Phase_I_ESA

Phase I Environmental Site Assessment Report

DFD 09H2L 202 South Thornton Avenue Madison, Wisconsin Prepared for: Wisconsin Department of Administration Division of Facilities Development June 2013

Phase I EnvironmentalSite Assessment Report

State of Wisconsin Department of Administration - Central ServicesBuilding

202 South Thornton AvenueMadison, WI 53703

Prepared for

Wisconsin Department of Administration - Division of Facilities'HYHORSPHQWPO Box 7866

Madison, WI 53707

Prepared by

Ayres Associates1802 Pankratz StreetMadison, WI 53704

Phone: 608-443-1200

Job Number: 19-0291.1006/14/2013

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Table of Contents

1.0 General Information 1........................................................................................................................................................2.0 Executive Summary 2........................................................................................................................................................

2.1 Subject Property Description 2.....................................................................................................................................2.2 Data Gaps 2..................................................................................................................................................................2.3 Environmental Report Summary 2................................................................................................................................2.4 Recommendations 4.....................................................................................................................................................

3.0 Introduction 5.....................................................................................................................................................................3.1 Purpose 5......................................................................................................................................................................3.2 Scope of Work 5............................................................................................................................................................3.3 Significant Assumptions 6.............................................................................................................................................3.4 Limitations and Exceptions 6........................................................................................................................................3.5 Deviations 7...................................................................................................................................................................3.6 Special Terms and Conditions 7....................................................................................................................................3.7 Reliance 7.....................................................................................................................................................................

4.0 Site Description 8..............................................................................................................................................................4.1 Location and Legal Description 8..................................................................................................................................4.2 Activity/Use Limitations 8..............................................................................................................................................4.3 Site and Vicinity Description 8.......................................................................................................................................4.4 Current Use of Property 8.............................................................................................................................................4.5 Description of Structures and Other Improvements 9...................................................................................................4.6 Adjoining Property Information 12.................................................................................................................................

5.0 User Provided Information 13...........................................................................................................................................5.1 Specialized Knowledge 13............................................................................................................................................5.2 Valuation Reduction for Environmental Issues 13.........................................................................................................5.3 Owner, Property Manager, and Occupant Information 13.............................................................................................5.4 Reason For Performing Phase I ESA 13.......................................................................................................................

6.0 Records Review 14............................................................................................................................................................6.1 Standard Environmental Records Sources 14..............................................................................................................6.2 Additional Environmental Record Sources 19...............................................................................................................6.3 General Site Setting 19.................................................................................................................................................

6.3.1 Topography 19.....................................................................................................................................................6.3.2 Surface Water Bodies 19.....................................................................................................................................6.3.3 Geology and Hydrology 19..................................................................................................................................

6.4 Historical Use 20...........................................................................................................................................................6.4.1 Historical Summary 20........................................................................................................................................6.4.2 Title Records 20...................................................................................................................................................6.4.3 City Directories 20...............................................................................................................................................6.4.4 Aerial Photos 21..................................................................................................................................................6.4.5 Sanborn/Historical Maps 22................................................................................................................................6.4.6 Historical Topographic Maps 23...........................................................................................................................6.4.7 Other Environmental Reports 24.........................................................................................................................6.4.8 Building Department Records 26.........................................................................................................................6.4.9 Other Land Use Records 26................................................................................................................................

6.5 Environmental Liens and Activity/Use Limitations 26....................................................................................................7.0 Site Reconnaissance 27....................................................................................................................................................

7.1 Methodology and Limiting Conditions 27......................................................................................................................7.2 General Site Setting 27.................................................................................................................................................7.3 Site Visit Findings 27.....................................................................................................................................................

7.3.1 Hazardous Substances 27...................................................................................................................................

Table of Contents

7.3.2 Petroleum Products 27........................................................................................................................................7.3.3 USTs 28...............................................................................................................................................................7.3.4 ASTs 29...............................................................................................................................................................7.3.5 Other Suspect Containers 30..............................................................................................................................7.3.6 Equipment Likely to Contain PCBs 30.................................................................................................................7.3.7 Interior Staining/Corrosion 30..............................................................................................................................7.3.8 Discharge Features 30.........................................................................................................................................7.3.9 Pits, Ponds, And Lagoons 30...............................................................................................................................7.3.10 Solid Waste Dumping/Landfills 31.....................................................................................................................7.3.11 Stained Soil/Stressed Vegetation 31..................................................................................................................7.3.12 Wells 31.............................................................................................................................................................

8.0 Interviews 32......................................................................................................................................................................Findings 33...............................................................................................................................................................................Opinions 35..............................................................................................................................................................................Conclusions 35........................................................................................................................................................................References 37..........................................................................................................................................................................

AppendicesAppendix A Figures 39.............................................................................................................................................................Appendix B Photographs 43.....................................................................................................................................................Appendix C Historical Research 66..........................................................................................................................................Appendix D Regulatory Records 135.......................................................................................................................................Appendix E Qualifications 1048................................................................................................................................................Appendix F Additional Documentation 1051.............................................................................................................................

Phase I Environmental Site Assessment202 South Thornton Avenue Madison, WI 53703

Project Number: 19-0291.10

1.0 General Information

Project Information:Wisconsin Department of AdministrationProject Number:19-0291.10

Site Information:State of Wisconsin Department of Administration - CentralServices Building 202 South Thornton AvenueMadison, WI 53703County: DaneLatitude, Longitude: 43.087500, -89.360900Site Access Contact: John Nikula

Consultant Information:Ayres Associates 1802 Pankratz StreetMadison, WI 53704Phone: 608-443-1200Fax: 608-443-1250E-mail Address: [email protected] Date: 05/29/2013Report Date: 06/14/2013

Client Information:Wisconsin Department of Administration - Division of StateFacilitiesBill NapierPO Box 7866Madison, WI 53707

Site AssessorMitchell C. BanachEnvironmental Scientist

Senior ReviewerDennis L. JohnsonSupervisor - Environmnetal Services

Certification:

I declare that, to the best of my professional knowledge and belief, I meet the definition of Environmental Professional as definedin 40 CFR Part 312. I have the specific qualifications based on education, training, and experience to assess a property of thenature, history, and setting of the subject property. I have developed and performed the all appropriate inquiries in conformancewith the standards and practices set forth in 40 CFR Part 312.

Dennis L. Johnson - Supervisor - Environmnetal Services

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2.0 Executive Summary2.1 Subject Property Description

The subject property consists of 5.14 acres of commercial property owned bythe State of Wisconsin Department of Administration and operated as theCentral Services Building. Several entities occupy the property, includingInformation Technology Services, State Agency Services, TransportationServices and UW Tandem Press, and primary operations consist of vehicle fleetmaintenance, printing and mailing services, art studios and administrativeoffices. The building complex consists of twelve brick buildings or additionsconstructed between 1895 and 1942 and ranging up to three stories in height.The property is located in a former industrial neighborhood bordered bycommercial properties to the north and west, with residential properties to thesouth and east. The property is adjacent to the Yahara River, locatedapproximately 75 feet to the east.

2.2 Data Gaps

A data gap is considered the inability to obtain information required by ASTM E1527-05 despite good faith efforts by Ayres Associates to gather suchinformation. The following data gaps were identified during preparation of thisreport: Thirty unidentifiable (orphan) non-geocoded sites as listed in the EDR report.

Based upon other information available for the subject property and foundduring the course of the preparation of this Phase I ESA report, the above datagap is not considered significant. Historical documentation regarding the formeruses of the subject property were available dating as far back as 1898.

2.3 Environmental Report Summary

Ayres Associates has performed a Phase I Environmental Site Assessment, inconformance with the Scope of Work developed in cooperation with the clientand the provisions of ASTM Practice E 1527-05. Any exceptions to, or deletionsfrom, this practice are described in Appendix E of this report.

