Introducing 15 Ryder Street, Arlington

For Sale 15 Ryder Street Arlington, Massachusetts

Steve McKenna & The Home Advantage Team 781-645-0505 | YourHomeForSale@GibsonSIR.com | 1010 Mass Ave, Arlington, MA

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TABLE OF CONTENTS

Property Overview and Description Aerial Photos Interior and Exterior Photos Floor Plans Deed and Town Property Data Rental Income Lessard Environmental Site Assessment (21e)

Steve McKenna & The Home Advantage Team 781-645-0505 | YourHomeForSale@GibsonSIR.com | 1010 Mass Ave, Arlington, MA

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Commercial Site For Sale 15 Ryder Street Arlington, Massachusetts Property Overview and Description Location: 15 Ryder Street, Arlington Lot Size: 45,687 square feet of land Building Size: 5,600 square feet Zoning District: Industrial (I) Assessment: $1,673,800 Description: The building was constructed about 1946 and is a 2-story concrete block building with a combination of warehouse, garage, and office space. The property has been utilized as office and industrial space for general contractors.

Development: The current zoning district allows for multiple uses with and without a special permit.

There site offers many opportunities for residential and commercial development based upon certain approvals from the Town of Arlington. Please refer to the Town of Arlington Zoning-By Laws for detailed information on all allowed uses.

The adjacent property owner has placed an application for a residential 40(B) development with the Town of Arlington Redevelopment Board. The following is the link to the proposed development. https://www.arlingtonma.gov/town-governance/all-boards-and-committees/zoning-board-of-appeals/ 1165-r-massachusetts-ave-comprehensive-permit-application.

Site Assessment: A complete 21(e) report was completed by Lessard Environmental and is attached to this package.

Minimum Bid Price: $3,995,000 Offer Due Date: July 7, 2021 at 1:00 PM Contact: Steve McKenna Gibson Sotheby’s International Real Estate

Steve McKenna & The Home Advantage Team 781-645-0505 | YourHomeForSale@GibsonSIR.com | 1010 Mass Ave, Arlington, MA

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15 Ryder Street, Arlington, MA

UP

UTILITY 6'-0" X 8'-6"

STORAGE 4'-8" X 7'-2"

OFFICE 17'-11" X 19'-0"

SHOP

UP

28'-5" X 38'-9"

SHOP 38'-9" X 38'-9"

ENTRY 17'-11" X 8'-5"

LAV 6'-11" X 5'-4"

LAV 12'-3" X 4'-8"

FIRST FLOOR

Offered By:

Plans Dra ed By:

Steve McKenna Gibson Sotheby's Interna onal Realty Arlington, MA PLANS DRAWN BY PROPERTY PRECISION - BOSTON - MASSACHUSETTS - 02115 - 617.702.2898 - PROPERTYPRECISION.COM

15 Ryder Street, Arlington, MA

DN

KITCHEN 11'-10" X 7'-10"

OFFICE 17'-0" X 12'-3" DN

OPEN BELOW 24'-5" X 22'-5"

OFFICE 7'-5" X 9'-11"

OFFICE 17'-0" X 16'-0"

LOFT

OFFICE

CONFERENCE ROOM

15'-4" X 19'-8"

9'-2" X 14'-11"

11'-9" X 14'-11"

OFFICE 17'-0" X 8'-5"

SECOND FLOOR

LIVING AREA 2189 SQ FT

Offered By:

Plans Dra ed By:

Steve McKenna Gibson Sotheby's Interna onal Realty Arlington, MA PLANS DRAWN BY PROPERTY PRECISION - BOSTON - MASSACHUSETTS - 02115 - 617.702.2898 - PROPERTYPRECISION.COM

Property Services Summary Property Summary

Assessor webpage

15 Ryder St, Arlington, MA 02476 Mailing: 15 Ryder St , Arlington, MA 02476 Assessed Value: $1,673,800 Land Use: 316 - Comm. Whs. Parcel ID: 057.0-0002-0011.0 Property Card | Assessor Map | GIS Map | Google Map

Resident and Business Services Pay or View Bills | View Building Permits | Download Applications, Fees, Permits

Building Permit requires Conservation review

Public Schools

School District webpage

Stratton/Peirce Buffer Zone | Ottoson Middle School | High School

Public Works

Public Works webpage

Trash/Recycling Day: Wednesday | Trash & Recycling Guide Street Sweeping Route: 13 | Sweeping Status Report

