax on rents paid by the tenants in the proposed office, retail and restaurant space. It will also collect that tax on parking receipts as well as most, if not all, of the sales recorded by the Subject Project's retail and restaurant tenants. However, since the categories of retailers that will occupy space are not know. it is not possible to estimate amount of their sales volumes that will be sales tax-eligible. Since it is also not possible to reliably estimate the sales volumes that will be achieved by the restaurant tenant or the amount of parking receipts, the amount of 1-cent County option sales taxes that will be generated by the Subject Project was not quantified. • The Miami-Dade Water & Sewer Department will provide water and sewer services to Subject Project. The service fees that will be generated will be determined by usage and the number and the size of the meters through which service will be provided. Since the engineering parameters of the proposed are not yet known, an estimate of the service fees paid cannot be formulated at this time. Closing The analysis performed by MEAT regarding the proposed mixed-use project at 300 Alton Road demonstrates that it will be be economically and/or fiscally beneficial to the City of Miami Beach and the other governmental jurisdictions in which it would be located. Sincerely. Miami Economic Associates, Inc. Andrew Dolkart President Miami Economic Associates, Inc. 6861 S.W. 89th Terrace Miami, Florida 33156 Tel: (305) 669-0229 Fax: (866) 496-6107 Email: meaink?bellsouth.net Page 628 of 2461 Mr. David Martin. Manager Alton Mixed Use Investments, LLC April 14, 2020 Page 11 Appendix Minnesota IMPLAN Input-Output Model The Minnesota IMPLAN Input-Output Model relies on multiplier analysis which quantifies the cumulative effect of dollars inserted into the regional economy. As a dollar moves through the region. it creates additional revenue for linked businesses and/or their employees who also spend that money. More simply. expenditures dispersed by one entity become revenue to another. continuing an economic cycle which ultimately dissipates, bleeding into other regions or areas. Although a few economic models are available, they work in fundamentally similar ways and center on the same indicators. The Minnesota IMPLAN model was initially created over 35 years ago at the University of Minnesota and has been upgraded on a continuing basis in the ensuing years. The multiplier impacts calculated by the Minnesota IMPLAN model are based on input- output methodology, which explicitly considers the inter-industry linkages that exist within an economy. Each industry needs labor and inputs from other industries in order to produce economic output. Whenever an industry experiences an increase in the demand for its output. many other industries within that economy indirectly experience an increase in demand as well because of these inter-industry linkages. This increase in demand that results from the need for material inputs is called the indirect effects. In addition, an increase in production within a region also leads to an increase in household income through the hiring of workers, which in turn generates further demands for goods and services within the region. Firms also need to expand their base of physical capital to meet higher levels of demand. and this too stimulates regional economic growth. The latter effects are referred to as induced effects. The inter-industry linkages and the induced effects on consumer and capital spending lead to successive rounds of production, and this process results in an increase in output that exceeds the initial change in demand, or a multiplier effect. Similarly, the increase in household income will exceed the initial payroll increase encountered in the industry that experienced the original increase in demand The total change in employment in the regional economy is a multiple of the direct change in employment. In addition to estimating employment. MEAT also used the Minnesota IMPLAN model to quantify the total earnings or labor income of the direct, indirect and induced workers as well as the total gross domestic product, or value added, that would result from the efforts of the direct. indirect and induced employees. Labor income consists of all forms of employment income including wages and salaries and proprietor income. Gross domestic product (GDP). also known as value-added, is the increased value of a product or service as the result of the economic inputs (labor and capital) expended at a given stage. GDP is the sum of wages and salaries, proprietor income, interest and indirect business taxes. Miami Economic Associates, Inc. 6861 S.W. 89' Terrace Miami, Florida 33156 Tel: (305) 669-0229 Fax: (866)496-6107 Email: meaink ibeilsouth.net Page 629 of 2461