This Phase 1 ESA has identified the following Recognized EnvironmentalConditions, as defined by ASTM 1527-05:

The current presence of a 10,000-gallon UST system in use since 1988.Although the UST system has been subject to annual inspection and appears tobe compliant with all applicable regulations, regular operation of the systemover time is likely to result in releases from spills, overfills and leaks belowdetection thresholds (See Figure 2 - Area 4).The current presence of foundry slag observed at the ground surface in thewest wing of the courtyard and use as fill material to a depth of 2 feet asindicated by soil probe boring logs from 2007. The slag believed to haveoriginated from a former brass foundry as identified by historical fire insurancemaps, and is likely to contain heavy metals such as lead (See Figure 2 - Area2).The former presence of PCB-containing material in the courtyard cistern thatwas not thoroughly investigated. Although PCBs were found to be present incistern contents, and impacts in the vicinity were investigated in 2007, the

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investigation did not include the analysis of PCBs in soil and groundwatersurrounding the cistern. PCBs in cistern contents were present atconcentrations that exceed Residual Contaminant Levels for the protection ofgroundwater (See Figure 2 - Area 1).The former presence of oil dipping rooms, as identified on historical fireinsurance maps. The quantity of oil used is presumed to be significant due tothe size of the rooms depicted, and releases likely result from the regularoperation of these tanks or leakage over time (See Figure 2 - Area 3).The former presence of scrap sheds along rail lines adjacent to the north andsouth property boundaries as identified by historical fire insurance maps. Theregular loading and unloading of the bins is likely to result in contamination frommetal scrap or dust and residual oils from machining (See Figure 2 - Areas 5and 8).The former presence of three coal bins located throughout the site, as identifiedby historical fire insurance maps. Soil impacts from metals such as arsenic arelikely to exist due to the accumulation of coal dust in these areas (See Figure 2 -Areas 6, 7 and 1).The former presence of a paint shop, as identified on historical fire insurancemaps. There is a reasonable likelihood of subsurface impacts from theoperational cleaning of painting equipment using solvents on the site. Althoughprevious investigations have discovered low concentrations of chlorinatedsolvents in the groundwater, no previous investigations have included soilsampling in this area (See Figure 2 - Area 9).The former presence of an oil house, as identified on historical fire insurancemaps (See Figure 2 - Area 10).The former presence of a gasoline house, as identified on historical fireinsurance maps (See Figure 2 - Area 11).The former presence of PCB transformers on the site as revealed by the EDRRadius Map Report; former transformer locations were also revealed by a 1956building survey drawing by Gisholt Machine Company. Releases may haveoccurred due to the deterioration of transformers that were on site from at least1956 to 2007, and PCBs were previously detected on the site during a 2007investigation of the courtyard, a known transformer location (See Figure 2 -Areas 1 and 12).The former operation of a machine shop on the site from 1895 to 1970, which isassociated with the regular use of various oils and solvents. Although one of thetwo former machine shop areas was previously investigated for potentialsubsurface impacts, the report contains no data regarding polynuclear aromatichydrocarbons (PAH), which are commonly present in machine oils andlubricants (See Figure 2 - Areas 4 and 13).The former operation of a railway power house, as identified on historical fireinsurance maps. The power house is likely to have utilized significant quantitiesof coal or oil, and although one soil sample was indicated to be previously takenin this area, there is no information in the report describing the samplingrationale, procedure or laboratory analysis (See Figure 2 - Area 14).The following findings are considered to be historical RECs:

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The former presence of a 4,000-gallon leaded gasoline UST systemclosed/removed as of 1992. Soil contamination was documented, and aninvestigation was closed by the DNR in 1995.

The former presence of a 10,000-gallon fuel oil UST for a backup generator thatwas unofficially closed in place, and subsequently removed with a tank systemsite assessment in 2007. No contamination was discovered.

An ERP was opened in 2007 and closed by WDNR in 2010. Residualchlorinated solvents in groundwater from an unknown source noted. Theinvestigation for the release was centered around a former cistern in thecourtyard. An Activity and Use Limitation (continuing obligations) was placed onthe property due to the nature of the residual contamination.

A historical 1983 SPILL occurred after a 5-gal can of paint, ink, or dye fell off apallet. The spill was contained/recovered, and it is listed with a "historical"regulatory status.

A SPILL occurred in 2000 when 25 gallons of automotive cleaning solution wasdisposed in a floor drain and subsequently discovered in the Yahara River. TheSPILL was closed by DNR in 2000, and the drain was reportedly laterconnected to the sanitary sewer system.

Report Section No FurtherAction

REC HREC Issue/FurtherInvestigation

Comments

4.4 Current Use of Property X X4.6 Adjoining Property Information X6.1 Standard Environmental Records

SourcesX

6.4.1 Historical Summary X X X6.4.7 Other Environmental Reports X7.3.1 Hazardous Substances X7.3.2 Petroleum Products X X7.3.3 USTs X X7.3.4 ASTs X7.3.5 Other Suspect Containers X7.3.6 Equipment Likely to Contain PCBs X X7.3.7 Interior Staining/Corrosion X7.3.8 Discharge Features X7.3.9 Pits, Ponds, And Lagoons X7.3.10 Solid Waste Dumping/Landfills X7.3.11 Stained Soil/Stressed Vegetation X X7.3.12 Wells X

2.4 Recommendations

Based on the results of this Phase I ESA, Ayres Associates recommends thatPhase II ESA activities be conducted to assess the identified RECs and todetermine if subsurface contamination is present on the Subject Property.

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3.0 Introduction3.1 Purpose

On November 1, 2005, the U.S. Environmental Protection Agency issued itsfinal rule on Standards and Practices for Conducting All Appropriate Inquiries(AAI). This rule references ASTM E 1527-05, Standard Practice forEnvironmental Site Assessments: Phase I Environmental Site AssessmentProcess as being compliant with the statutory criteria for AAI. The purpose ofthis practice is to define good commercial and customary practice in the UnitedStates of America for conducting an ESA of a parcel of commercial real estatewith respect to the range of contaminants within the scope of ComprehensiveEnvironmental Response, Compensation and Liability ACT (CERCLA) andpetroleum products. As such, this practice is intended to permit a user to satisfyone of the requirements to qualify for the innocent landowner, contiguousproperty owner, or bona fide prospective purchaser limitations on CERCLAliability: that is, the practice that constitutes "all appropriate inquiry into theprevious ownership and uses of the property consistent with good commercialor customary practice." The terms "Recognized Environmental Conditions,Historical Recognized Environmental Condition, and de minimis conditions"used in this Phase I ESA are defined under the ASTM E 1527-05 practice.

A recognized environmental condition is defined by ASTM as:

Recognized Environmental Condition - The presence of or likely presence ofany hazardous substances or petroleum products on a property underconditions that indicate an existing release, a past release, or a material threatof a release of any hazardous substances or petroleum products even underconditions in compliance with laws. The term is not intended to include deminimis conditions that generally do not present a material risk to public healthor the environment and that generally would not be the subject of anenforcement action if brought to the attention of appropriate governmentagencies.

The identification of recognized environmental conditions in connection with thesubject property may impose an environmental liability on owners or operatorsof the site, reduce the value of the site, or restrict the use or marketability of thesite, and therefore, further investigation may be warranted to evaluate the scopeand extent of potential environmental liabilities.

Ayres Associates conducted this Phase I ESA in accordance with acceptedengineering principles and practices, including ASTM Practice E 1527-05. AyresAssociates' findings are based on observations and data collected during alimited time period. It should be understood that a site walk over, by nature, islimited in its ability to fully assess the environmental conditions of a property.Ayres Associates does not assume responsibility for the discovery or eliminationof adverse environmental conditions that possibly could cause accidents, injury,or damage.

3.2 Scope of Work

The Phase I ESA conducted at the Subject Property was in general accordancewith ASTM Standard E 1527-05 and included the following:

Review of previous environmental site assessments; Records review; Interviews with regulatory officials and personnel associated with the subject

and adjoining properties; 5 Ayres Associates



A site visit; and Evaluation of information and preparation of the report provided herein.

Typically, a Phase I ESA does not include sampling or testing of air, soil,groundwater, surface water, or building materials. These activities would becarried out in a Phase II ESA, if required. For this Phase I ESA, no additions tothe ASTM E 1527-05 standard were made with the exception of thefollowing: none.

A hazardous building materials assessment including lead-bearing paint wasalso performed by Ayres Associates. The findings of the assessment arepresented in a separate report and are not included in this Phase I ESA report.

3.3 Significant Assumptions

It is assumed that this investigation is being conducted to identify recognizedenvironmental conditions concerning the subject property, and to permit theuser to satisfy one of the requirements to qualify for the innocent landownerdefense to CERCLA liability. This investigation may mention but does not fullyaddress non-scope considerations such as, but not limited to, asbestoscontaining materials (ACM), radon, lead-based paint (LBP), lead in drinkingwater, mold, wetlands, regulatory compliance, cultural and historical resources,industrial hygiene, health and safety, ecological resources, endangered species,indoor air quality, and/or high voltage power lines, although, one or more maybe mentioned in the report as a business environmental risk concern.