Planning and Community Development

Planning webpage

Zoning District: I - Industrial | Zoning / Historic Map Historic District: Not in local Historic District |

Conservation Commission

Commission webpage

Town and State Regulations | Permit Filing Instructions Wetland GIS Map | FEMA's Flood Map | USGS Topo Map

Clerk's Office and Elections

Election webpage

Precinct 17 votes at Peirce School, 99 Park Avenue Ext

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057.0

0002

0011.0

1 of 1

Map

Block

Lot

CARD

Alt No 15

Direction/Street/City RYDER ST, ARLINGTON

OWNERSHIP Owner 1: Owner 2: Owner 3: Street 1: Street 2: Twn/City: St/Prov: Postal:

ARLINGTON

Land Size 45687.000

Building Value 280,300

Yard Items

Land Value 1,393,500

Total Value 1,673,800

Legal Description

37748

LALICATA REALTY LLC Total Card Total Parcel

15 RYDER ST ARLINGTON MA 02476

1.049 1.049

280,300 280,300

Source: Market Adj Cost Cntry:

Own Occ: N Type:

YUKON REALTY LLC 1125 MASS AVE ARLINGTON MA Cntry: 02476

1,393,500 1,393,500

Total Value per SQ unit /Card: 298.89

This parcel contains 45,687 Sq. Ft. of land mainly classified as Comm. Whs. with a Warehouse Building built about 1946, having primarily Conc. Block Exterior and 5600 Square Feet, with 2 Units, 0 Bath, 0 3/4 Bath, 2 HalfBaths, 0 Rooms, and 0 Bdrm.

1,673,800 1,673,800

Tax Yr 2020 2019 2018 2017 2016 2015 2014 2013

Use 316 316 316 316 316 316 316 316

Cat FV FV FV FV FV FV FV FV

Grantor YUKON REALTY LL ARLINGTON CENTE

GIS Ref

Entered Lot Size Total Land:

/Parcel: 298.8

Insp Date

Land Unit Type:

02/17/09

Parcel ID 057.0-0002-0011.0

PREVIOUS ASSESSMENT

Bldg Value Yrd Items Land Size Land Value Total Value Asses'd Value 280,300 0 45,687.

1,370,600 1,650,900 1,650,900 252,400 0 45,687.

1,279,200 1,531,600 1,531,600 252,400 0 45,687.

1,142,200 1,394,600 1,394,600 252,400 0 45,687.

1,005,100 1,257,500 1,257,500 252,400 0 45,687.

753,800 1,006,200 1,006,200 230,300 0 45,687.

685,300 915,600 915,600 230,300 0 45,687.

685,300 915,600 915,600 230,300 0 45,687.

685,300 915,600 915,600

SALES INFORMATION

NARRATIVE DESCRIPTION

Notes Year End Roll Year End Roll Year End Roll Year End Roll Year End Year End Roll Year End Roll

Type

Date 10/1/2007 1/30/2003 12/1/1987

PRINT Date

Time

12/10/20

19:50:45

LAST REV Date Time 09/04/19 15:11:41 apro

PAT ACCT.

TAX DISTRICT

Legal Ref 50174-520 37850-613 18759-454

Sale Code Change>Sale Intra-Corp

USER DEFINED

!4876!

Date 12/18/2019 1/3/2019 12/20/2017 1/3/2017 1/4/2016 12/11/2014 12/16/2013 12/13/2012

4876

Sale Price V Tst Verif Notes 1,350,000 No No SUBDIVISION PLAN DATED 9/6/2007 1 No No 885,000 No No Y

OTHER ASSESSMENTS Code

1,673,800 1,673,800 1,673,800

GIS Ref

Unit #:

PREVIOUS OWNER Owner 1: Owner 2: Street 1: Twn/City: St/Prov: Postal:

Use Code 316

Total Parcel

1,673,800 / 1,673,800 / 1,673,800 / User Acct

APPRAISED: USE VALUE: ASSESSED:

IN PROCESS APPRAISAL SUMMARY

PROPERTY LOCATION No

Total Card /

Industrial

Descrip/No

Amount

Com. Int

ACTIVITY INFORMATION

BUILDING PERMITS PROPERTY FACTORS Item Code Description Z I INDUSTRIA o n Census: Flood Haz: D s t

% 100

Item Code Description water Sewer Electri Exmpt Topo 1 Street Gas:

Date 1/9/2009 2/1/2006 8/25/2004

Number 24 69 798

Descrip Manual Re-Roof Manual

Amount C/O 215,000 16,000 2,000

Last Visit

Fed Code G7

F. Descrip

Comment

GR FY07

INSTALL RUBBER ROO cut 2 new windows

Level

Use LUC Depth / Description No of Units Unit Type Land Type Code Fact PriceUnits 316 Comm. Whs. 45687 Sq. Ft. Site

Total SF/SM: 45687

Date 7/1/2019 2/21/2017 4/1/2016 2/17/2009 1/6/2005 7/7/2004 11/9/2000 6/14/2000 11/1/1989

Result I & E Return I & E Return I & E Return Meas/Inspect OWNR INFO OWNR INFO Hearing N/C Measured

By JO EMK MM 197 BR BR

Name Jenny O Ellen K Mary M PATRIOT B Rossignol B Rossignol

263 PM

PATRIOT Peter M

__/___/__

Sign:

LAND SECTION (First 7 lines only)

Total AC/HA: 1.04883

Prior Id # 1: 37748 Prior Id # 2: Prior Id # 3: Prior Id # 1: Prior Id # 2: Prior Id # 3: Prior Id # 1: Prior Id # 2: Prior Id # 3: ASR Map: Fact Dist: Reval Dist: Year: LandReason: BldReason: CivilDistrict: Ratio:

LT Factor

Base Value

Parcel LUC: 316

Unit Price 0 30.5

Comm. Whs.

Adj

Neigh

Neigh Neigh Influ Mod

Infl 1

%

Infl 2

%

Infl 3

1.00 CA

Prime NB Desc: COMM AVG

Disclaimer: This Information is believed to be correct but is subject to change and is not warranteed.

Database: AssessPro - FY2021

%

Appraised Alt % Value Class 1,393,454

Total:

1,393,454 apro

Spec Land

Spl Credit

J Fact Code

Use Value

Notes

1,393,500

Total:

1,393,500 2021

BATH FEATURES

EXTERIOR INFORMATION

Full Bath A Bath: 3/4 Bath: A 3QBth 1/2 Bath: 2 A HBth: % OthrFix:

Type: 43 - Warehouse Sty Ht: 1 - 1 Story (Liv) Units: 2 Total: 2 Foundation: 6 - Slab Frame: 2 - Steel Prime Wall: 21 - Conc. Block Sec Wall: Roof Struct: 4 - Flat Roof Cover: 4 - Tar & Gravel Color: GRAY View / Desir:

Kits: 1 A Kits: Frpl: WSFlue: Location: Total Units: Floor: % Own: Name:

REMODELING

Phys Cond: GD - Good Functional: Economic: % Special: Override: Total: 20 % CALC SUMMARY

Avg Ht/FL: 20 Prim Int Wall 5 - Minimul Sec Int Wall: Partition: E - Typical Prim Floors: 12 - Concrete Sec Floors: 2 - Softwood Bsmnt Flr: Subfloor: Bsmnt Gar: Electric: 3 - Typical Insulation: 2 - Typical Int vs Ext: S Heat Fuel: 1 - Oil Heat Type: 1 - Forced H/Air # Heat Sys: 1 % Heated: 100 % AC: 25 Solar HW: NO Central Vac: NO % Com Wall % Sprinkled: 0

MOBILE HOME SPEC FEATURES/YARD ITEMS Make:

More: N

1st Res Grid Desc: Line 1 # Units: Level FY LR DR D K FR RR BR FB HB L O Other Upper Lvl 2 Lvl 1 Lower Totals RMs: 0 BRs: 0 Baths: HB 2

Rating: Average Rating: Rating: Rating:

DEPRECIATION

INTERIOR INFORMATION

Description

RESIDENTIAL GRID

CONDO INFORMATION

Grade: C+ - Average (+) Year Blt: 1946 Eff Yr Blt: Alt LUC: Alt %: Jurisdict: G10 Fact: .

Const Mod: Lump Sum Adj:

A Y/S Qty

SKETCH

OUT OF THE WOODS CONSTRUCTION.