There is a possibility that even with the proper application of thesemethodologies there may exist on the Subject Property conditions that could notbe identified within the scope of the assessment or which were not reasonablyidentifiable from the available information. Ayres Associates believes that theinformation obtained from the record review and the interviews concerning thesite is reliable. However, Ayres Associates cannot and does not warrant orguarantee that the information provided by these other sources is accurate orcomplete. The methodologies of this assessment are not intended to produce allinclusive or comprehensive results, but rather to provide Ayres Associates withinformation relating to the Subject Property.

3.4 Limitations and Exceptions

Along with all of the limitations set forth in various sections of the ASTM E1527-05 protocol, the accuracy and completeness of this report may be limitedby the following:

Access Limitations - None.Physical Obstructions to Observations - Some interior areas were obstructed bystored items or parked vehicles, limiting visual observation.Outstanding Information Requests - None.Historical Data Source Failure - None.Other - Although a User Questionnaire was submitted, a completed or signedcopy was not returned. However, the User provided all known information aboutthe Subject Property to Ayres Associates verbally or by provision of previousenvironmental reports.

It should be noted that this assessment did not include a review or audit ofoperational environmental compliance issues, or of any environmentalmanagement systems (EMS) that may exist on the property. Where required,the documents listed in Appendices A and E were used as reference materialfor the completion of the Phase I ESA. Some of the information presented in this

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report was provided through existing documents and interviews. Althoughattempts were made, whenever possible, to obtain a minimum of twoconfirmatory sources of information, Ayres Associates in certain instances hasbeen required to assume that the information provided is accurate.

The information and conclusions contained in this report are based upon workundertaken by trained professional and technical staff in accordance withgenerally accepted engineering and scientific practices current at the time thework was performed. The conclusions and recommendations presentedrepresent the best judgment of Ayres Associates based on the data obtainedfrom the work. Due to the nature of investigation and the limited data available,Ayres Associates cannot warrant against undiscovered environmental liabilities.Conclusions and recommendations presented in this report should not beconstrued as legal advice.

Should additional information become available which differs significantly fromour understanding of conditions presented in this report, we request that thisinformation be brought to our attention so that we may reassess the conclusionsprovided herein.

3.5 Deviations

No deviations from the recommended scope of ASTM Standard E 1527-05 wereperformed as part of this Phase I ESA with the exception of any additions notedin detailed Scope of Services, provided in Appendix F.

3.6 Special Terms and Conditions

Authorization to perform this assessment was given by the client on May 29,2013. Instructions as to the location of the property, access, and an explanationof the property and facilities to be assessed were provided by State ofWisconsin Department of Administration.

3.7 Reliance

This report has been prepared for the sole benefit of the client. The report maynot be relied upon by any other person or entity without the express writtenconsent of State of Wisconsin and the client with the following exceptions(s):None.

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4.0 Site Description4.1 Location and Legal Description

The Subject Property is known as State of Wisconsin Department ofAdministration Central Services Building and is located at 202 South ThorntonAvenue and 201 South Dickinson Street, Madison, WI. Information obtainedfrom the Madison Assessor's Department indicated that the tax assessmentparcel number for the subject property is 0710-072-1301-1. The SubjectProperty is located in the Northwest 1/4 of the Northwest 1/4 of Section 7,Township 7 North, Range 10 East, in the City of Madison, Dane County,Wisconsin.

4.2 Activity/Use Limitations

The EDR Radius Map report identified one AUL on the subject property: An AUL was placed on the property in 2010 at the time of closure for an ERP

opened in 2007 concerning the presence of chlorinated solvents ingroundwater. According to the closure letter for the investigation, a well maynot be constructed or reconstructed on the property without prior approvalfrom DNR. A copy of the closure letter and other information posted on theGIS Registry at the time of closure may be found in Appendix D.

4.3 Site and Vicinity Description

The Subject Property consists of approximately 5.15 acres and is developedwith an approximately 147,700 square-foot, commercial building complexformerly used for industrial manufacturing. Twelve joined buildings, constructedbetween 1895 and 1942 comprise the site building. The ground surface at thesite slopes gently toward the Yahara River, located to the east of thesite. Ground cover consists primarily of asphalt pavement, with a limited greenspace along the south edge and the courtyard, located in the center of theproperty. The Subject Property can be accessed from a cul-de-sac at SouthThornton Avenue on the east side of the property and South Dickinson Streeton the west side of the property.

The Subject Property is zoned TE for Traditional Employment, and theparcel class is Commercial. The area surrounding the site is primarilycommercial to the north and west, and residential to the south and east.Recreational bike trails border the site to the south and east, with the YaharaRiver located just east of the property and a railroad to the immediate north. DSCustom Construction is located to the north, and Adam Turner Photography andMadison Window Cleaning are located to the west across South DickinsonStreet.

4.4 Current Use of Property

The Subject Property is currently known as the Central Services Building,operated by the State of Wisconsin Department of Administration. Severalentities occupy the property, including Information Technology Services, StateAgency Services, Transportation Services and UW Tandem Press, and primaryoperations consist of vehicle fleet maintenance, printing and mailing services,art studios and administrative offices. Detailed descriptions of each tenant areprovided in the table below.

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Summary

Tenant Name Location Type of Use CommentsDept. of Electronic

Government - Printingand Mailing Services

East side Mailing, binding andprinting

Printing operationsinvolve the use ofcommercial-gradeprinters.

Dept. of Administration -Document Sales and

Mail Services

East side Document sales anddistribution

Offices for distributionand mailing of legislativeand other officialdocuments.

Dept. of Administration -Transportation Services

West side Vehicle storage,refueling and

maintenance for stateagencies

Refueling operationsinclude a 1,000-gallonE85 AST and a10,000-gallon unleadedgasoline UST systemwith three pumps. A280-gallon AST is alsoused within the shoparea for waste oil.

UW Dept. of Art -Tandem Press

North and west sides Print making art studio Self-supporting studiocreated to fosterresearch, collaboration,experimentation in thefield of printmaking.Operations for artworkinclude etching of steeland copper using ferricor ammonium chloride inan etching apparatus.Wastewater from theapparatus is neutralizedwith baking soda in asump prior to dischargeto sanitary sewer.Operations also involveprinting with etched orcarved plates, and smallquantities of paintthinner and alcohol areused as solvents on ragsto clean the plates.

Dept. of Administration -Building Management

South side Maintenance and repairsof facility and grounds.

Facility utilizes naturalgas-fired boilers as wellas a back-up generatorpowered by fuel oilstored in a 10,000-galAST.

4.5 Description of Structures and Other Improvements

The building complex on the Subject Property is comprised of 12 brick buildingsconstructed between 1895 and 1942, with one 1970s addition used as a carwash. All buildings are constructed on concrete slab with no basement,although one sub-grade area is present in the boiler room. The complex utilizesCity of Madison municipal sewer and water services, and is heated primarilywith natural gas boiler system. A fuel oil back up generator is also present, and

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utilizes a 10,000-gallon AST. Details by building are presented in the tablebelow (refer to Figure 3 for building numbers).

The majority of the exterior areas of the property are paved with asphalt, withthe exception of the courtyard and some lawn on the south side. Parking lotsare located at the northwest and east side of the facility, with two loading dockslocated on the east side just off South Thornton Avenue. A chain link fenceencloses most of the property, with access from South Dickinson Street andSouth Thornton Avenue. Several catch basins in the parking lot areas directstormwater to the municipal storm sewer. Interior drains are routed to themunicipal sanitary sewer.