OTHER FEATURES

GENERAL INFORMATION

Code

COMMENTS

Rating: Rating: Rating: Rating: Rating: Average Rating: Rating:

32. % % % % % 32 %

Basic $ / SQ: 48.00 Size Adj.: 1.14999998 Const Adj.: 1.07631874 Adj $ / SQ: 59.413 Other Features: 11605 Grade Factor: 1.10 NBHD Inf: 1.00000000 NBHD Mod: LUC Factor: 1.00 Adj Total: 412210 Depreciation: 131907 Depreciated Total: 280303 Model:

RES BREAKDOWN

Exterior: Interior: Additions: Kitchen: Baths: Plumbing: Electric: Heating: General:

No Unit

RMS

BRS

FL

Totals 0

COMPARABLE SALES Rate

Parcel ID

Typ

WtAv$/SQ:

Date

AvRate:

Juris. Factor: 1.00 Special Features: 0 Final Total: 280300

Sale Price

Code FFL SFL

Description First Floor Second Floor

Ind.Val Before Depr: 65.35 Val/Su Net: 50.05 Val/Su SzAd 50.05

Serial #:

Year:

Size Ad

Total Yard Items:

Qual Con Year

Unit Price

D/S Dep

LUC

Total Special Featues:

Fact NB Fa

Appr Value

Area - SQ 4,000 1,600

Net Sketched Area: 5,600 5600 Gross Are

IMAGE Color:

PARCEL ID 057.0-0002-0011.0 Size/Dim

SUB AREA DETAIL

SUB AREA

JCod JFact

Juris. Value

Total:

Rate - AV 59.410 78.420

Undepr Value Sub % Descrip 237,651 Area Usbl 125,480 SFL 100 OFC

Total: 5600 FinArea

% Qu # Ten Type 100 G 0

363,131 5600

AssessPro

Patriot Properties, Inc

Town of Arlington - 4th Quarter Actual Real Estate Tax Bill Due Date: 05/03/2021 Bill Number: 5612 Fiscal Year: 2021 Land Value Building Value Taxable Value

Property Description 15 RYDER ST 316 45,687 057.0-0002-0011.0

Class Land Area Parcel ID

Residential 11.34

Tax rate per $1000 Open Space Commercial 11.34 11.34

Industrial 11.34

$1,393,500 $280,300 $1,673,800

Special Assessments Type

Principal

Interest

Total Assessments

Total Real Estate Tax Total CPA Tax Special Assessments Less Abatements Total Tax/Assessments Prior Amounts Billed Payments Received Previous Balance Interest 4th Qtr Due: 05/03/2021 Amount Due: 05/03/2021

$18,980.89 $267.70 $.00 $.00 $19,248.59 $14,352.42 $14,352.42 $.00 $.00 $4,896.17 $4,896.17 Contribution

Scholarship Foundation Donation

$1

Assessed Owner as of: January 1, 2020 LALICATA REALTY LLC

$2

$5

$10

Other

($

Elderly and Disabled Tax Aid Donation

$1

$2

$5

$10

Other Total

LALICATA REALTY LLC 15 RYDER ST ARLINGTON MA 02476

$

Interest at the rate of 14% per annum will accrue on overdue payments from the due date until payment is made.

The Actual Tax for the Fiscal Year July 1, 2020 - June 30, 2021, on the parcel of Real Estate described, is shown above.

A $30 demand fee will be assessed to all outstanding bills on 05/04/2021

Town Hall Hours: Monday-Wednesday 8:00 am - 4:00 pm; Thursday 8:00 am - 7:00 pm; Friday 8:00 am - 12:00 pm; Phone: 781-316-3030

Pay Online at www.arlingtonma.gov

PLEASE DETACH AND RETURN THE PORTION BELOW WITH YOUR PAYMENT. THANK YOU.

v

PLEASE DETACH HERE

Property Loc: 15 RYDER ST

4th Quarter Actual Real Estate Tax Bill Fiscal Year 2021 Make Check Payable and mail to: Town of Arlington P.O. Box 128 Arlington, MA 02476-0002 *Please include Bill Number on Check*

v

Town of Arlington 730 Massachusetts Avenue Arlington, MA 02476 Treasurer's Office Phyllis L Marshall, Collector of Taxes

Bill Number Parcel ID Prior Amounts Billed Previous Balance Interest 4th Qtr. Taxes/Assessments Amount Due: 05/03/2021

5612 057.0-0002-0011.0 $14,352.42 $.00 $.00 $4,896.17 $4,896.17

Scholarship Foundation Donation $_________________________ Elderly and Disabled Tax Aid Donation $_________________________

LALICATA REALTY LLC 15 RYDER ST ARLINGTON MA 02476

Total $_________________________

02162082021400005612700004896171

Assessment and Sales Report Location & Ownership Information Address:

15 Ryder St, Arlington, MA 02476-4217

Map Ref.:

M:057.0 B:0002 L:0011

Owner 1:

Lalicata Realty Llc

Zoning:

I

Owner 2: 15 Ryder St,Arlington, MA 02476

Owner Address: Property Information Use:

Warehouse - Commercial

Style:

Levels:

1

Lot Size:

1.05 Acres (45686 sqft.)

Year Built:

1946

Total Area:

5600 sqft.

Total Rooms:

0

Total Living Area:

5600 sqft.

Bedrooms:

0

First Floor Area:

0 sqft.

Full Baths:

0

Addl Floor Area:

0 sqft.

Half Baths:

2

Attic Area:

0 sqft.

Roof Type:

Flat

Finished Basement:

0 sqft.

Heat Type:

Forced Air

Basement:

0 sqft.

Fuel Type:

Oil

Basement Type:

Exterior:

Concrete Block

Attached Garage:

0

Other Garage:

0

Fireplaces:

0

Foundation: Air Conditioned:

Yes

Condition:

Good

Assessment Information Last Sale Date:

10/1/2007

Last Sale Price:

$1,350,000

Last Sale Book:

50174

Last Sale Page:

520

Map Ref.:

M:057.0 B:0002 L:0011

Tax Rate (Res):

11.34

Land Value:

$1,393,500

Tax Rate (Comm):

11.34

Building Value:

$280,300

Tax Rate (Ind):

11.34

Misc Improvements:

$0

Fiscal Year:

2021

Total Value:

$1,673,800

Estimated Tax:

$18,980.89

Sale Price:

$1,350,000

Sale Date:

10/1/2007

Buyer Name:

Lalicata Realty Llc

Seller Name:

Yukon Realty Assoc L

Lender Name:

Northern Bk & Tr Co

Mortgage Amount:

$1,056,000

Sale Book:

50174

Sale Page:

520

Buyer Name:

Lalicata Reaity Llc

Lender Name:

Northern Bk & Tr Co

Mortgage Amount:

$1,056,000

Mortgage Date:

10/1/2012

60136

Mortgage Page:

153

Sales History Recent Sale #1

Mortgage History Recent Mortgage #1

Mortgage Book:

The information in the Public Record is set forth verbatim as received by MLS PIN from third parties, without verification or change.

MLS PIN is not responsible for the accuracy or completeness of this information.

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Project ID



100027980

Owner Name



YUKON LLC

Owner Address



1125 MASS AVE, ARLINGTON, MA, MA

Project Type Renv

DLS Contractor



DUDLEY SERVICES INC

DLS Contractor ID AC000112

DLS Site Supervisor



SAMUEL J NIGRO III

DLS Site Supervisor ID AS032802

DLS Project Monitor



PATRICIA EILEEN RILEY

DLS Project Monitor ID AM060297

DLS Analytical Services Lab



ENVIRO-SAFE ENGINEERING

DLS Analytical Services Lab ID AA000131

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EEA Site Policies (https://www.mass.gov/site-policies) © 2018 Commonwealth of Massachusetts. Mass.Gov® is a registered service mark of the Commonwealth of Massachusetts.

View Building Permits View applications for building, electrical, plumbing, and gas fitting.

Permit System Address 15 Ryder St

Issued T C Permit Description 10-19-2009 E R 968 remodel office space 10-27-2009 P R 01-09-2009 B R 02-01-2006 B R 08-27-2004 B R

612 kitchen sink 24 office space w/ in existing structure 69 install rubber roof 798 cust 2 new windows in cinderblock wall

Owner Out of the Woods Out of the Woods Lalicata Realty Llc Ed Mirak Ed Mirak

Contractor Frank Iannuzzi

Value Fee 2,000 60

Daniel Cadotte

2,000

Out of The Woods R.P. Farina Roofing Out of the Woods

Selected: StreetNum = 15 and StreetName like 'ryder' Sorted by: StreetNum, StreetNumSuffix, PermitYear Desc, PermitNum Desc, StreetName Listed: 5 permits with an estimated value of $37,000 and collected fees of $651 Direct questions or comments to InspectionalServices@town.arlington.ma.us +1.781.316.3390