Building Summary

Building Name: 1 (transportation, offices, print studio)Number of Floors: 2Total Square Feet of Space (approximate): 41,764Construction Completion Date (year): 1895Construction Type: masonry/steel frameInterior Finishes Description: painted brickExterior Finishes Description: painted brickCooling System Type: stand alone condenser ACHeating System Type: stand alone infrared/electricEmergency Power: central fuel oil backup generator

Building Name: 2 (offices)Number of Floors: 1Total Square Feet of Space (approximate): 9,752Construction Completion Date (year): 1895Construction Type: brick with cinder block facadeInterior Finishes Description: drywallExterior Finishes Description: painted cinderblockCooling System Type: standalone condenser ACHeating System Type: central natural gas boilerEmergency Power: central fuel oil backup generator

Building Name: 4 (transportation)Number of Floors: 3Total Square Feet of Space (approximate): 15,120Construction Completion Date (year): 1900Construction Type: brick with steel frame and wood plank roofInterior Finishes Description: painted brickExterior Finishes Description: painted brickCooling System Type: stand alone condenser ACHeating System Type: stand alone infrared/electricEmergency Power: central fuel oil backup generator

Building Name: 5 (storage, painting)Number of Floors: 1Total Square Feet of Space (approximate): 3,000Construction Completion Date (year): 1900Construction Type: brickInterior Finishes Description: brickExterior Finishes Description: painted brickCooling System Type: noneHeating System Type: noneEmergency Power: central fuel oil backup generator

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Building Name: 6 (parking)Number of Floors: 1Total Square Feet of Space (approximate): 3,200Construction Completion Date (year): 1907Construction Type: brickInterior Finishes Description: painted brickExterior Finishes Description: painted brickCooling System Type: noneHeating System Type: noneEmergency Power: central fuel oil backup generator

Building Name: 7 (parking, storage)Number of Floors: 2Total Square Feet of Space (approximate): 8,865Construction Completion Date (year): 1900Construction Type: brickInterior Finishes Description: painted brickExterior Finishes Description: painted brickCooling System Type: noneHeating System Type: noneEmergency Power: central fuel oil backup generator

Building Name: 8 (auto maintenance shop)Number of Floors: 1Total Square Feet of Space (approximate): 4,550Construction Completion Date (year): 1900Construction Type: brick Interior Finishes Description: painted brickExterior Finishes Description: painted brickCooling System Type: stand alone condenser ACHeating System Type: stand alone electricEmergency Power: central fuel oil backup generator

Building Name: 9 (backup generator, utility)Number of Floors: 1Total Square Feet of Space (approximate): 2,520Construction Completion Date (year): 1900Construction Type: brickInterior Finishes Description: painted brickExterior Finishes Description: painted brickCooling System Type: noneHeating System Type: noneEmergency Power: central fuel oil backup generator

Building Name: 10 (boilers, maintenance, office, storage)Number of Floors: 1Total Square Feet of Space (approximate): 3,838Construction Completion Date (year): 1942Construction Type: brickInterior Finishes Description: painted brickExterior Finishes Description: painted brickCooling System Type: central chillerHeating System Type: central natural gas boilerEmergency Power: central fuel oil backup generator

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Building Name: 11 (offices, printing and mailing)Number of Floors: 1Total Square Feet of Space (approximate): 49,840Construction Completion Date (year): 1942Construction Type: brickInterior Finishes Description: painted brick, drywallExterior Finishes Description: painted brickCooling System Type: central chillerHeating System Type: central natural gas boilerEmergency Power: central fuel oil backup generator

Building Name: 12 (acid etching art studio)Number of Floors: 1Total Square Feet of Space (approximate): 2,886Construction Completion Date (year): 1942Construction Type: brickInterior Finishes Description: painted brickExterior Finishes Description: painted brickCooling System Type: central chillerHeating System Type: central natural gas boilerEmergency Power: central fuel oil backup generator

Building Name: car wash (no number; addition to buildings 4 and5)

Number of Floors: 1Total Square Feet of Space (approximate): 1,050Construction Completion Date (year): 1970sConstruction Type: steelInterior Finishes Description: unpainted steelExterior Finishes Description: painted steelCooling System Type: noneHeating System Type: noneEmergency Power: central fuel oil backup generator

4.6 Adjoining Property InformationDuring the vicinity reconnaissance, Ayres Associates observed the followingland use on properties in the immediate vicinity of the Subject Property:

Direction FromSite

Occupant Use Comments

North DS CustomConstruction,

Vacant Building,Residential

Mixed Use Adjacent railroad. Vacant buildingsappear to have formerly been used forindustrial purposes.

South Residential Residential Adjacent Capital City Trail (abandonedEast Wilson Street).

East Residential Residential Adjacent Yahara River Trail (abandonedSouth Thornton Avenue) and YaharaRiver.

West Adam TurnerPhotography,

Madison WindowCleaning

Commercial Adjacent South Dickinson Street.

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5.0 User Provided Information5.1 Specialized Knowledge

Ayres Associates has no specialized knowledge of the Subject Property outsideof the research which was conducted and reported as part of this report.

The property ownership and tenants as well as all individuals who wereinterviewed as part of this investigation, have not reported any specializedknowledge of this Subject Property outside of what is contained in this report.

5.2 Valuation Reduction for Environmental Issues

Ayres Associates has not been provided with an appraisal for the SubjectProperty, and there is no sales transaction planned for the Subject Property.The most recent transaction of the property occurred in 1972.

No environmental issues were identified by the user/client that could result inproperty value reduction.

5.3 Owner, Property Manager, and Occupant Information

Verbal communication with the owner representatives and key sitecontact during the site reconnaissance revealed information which suggestedthat there are currently or historically have been recognized environmentalconditions associated with the subject property. This information included thecurrent presence of a UST system and several previous environmentalinvestigations closed by DNR. See Section 6.2 for a summary of User-providedenvironmental reports.

5.4 Reason For Performing Phase I ESA

The purpose of this Phase I Environmental Site Assessment (ESA) was toidentify existing or potential Recognized Environmental Conditions (as definedby ASTM Standard E 1527-05) in connection with the Subject Property. AyresAssociates understands that the findings of this study will be used to evaluate apending redevelopment of the Subject Property.

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6.0 Records Review6.1 Standard Environmental Records Sources

Ayres Associates contracted Environmental Data Resources, Inc. (EDR) toconduct a search of Federal and State databases containing known andsuspected sites of environmental contamination. The number of listed sitesidentified within the approximate minimum search distance (AMSD) from theFederal and State environmental records database listings specified in ASTMStandard E 1527-05 are summarized in the following table. Detailed informationfor sites identified within the AMSDs is provided below, along with an opinionabout the significance of the listing to the analysis of recognized environmentalconditions in connection with the subject property. Copies of the EDR researchdata and a description of the databases are included in Appendix D of thisreport.

Due to the historically developed location of the subject property, the EDRreport returned multiple listings on sites within the AMSD from the subjectproperty. Ayres Associates conducted research on each of the sites identified todetermine the likelihood that the Subject Property could have been impacted byreleases from, or activities at, these off-site properties. Sites were removed fromfurther consideration based on the nature of the incident, the medium affected,history of remediation and closure, and the anticipated direction of ground andsurface water flow away from the site. Resource Conservation and RecoveryAct (RCRA) listings and State Hazardous Waste Facilities (SHWF) with noreported violations and/or are located greater than 1/8-mile from the propertyare not considered to pose an environmental concern to the Subject Property and were thus removed from further consideration. Storage tanks listed on theUST and AST databases that are not on the Subject Property or immediatelyadjacent to the subject property were removed from further consideration. Anysites listed on the TANKS database that were not located within 1,000 feet upgradient of the Subject Property based on an assumed groundwater flowdirection were also removed from further consideration. Assumed groundwaterflow direction is based on local topography and available groundwater flow dataon the DNR GIS Registry and EDR Geocheck.

In summary, the subject property is listed on several environmental databases,and adjacent or nearby properties do not appear to pose a threat based oneither their "closed" regulatory status, distance from the Subject Property,relative elevation, assumed hydraulic gradient, lack of RCRA violations or otherfactors. See the table below and Section 6.4 for further details.

Orphan sites are those sites that do not have physical addresses associatedwith them, or have not been located on a map relative to the Subject Property. Atotal of 30 orphan sites were listed in the EDR Radius report (See Appendix D).Ayres Associates reviewed the information given for these sites and ascertainedthat these sites are not likely to pose a threat to the Subject Property. However,not all sites could be located relative to the Subject Property by AyresAssociates.

Map Findings SummaryDatabase Target

PropertySearch

Distance(Miles)

< 1/8 1/8 - 1/4 1/4 - 1/2 1/2 - 1 > 1 TotalPlotted

NPL 1 0 0 0 0 NR 0DELISTED NPL 1 0 0 0 0 NR 0CERCLIS 0.5 0 0 1 NR NR 1

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Database TargetProperty

SearchDistance(Miles)

< 1/8 1/8 - 1/4 1/4 - 1/2 1/2 - 1 > 1 TotalPlotted

CERCLIS-NFRAP 0.5 0 0 0 NR NR 0CORRACTS 1 0 0 0 0 NR 0RCRA-TSDF 0.5 0 0 0 NR NR 0RCRA-LQG 0.25 0 0 NR NR NR 0RCRA-SQG 0.25 0 1 NR NR NR 1RCRA-CESQG X 0.25 1 2 NR NR NR 4RCRA NonGen / NLR 0.25 5 7 NR NR NR 12US ENG CONTROLS 0.5 0 0 0 NR NR 0US INST CONTROL 0.5 0 0 0 NR NR 0ERNS TP NR NR NR NR NR 0SHWS 1 0 0 0 0 NR 0SWF/LF 0.5 0 0 0 NR NR 0ERP X 0.5 1 3 10 NR NR 15LUST X 0.5 1 12 15 NR NR 29UST X 0.25 6 21 NR NR NR 28LAST 0.5 0 1 4 NR NR 5AST X 0.25 2 4 NR NR NR 7SPILLS X TP NR NR NR NR NR 1VCP 0.5 0 0 0 NR NR 0FINDS X TP NR NR NR NR NR 1BROWNFIELDS 0.5 0 1 4 NR NR 5AUL X 0.5 1 11 11 NR NR 24PCB TRANSFORMER X TP NR NR NR NR NR 2SHWIMS X TP NR NR NR NR NR 1CRS X TP NR NR NR NR NR 1WRRSER X TP NR NR NR NR NR 1TIER 2 X TP NR NR NR NR NR 1

Detail SummarySite Name: YAHARA SUBSTATIONDatabases: PCB TRANSFORMERAddress: 202 SOUTH THORNTON AVENUEDistance: 0Direction: NortheastElevation: HigherComments: Subject Property identified as having four PCB transformers weighing 40 kilograms.

No suspect PCB transformers were observed during site reconnaissance, and noPCB transformers were reported by site contacts; they are believed to have beenremoved from the facility. Any remaining transformers to be removed from the facilityshould be tested for PCB-containing oils prior to disposal.

Site Name:Databases: AST, USTAddress: 202 S THORNTON AVEDistance: 0Direction: NortheastElevation: HigherComments: Subject Property identified as having the following storage tanks: 10,000-gal diesel

UST for a backup generator closed/removed in 2007, 4,000-gal leaded gasoline USTclosed/removed in 1992 and 10,000-gal diesel AST in use. Both of the former USTshave been investigated for releases at the time of closure; the former gasoline USTwas subject to a LUST investigation closed by DNR in 1995, and no release wasfound during the 2007 closure of the diesel (fuel oil) UST. Both of these storagetanks are considered to be HRECs. The UST present on the property is consideredto be a REC.

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Site Name: WI DEPARTMENT OF ADMINISTRATION - CENTRAL SERVICESDatabases: TIER 2Address: 202 SOUTH THORNTON AVENUEDistance: 0Direction: NortheastElevation: HigherComments: Subject Property identified as a TIER 2 site for bulk petroleum storage. The inclusion

of the property on this database itself is not considered a REC, although the currentpresence of a UST on the property is considered a REC.

Site Name: WISCONSIN DEPT OF ADMINISTRATIONDatabases: RCRA-CESQG, FINDSAddress: 202 S THORNTONDistance: 0Direction: NortheastElevation: HigherComments: Subject Property identified as a former conditionally-exempt generator of hazardous

waste including spent halogenated (chlorinated) solvents. No violations are noted.This finding is not considered to be a REC.

Site Name: WI DOADatabases: CRS, ERP, AUL, SHWIMS, SPILLS, WRRSER, LUSTAddress: 202 S THORNTONDistance: 0Direction: NortheastElevation: HigherComments: Subject Property identified as having several previously investigated releases closed

by DNR:

A LUST investigation was opened in 1992 and closed by WDNR in 1995. Soilcontamination from gasoline noted. This investigation resulted from theclosure/removal of a 4,000-gal leaded gasoline UST in the northwest lot of the site.

An ERP was opened in 1995 and closed by WDNR in 1996. Soil contamination isnoted. This investigation pertains to low levels of tetrachloroethene (PCE) identifiedin groundwater during the 1994 closure of a gasoline UST. After further investigation,the release was determined to likely have been a single unreported historical spill.

An ERP was opened in 2007 and closed by WDNR in 2010. Residual chlorinatedsolvents in groundwater from an unknown source noted. The investigation for therelease was centered around a former cistern in the courtyard. An Activity and UseLimitation (continuing obligations) was placed on the property due to the nature ofthe residual contamination.

A historical 1983 SPILL occurred after a 5-gal can of paint, ink or dye fell off a pallet.The spill was contained/recovered.

A SPILL occurred in 2000 when 25 gallons of automotive cleaning solution wasdisposed in a floor drain and subsequently discovered in the Yahara River. TheSPILL was closed by DNR in 2000, and the drain was reportedly later connected tosanitary sewer.

Ayres Associates considers these findings to be HRECs, due to their "closed"regulatory statuses.

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Site Name:Databases: AST, Financial Assurance 1, USTAddress: 201 S DICKINSON STDistance: 16Direction: WSWElevation: LowerComments: Subject site identified as having a 10,000-gal unleaded gasoline UST in use,

1,000-gal E85 AST in use, 280-gal waste oil AST in use and 275-gal waste oil ASTclosed/removed in 2000. The operation of a UST system on the subject property isconsidered a REC. Although leak detection and tightness testing may indicate aworking system, these tests do not account for spills, overfills and small leaks thatmay have significant impacts over time.

Site Name: WISC STATE OF FEDERAL PROPERTY PROGRAMDatabases: RCRA NonGen / NLR, FINDSAddress: 201 S DICKINSON STDistance: 16Direction: WSWElevation: LowerComments: Subject Property identified as a former conditionally-exempt generator of hazardous

waste including ignitable, corrosive and non-halogenated solvent waste, lead andchromium. No violations are noted. This finding is not considered to be a REC.

Site Name: NORTHERN PLATING INCDatabases: SHWIMS, WI MANIFEST, RCRA NonGen / NLRAddress: 1401 NORTHERN CTDistance: 130Direction: WestElevation: LowerComments: Adjacent property identified as a former large quantity generator of hazardous waste

since 1985. No types of hazardous waste are specified; however, the facility receivednotice of noncompliance for a general violation in 2003. No releases from this siteare noted. This finding is not considered to be a REC.

Site Name: KIMPORT INVESTMENT CODatabases: CRS, SHWIMS, AUL, ERPAddress: 1459 E MAIN STDistance: 309Direction: NorthwestElevation: LowerComments: Adjacent property identified as having an ERP opened in 2000 and closed in 2001 by

DNR. Soil and groundwater contamination from petroleum and chlorinated solventsnoted, and an AUL was placed on the property at the time of closure. This finding isnot considered to be a REC.

Site Name:Databases: USTAddress: 1449 E MAIN STDistance: 310Direction: NorthwestElevation: LowerComments: Adjacent property identified as having a 1,111-gal leaded gasoline UST

closed/removed in 1989. No release is noted from this property. This finding is notconsidered to be a REC.

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Site Name: BADGER WELDING SUPPLIES INCDatabases: SHWIMS, LUSTAddress: 101 S DICKINSON STDistance: 320Direction: WestElevation: LowerComments: LUST investigation opened in 1992 and closed in 2000 by DNR with residual soil and

groundwater contamination from petroleum. No off-site release noted. This finding isnot considered to be a REC due to its "closed" regulatory status.

Site Name:Databases: CRS, AUL, WRRSER, LUST, USTAddress: 1455 E WASHINGTON AVEDistance: 706Direction: NNWElevation: LowerComments: LUST investigation opened in 1990 and closed in 2006 by DNR. Residual soil and

groundwater contamination from petroleum, with no off-site releases noted. Thisfinding is not considered to be a REC due to its "closed" regulatory status.

Site Name: 1401 E WASHINGTON AVEDatabases: LUSTAddress: 1401 E WASHINGTON AVEDistance: 722Direction: WNWElevation: HigherComments: LUST investigation remains open from 2003. A request for off-site access was sent

in 2005. Although the investigation remains open, this finding is not likely to impactthe Subject Property due to its distance. This finding is not considered to be a REC.

Site Name: GREAT BIG PICTURESDatabases: ERPAddress: 1444 E WASHINGTON AVEDistance: 770Direction: NorthwestElevation: LowerComments: An ERP was opened in 1991 and closed by DNR in 1996. Low-risk soil

contamination noted. This finding is not considered to be a REC due to its "closed"regulatory status.

Site Name: MAGAELDatabases: CRS, SHWIMS, AUL, ERPAddress: 100 S BALDWIN STDistance: 771Direction: WSWElevation: LowerComments: An ERP was opened in 1993 and closed in 1995 by DNR. Soil contamination is

noted, with no substance specified. This finding is not considered to be a REC due toits "closed" regulatory status.

Site Name: MARQUIP LCC (FORMER)Databases: LUST, SHWIMS, ERP, RCRA NonGen / NLR, FINDSAddress: 1245 E WASHINGTON AVEDistance: 1263Direction: WSWElevation: LowerComments: ERP opened in 1997 and closed in 1998 by DNR. Low risk soil contamination noted.

A LUST was also investigated from 2000 to 2001 and closed by DSPS. Thesefindings are not considered RECs due to their "closed" regulatory status.

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6.2 Additional Environmental Record Sources

Additional environmental record sources included Wisconsin DNR Bureau forRemediation and Redevelopment Tracking System (BRRTS) and GIS Registry,as well as the Wisconsin DSPS Storage Tank Database. All search results forthe subject property addresses corroborated the findings of the EDR RadiusMap Report discussed in Section 6.1. Copies of database search results areprovided in Appendix D. For a discussion of previous environmental reports onthe Subject Property, refer to Section 6.4.7.

6.3 General Site Setting6.3.1 Topography

Based on a review of the 1983 USGS topographic map for the site area and theEDR Geocheck included in the Radius Map Report, general topographicgradient is to the north-northeast, toward the Yahara River and Lake Mendota.However, groundwater data from a site located less than 1/8 mile west of theSubject Property indicates a south groundwater flow direction. The SubjectProperty is located approximately 856 feet above mean sea level.

6.3.2 Surface Water Bodies

The Subject Property is located on an isthmus between Lake Mendota, located0.7 miles to the northwest, and Lake Monona, located 0.4 miles to thesoutheast. The Subject Property is also adjacent to the Yahara River, whichlinks the two lakes. No surface water is present on the Subject Property itself.The Subject Property is located in the Yahara River and Lake MononaWatershed.

6.3.3 Geology and Hydrology

Based on the soil survey information published by the USDA Soil ConservationService and compiled by EDR, the soils at the Subject Property consist ofColwood, Batavia and McHenry silt loams. Silty clay loam, sandy clay loam, andsand and gravel are present at lower depths (9 to 59 inches). Bedrock in thevicinity of the Subject Property is Cambrian sandstone with some dolomite andshale (UW Geological and Natural History Survey, 1981). Groundwater in the area is inferred to flow south-southwest based ontopographic gradient and available groundwater data from nearby sites. Basedon geological data collected from previous investigations at the SubjectProperty, groundwater is present at approximately 8 to 12 feet below groundsurface. No on-site water wells or springs were observed during the Propertyreconnaissance. No settling ponds, lagoons, surface impoundments, wetlandsor natural catch basins were observed at the Property during this investigation.The Subject Property drinking water is obtained from City of Madison. Madisondrinking water comes from a deep sandstone aquifer, an underground rockformation where water collects in small spaces among the rocks. Groundwateroriginates as rain or snow, soaks into the ground, and is naturally filteredthrough layers of soil and rock before replenishing the aquifer. The Madisonwater system consists of 22 wells, 30 reservoirs, and 840 miles ofinterconnected pipes.

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6.4 Historical Use6.4.1 Historical Summary

Historical information identifying the past site use was obtained from a variety ofsources as detailed in Appendix E of this report and included city directories,aerial photographs Sanborn fire insurance maps, topographic maps, previousenvironmental reports, and personal interviews. Company history was alsoobtained using internet sources; web page printouts with pertinent informationare included in Appendix F.

The earliest known developed use of the Subject Property was as NorthernElectrical Manufacturing Company, established in 1895. The companyspecialized in the design and manufacturing of electrical motors, and had itsown brass foundry. Site features also included a machine shop, punch pressroom, dipping rooms, winding department, tool room, paint shop, oil house, andgasoline house. Two scrap houses were also located along the railroads to thenorth and the south. Three rail spurs entered the property on the north andsouth sides to provide transport of supplies and finished goods. By 1942, theSubject Property had become Gisholt Machine Company, after the founder ofNorthern Electrical Manufacturing Company, Conrad Conradson, had passedaway in 1940. Conradson was the former Vice President of Gisholt prior tofounding Northern Electrical and continued to patent machine tool designs whilerunning Northern Electrical.

Gisholt Machine Company used the site for the manufacturing of machine tools,such as lathes and balancing machines, and employed approximately 1,200people. Gisholt expanded the facilities with new construction on the eastern halfof the property. A building survey map produced in 1954 also indicates that theeast half of the Gisholt complex was occupied by Smith White Truck Sales andNagle Hart Company, and used the building for tractor repair and storage.Gisholt was later purchased by Giddings & Lewis Machine Tool in 1966, andwas shut down in 1970 due to economic downturn. The property is presumed tohave been vacant for approximately two years before being sold to the State ofWisconsin in 1972 for its current use as the Department of Administrationfacility.

6.4.2 Title Records

No title records were provided by the user/client, although a deed contained onthe DNR GIS Registry for the site indicates that the Subject Property was soldby Giddings and Lewis to the State of Wisconsin in 1972. Please refer to theRecords Review section for current and historical ownership/use of the SubjectProperty.

6.4.3 City Directories

Ayres Associates reviewed a City Directory Image Report prepared by EDR.The report indicated that the Subject Property was formerly used a machineshop for Gisholt Machine Company, and was formerly associated with theaddress of 212 South Thornton Avenue. A summary of the report is provided inthe table below.

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Summary

Date Site Comments Surrounding Area Comments Source1959 Gisholt Mach Shops (212

Thornton Av S)None Wright's City Directory

1964 Gisholt Mach Co (shop) (212Thornton Av S)

None Wright's City Directory

1970 Gisholt Machin Co (shop)(212Thornton Av S)


1975 State Dept of Admn (Central ServFacility) (202 Thornton Av S)


1980 Vacant(202 Thornton Av S) None Wright's City Directory1985 State Dept of Admn (Printing &

Publ Div)(202 Thornton Av S)None Wright's City Directory

1990 State Dept of Admn (Printing &Publ Div)(202 Thornton Av S)


1995 State Dept of Admn (Printing &Publ Div)(202 Thornton Av S)

None Polk's City Directory

2002 Document Sales, Mail ServiceBulk, Printing & Publications(202Thornton Av S)


2007 CLEAN POWER INC janitor servDOCUMENT SALES governmentoffices-stateMAIL SERVICE BULKgovernment offices-statePRINTING & PUBLICATIONSstate government-genl offices(202 S Thornton Ave)


2012 DOCUMENT SALES governmentoffices-stateMAIL SERVICE BULKgovernment offices-state(202 S Thornton Ave)


6.4.4 Aerial Photos

Available aerial photographs dated 1937, 1949, 1955, 1962, 1976, 1980, 1986,1993, 2000, 2005, 2006, 2008 and 2010, from EDR were reviewed by AyresAssociates. A copy of the EDR Aerial Photo Decade Package is included inAppendix C. A summary of photograph observations is provided in the tablebelow:

Summary

Date(s) Property Comments Surrounding Area Comments1937 The western half of the property appears

developed with several joined buildings.At least one ancillary structure is visibleto the east, and several rail spurs enterthe property from railroads to the northand south.

Residential development appears to theeast, south and west of the property,with vacant and industrial property to thenorth. Large industrial facilities arevisible further to the north and west, withseveral rail lines entering from the north.

1949 The eastern half of the property appearsdeveloped with a large building on theeast side. A courtyard is presentbetween the buildings.

No significant changes.

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Date(s) Property Comments Surrounding Area Comments1955 No significant changes. A chimney can

be clearly observed. No significant changes.

1962 No significant changes. No significant changes.1976 The northwest building appears to have

been razed. An industrial building appears to thenorth, adjacent to the east side of theproperty.

1980 Photograph unclear. No significantchanges observed.

Photograph unclear. No significantchanges observed.

1986 Photograph unclear. No significantchanges observed.

Photograph unclear. No significantchanges observed.

1993 No significant changes observed. No significant changes observed.2000 A small addition to the north-central part

of the building can be observed. Parkingareas are located at the northwestcorner and east sides of the property.

No significant changes observed.

2005 No significant changes observed. The adjacent property to the northappears redeveloped with an L-shapedbuilding.

2006 No significant changes observed. No significant changes observed.2008 No significant changes observed. No significant changes observed.2010 No significant changes observed. No significant changes observed.

6.4.5 Sanborn/Historical Maps

Available Sanborn fire insurance maps dated 1898, 1902, 1908, 1942, 1950 and1986, from EDR were reviewed by Ayres Associates. A summary of mapobservations is provided in the table below. Copies of Sanborn maps areincluded in Appendix C of this report.

Summary

Date(s) Property Comments Surrounding Area Comments1898 The site building is located on the west

half of the property and is depicted asNorthern Electric ManufacturingCompany. Heating is specified "to begas - boiler not used". Building areasinclude Machine Shop, Tool Room,Armature Winding, Brass Foundry,Wood Working, Polishing and Storage. Acoal shed is located east of the building,and one rail spur enters the building fromthe east.

The Chicago & Northwestern Railroad islocated to the north and the ChicagoMinneapolis and St. Paul Railroad islocated to the south. Residentialdwellings are depicted to the west.Nothing is depicted to the north, south oreast of the site.

1902 The site building is depicted as NorthernElectric Co - dynamos and motors, andappears expanded. Labeled areasinclude Machine Shop, ArmatureWinding, Oil Box Dipping Room, PatternShop, Storage, Brass Foundry,Blacksmithing and Annealing, Erectingand Shipping, and Paint Shop. Anancillary Pattern Storage building islocated to the south, and two additionalrail spurs enter the property. A secondlarge structure on the east side of theproperty is depicted as the Agricultural

Residential dwellings are depicted to thesouth and west with vacant lots to thenorth.

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Date(s) Property Comments Surrounding Area CommentsImplements Warehouse, and a formerrailway power house is also depicted.

1908 The site building is expanded further tothe south and east, with a total of five railspurs entering the building. Labeledareas of the main structure includePunch Press Department, WindingDepartment, Dipping Rooms, ToolRoom, Stock Room, Machine Shop,Erecting Shop, Box Shop, Pattern Shop,Shipping Shed, Engines and Dynamos,Brass Foundry, Printing, Sanding Roomand Bonnet Department. Ancillarybuildings include Pattern Warehouses,Oil House, Gasoline House, GeneralStorage and two Scrap Houses (locatedjust off north and south propertyboundaries). The agricultural implementwarehouse appears to have been razed.

Residential dwellings are depicted to thesouth, north and west. SchoelkopfManufacturing Company is locatedsoutheast of the site, and is labeled asLubricators and manufacturer of gasolineengines.

1942 The site building is now depicted asGisholt Machine Company - NorthernWorks, and two large buildings appear tohave been added to the east side. Nospecific uses of areas of the building arelabeled, although the outline of thedipping rooms from 1908 is still depicted.Scrap Houses appear to have beenrazed along with all other formerancillary structures.

Residential dwellings are depicted to thenorth, west and south.

1950 The middle building first depicted in the1942 map appears to have been razedor partially razed, leaving several smallerstructures as connecting buildings andan open space in the middle of thecomplex. No specific area uses arelabeled.

No significant changes.

1986 The site building is labeled as occupiedby the State of Wisconsin. The structurein the northwest corner of the propertyhas been razed. An iron structure alsoappears to have been added to thenorth-central part of the buildingcomplex. Two boiler rooms are locatedon the south side.

Two industrial buildings appear onadjacent properties to the north, one withspray booths labeled, and the other witha machine shop and plating roomlabeled. A woodworking shop andwholesale carbonic acid and dry ice arelocated to the west. Residentialdwellings are located to the south.

6.4.6 Historical Topographic Maps

Available topographic maps dated 1892, 1906, 1959, 1969, 1974 and 1983,prepared by EDR were reviewed for this Environmental Site Assessment.Copies of selected maps are included in Appendix C of this report. A summaryof topographic maps are provided below.

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Summary

Date(s) Quad Property Comments Surrounding Area Comments1892 MADISON No buildings are depicted on the

property.No buildings are depicted in thesurrounding area. A railroad isadjacent to the south side.

1906 MADISON A large building is depicted on thewest side of the property.

Railroads are located on the northand south sides of the property. Anindustrial neighborhood continuesto the north and west.

1959 MADISON No building is depicted on theproperty.

Large buildings depicted to thewest.

1959 MADISONEAST

No building is depicted on theproperty.


1969 MADISONEAST



1974 MADISONEAST



1983 MADISONEAST



6.4.7 Other Environmental Reports

Several previous environmental reports were provided by the Department ofAdministration and reviewed by Ayres Associates. Report information, findingsand comments are provided in the table below.

Summary

Report Name Date FindingsUST Closure AssessmentReport (by Advent)

September 1992 -4000 gal UST excavation (leadedgasoline)-GRO soil concentrations at 7,800 ppm >10 ppm standard.-Recommendation for 6 borings to definevertical and horizontal extent ofcontaminated soil. Borings to include 3for groundwater extent.

UST Subsurface SiteAssessment and Remediation(by Braun-Intertec)

September 1993 -Three soil borings and one geoprobe-VOCs detected in PID headspace ofGP-1-100 cubic yard excavation to 9 ft belowground surface transported to MallardRidge landfill.-Confirmation samples from excavationhad no detects.-No further remedial actionrecommended.

Environmental Site ActivityReport (by Braun-Intertec)

November 1994 -GP-2 drilled November 1993 detected1.6 ug/l PCE.-Additional soil boring SB-4 to furtherassess 4,000 gal UST location-MW-1 drilled to assess PCE.-2 rounds sampling. With max at 3.2 ug/l,which was above PAL (0.5 ug/l)-Soil headspace with FID indicated 0ppm.

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Report Name Date FindingsEnvironmental Site ActivityReport (by Braun-Intertec)

July 1995 -Two additional rounds of GW samplingfor VOCs-No petroleum VOCs detected-PCE indicated a max of 1.7 ug/l.-Sanborn Maps reviewed for site history.Summary is provided.-Manufacturing plant historically on-sitemay have contributed to PCEcontamination.

PCE Remedial Investigation(by Braun-Intertec)

May 1996 -Five geoprobe samples indicatenon-detects for VOCs.-Four GW Results indicated belowdetection limits for PCE, TCE, 1,1,1 TCA-Source attributed to singular unreportedspill in past. Source likely excavated anddisposed during UST closure with the100 cubic yards of soil.

Preliminary Report of Findings(by Ivertech LLC)

August 2006 -Two soil samples indicate max PCE(5,100 ppb) and TCE (110 ppb). Metalsindicate chromium (1500 ppm) and lead(780ppm).-Groundwater sample from GP-6(Interior SW Corner of Building indicatePCE (1.4 ug/l) concentration ingroundwater.

Results of CourtyardSubsurface Investigation (byRMT)

March 2007 -February 2007, cistern and contents(5.73 tons) were disposed at OrchardRidge Landfill-Four soil borings in courtyard area-Soils samples indicate isopropyl tolueneand toluene below RCLs. No significantsoil impacts.-Groundwater samples indicate PCE (20ug/l) above NR140 ES.-Cistern samples (Protocol B) indicateDRO (260 mg/kg) and PCBs (580ppbtotal)-No mention of PCBs in the reportalthough were detected in Protocol Bsample. PCBs concentration in thecistern soil was in exceedance of currentRCLs for direct contact and protection ofgroundwater.

Case Summary andClose-Out Request (by RMT)

June 2007 Case Closure submitted to WDNRalthough PCE GW concentrations wereabove ES.GIS Packet submitted. Case is closed onBRRTs with continuing obligations.

Limited Phase I ESA (byBraun-Intertec)

November 1995 Environmental Search of Building andSurrounding Properties.Recommendations for PCE assessment.

Asbestos and Lead-BearingPaint Survey Data (onWALMS database)

October 2001 Tile, Mastic, Insulation all Indicate ACM.Lead-bearing paint is found on much ofthe concrete flooring, brick walls andwood ceilings.

UST Abandonment (by RMT) June 2007 -Storage Tank #1 - Abandoned 10,000Gallon Fuel Oil Tank-Filled with soil and water

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Report Name Date Findings-Material Disposed (35.32 tons) atMad-Prairie landfill.-Water (7,000 gallons) was sampled andhauled to MMSD for disposal.

6.4.8 Building Department Records

Records from City of Madison Building Department and Fire Department werereviewed for evidence indicating the developmental history of the SubjectProperty, and for the presence of documentation relative to undergroundstorage tanks. No records suggesting the presence of a REC were observed inBuilding Department records.

6.4.9 Other Land Use Records

Records from the City of Madison Fire Department were reviewed for evidenceindicating the presence of underground storage tanks and for the use ofhazardous materials. Fire Department records verified the presence andinspection of several UST and AST systems on the property dating back to2000. An Inspection History Report is provided in Appendix D.

6.5 Environmental Liens and Activity/Use Limitations

The EDR Radius Map report identified one AUL on the subject property:

An AUL was placed on the property in 2010 at the time of closure for anERP opened in 2007 concerning the presence of chlorinated solvents ingroundwater. According to the closure letter for the investigation, a well maynot be constructed or reconstructed on the property without prior approvalfrom DNR. A copy of the closure letter and other information posted on theGIS Registry at the time of closure may be found in Appendix D.

No additional liens or AULs were reported by the User or site contacts.

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7.0 Site Reconnaissance7.1 Methodology and Limiting Conditions

The site reconnaissance was conducted on May 29, 2013, by Mitchell Banach,Environmental Scientist with Ayres Associates, accompanied by Mr. JohnNikula of Department of Administration. Weather conditions at the time of thesite reconnaissance were sunny and approximately 80 degrees F. The visualreconnaissance consisted of observing the boundaries of the property andsystematically traversing the site to provide an overlapping field of view,wherever possible. The periphery of the on-site structure was observed alongwith interior accessible common areas, manufacturing, storage, andmaintenance areas. Photographs of pertinent site features identified during thesite reconnaissance are included in Appendix B.

7.2 General Site Setting

The property consists of approximately 5.14 acres and is developed with anapproximately 123,000-square-foot industrial building. The ground surface atthe site slopes gently downward to the Yahara River, located just east of thesite. Ground cover consists primarily of the building and asphalt lots, with littlegreen space in the central courtyard and along the south edge of theproperty. The subject property is accessed from the south by South ThorntonAvenue, and from the west by South Dickinson Street.

7.3 Site Visit Findings7.3.1 Hazardous Substances

Ayres Associates observed evidence of hazardous substances in two areas ofthe Subject Property:

Slag from the site's former brass foundry, presumed to have operated from1895 to 1940, was observed at the ground surface in the west wing of thecourtyard, and may contain heavy metals such as lead. Soil boring logs fromprevious environmental reports also suggest that slag is present as fill in thecourtyard area at depths up to 2 feet. The presence of heavy metals from theslag may pose a direct contact health risk.

Two 18-gallon plastic drums of ferric chloride were observed in the etchingstudio. The drums were stored on a concrete floor and reportedly used forcopper etching. Ammonium chloride is also reportedly stored and used forelectroplating print plates for the art studio.

7.3.2 Petroleum Products

Petroleum products were observed in several interior and exterior areas of theSubject Property:

A 10,000-gallon fuel oil AST was observed in a utility room of the facility andis used for a backup generator. The AST was installed in 2007, and issingle-walled, but enclosed by cinder-block walls and buried in sand. Thecinder-block walls serve as secondary containment.

A 10,000-gallon gasoline UST was observed in the northwest lot, and is usedfor refueling state fleet vehicles. The UST was installed in 1988 and issingle-walled fiberglass. Three dispensers are located near the UST.

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A 1,000-gallon ethanol (E85) AST is also located in the refueling area. TheAST was installed in 1992 and is double-walled for secondary containment.

A 280-gallon single-walled waste oil AST is located in the automotive shop.The AST does not have secondary containment.

Approximately eight drums of motor oil and associated automotive productsare located in the automotive shop building. The drums are stored on aconcrete floor without secondary containment, and floor drains are located inthe vicinity.

All ASTs were observed to be in good condition and free of obvious leaks. Nostaining or other signs of discharges were present around the tank areas.

7.3.3 USTs

According to previous information collected and observations made duringthe site reconnaissance, there is one current UST system and two former USTsystems on the Subject Property. Details for each UST system are provided inthe table below.

Summary

Use Status YearInstalled

Capacity(gals.)

Contents ConstructionMaterials

Comments

Active 1988 10,000 Gasoline Fiberglass The UST system is used forrefueling the state fleet, andfeatures an overfill alarm andauto-shutoff. Three dispensersare located near the UST.According to DSPS tankrecords, this system hascontinually passed stateinspection. No releases arereported for this system.

Removed unknown 4,000 Gasoline Steel This former leaded gasolineUST was closed/removed in1992. Tank System SiteAssessment at the time ofclosure indicated soilcontamination, and a siteinvestigation was subsequentlyperformed. The DNR closedthe LUST investigation in 1995.

Removed unknown 10,000 No. 2 fuel oil Steel Although the UST waspreviously closed in place, theUST was registered as dieseland removed with a TankSystem Site Assessmentperformed in 2007. No releasewas discovered.

28 Ayres Associates



7.3.4 ASTs

Evidence of five current ASTs and one former AST was observed on the subjectproperty during the site reconnaissance. Details of the ASTs are providedbelow.

Summary

Capacity (gals.) Contents Construction Materials Comments10,000 No. 2 fuel oil Steel This AST is registered

as diesel and is currentlylocated in cinder-blockwalls on a concrete floorfor secondarycontainment, but isburied in sand. The ASTsupplies fuel oil to thefacility's backupgenerator, and has beenin used since 2007. It islocated in a utility roomat the south end of thefacility. Due to the tankbeing covered by sand,Ayres Associates wasunable to observe thetank directly. The tank isreportedly a rail car.

1,000 E85 (gasohol) Steel This AST is currently inUST since 1992 andsupplies ethanol to fleetvehicles. The AST isdouble-walled forsecondary containment.It is located in thenorthwest lot. Noindications of a releasewere observed.

280 Waste/Used oil Steel This AST is located inthe automotive shop andhas been in use since2000. The AST issingle-walled and in thevicinity of floor drains.No indications of arelease were observed.

1,000 Propane Steel This AST is located nearthe north-central portionof the site and is usedfor refuelingpropane-poweredvehicles.

275 Waste/Used oil Steel Former automotive shopwaste oil ASTclosed/removed as of2000.

29 Ayres Associates



Capacity (gals.) Contents Construction Materials Comments75 No. 2 fuel oil Steel Double-walled reservoir

for small backupgenerator in utility room.

7.3.5 Other Suspect Containers

Evidence of other suspect containers was observed on the subject propertyduring the site reconnaissance. Details of the other suspect containers areprovided below.

Summary

Material Quantity Commentsnon-chlorinated orange

solvent30 gal A small parts washer was observed near the new

oil drums in the automotive shop. The solvent isreportedly a water-based non-hazardous orangesolvent. Safety Kleen was reported to have beenused for solvent disposal.

ammonium and ferricchloride

36 gal Two plastic drums of ferric chloride were observedin the etching art studio. The wastewater generatedfrom etching is reportedly neutralized with bakingsoda in a sump prior to discharge to municipalsanitary sewer.

7.3.6 Equipment Likely to Contain PCBs

Equipment likely to contain PCBs was observed in the subject building duringthe site reconnaissance. Equipment included fluorescent ballasts and electricalswitches or other equipment throughout the facility. The Subject Property is alsolisted on the PCB Transformer database for several PCB transformers removedfrom the property in 2007-2008. The transformers were located in the northeastcorner of the property, and a 1956 map of the site facilities also notes a four 250kVa transformers in the courtyard. No PCB transformers were observed duringthe site reconnaissance; all transformers appeared to be either dry-type (indoor)or modern pad-mounted construction, located on the south side of the facility.

7.3.7 Interior Staining/Corrosion

No areas of significant interior staining or corrosion were observed during thesite reconnaissance.

7.3.8 Discharge Features

Several discharge features were observed on the subject property during thesite reconnaissance. Trench drains are located in the automotive shop andetching art studios, and additional drains are located at the car wash area at thenorth side of the facility. No evidence of unauthorized discharges was observed.

7.3.9 Pits, Ponds, And Lagoons

No pits, ponds, or lagoons were observed on the subject property during the sitereconnaissance. Wastewater from the facility is discharged untreated to themunicipal sanitary sewer, with the exception of water from the etching art studio,which is first neutralized in a sump prior to discharge to the municipal sanitarysewer.

30 Ayres Associates



7.3.10 Solid Waste Dumping/Landfills

Evidence of solid waste dumping, suspect fill material, or landfills was identifiedon the subject property during the site reconnaissance. Specifically, slag wasobserved on the ground surface in the west wing of the courtyard. Additionally,boring logs from previous environmental reports indicated the presence of slagas fill material in the courtyard to a depth of 2 feet below ground surface. Noother indications of unauthorize

Phase_I_ESA

Documents

environmental report

site description

south thornton avenue

executive summary

subject property description

general information

parceltable of contents1

special terms