60

15,000 255 16,000 240 2,000

36

Lalicata Realty LLC 15 Ryder Street Arlington, MA 02476 (781) 646-8580

2020 gross revenue;

expenses;

$163,900

building property tax;

$18981

personal property tax;

S90 00

water/sewer;shared expense with tenant;

:S164.OG

utilities;eversource/national grid;

S2 365.00;

building/property liability insurance;

($4 061.00)

comm of mass;LLC filing fee; maintenance; improvements;

2020 net revenue;

note-,this is an unaudited summary; note;lalicata landscape products has been a tenant in the back garage with some outside space and pays no rent; the garage space is 1,600 sq ft;

00 ($993.00., $3 900.00

$132,826

Lalicata Realty LLC 15 Ryder Street Arlington, MA 02476 (781) 646-8580

2021 gross revenue;

expenses;

january -may;

$66,415.00

building property tax; personal property tax;none to date; water and sewer;none to date; utilities;eversource/national grid; building/property liability insurance; none to date; comm of mass;LLC filing fee;none to date;

$

maintenance; improvements; none to date;

2020 net revenue to date;

note;this is an unaudited summary; note;Ialicata landscape products has been a tenant in the back garage including some outside and pays no rent; the inside garage space is 1,600 sq ft;

S4aC' i)Q

$

$59,575.00

Lalicata Realty LLC 15 Ryder Street Arlington, MA 02476 (781) 646-8580

2021 ;current tenants at 15 ryder street arlington,ma;

status;

rent;

conneely contracting; byrne tree service; arlington plumbing; greenscapes; lines tree service; francisco landscape; riviera landscape; nicks irrigation service; commins remodeling; demartino builders; ac landscape; d.alas landscape; aquaterra designs; darnell construction; arigo trucking; e.defrees; regal management; j.pavone; lalicata landscape products;

lease t.a.w. t.a.w. t.a.w. t.a.w. t.a.w. t.a.w. t.a.w. t.a.w. t.a.w. t.a.w. t.a.w. t.a.w. t.a.w. t.a.w. t.a.w. t.a.w. t.a.w. t.a.w.

$ 4,100.00 $ 620.00 $ 250.00 $ 935.00 $ 620.00 $ 700.00 $ 325.00 $ 950.00 $ 565.00 $ 350.00 $ 505.00 $ 690.00 $ 740.00 $ 300.00 $ 550.00 $ 245.00 $ 125.00 $ 200.00 $ -

monthly rents;

$12,770.00

note-,please take into consideration that lalicata landscape products does not pay any rent to lalicata realty LLC for the 1600 sq ft garage or outside space that it occupies.we've been told by a reputable real estate company that the space could fetch $4,500 p/month in todays market.with the exception of conneely contracting all tenants are tenants at will that were due for their every two year rent increase this past april.since we are selling the property we decided not to raise any ot the rents.conneely contracting is on their 9th year of a 10 year lease and well below market.with rent increases and leasing the lalicata bay the income would gross over $200K per year.

lessard-environmental.com

PHASE I ENVIRONMENTAL SITE ASSESSMENT 15 Ryder Street Arlington, MA

Prepared for: Lalicata Realty LLC 15 Ryder Street Arlington MA

Prepared by: Lessard Environmental, Inc. 121 Loring Avenue Salem, MA 01970 April 2021 LEI Project: 3240 Ó2021 Lessard Environmental, Inc.

121 Loring Avenue, Suite 455

•

Salem, Massachusetts 01970

•

P: 978.338.5541

•

F: 978.338.5542

Environmental Site Assessment 15 Ryder Street, Arlington, MA.

April 2021 LEI 3240

EXECUTIVE SUMMARY 1.

INTRODUCTION ........................................................................................................................ 1 1.1.

1.2.

1.3.

1.4.

1.5.

1.6.

2.

SUBJECT PROPERTY DESCRIPTION ................................................................................ 4 2.1.

2.2.

2.3.

3.

Location ................................................................................................................................................ 4 Subject Property and Vicinity Characteristics ........................................................................ 4 Current Use of the Subject Property ........................................................................................... 4

OWNER PROVIDED INFORMATION ............................................................................... 4 3.1.

3.1.

4.

Purpose ................................................................................................................................................. 1 Detailed Scope of Services .............................................................................................................. 1 Significant Assumptions ................................................................................................................. 2 Limitations and Exceptions ........................................................................................................... 3 Special Terms and Conditions ...................................................................................................... 3 User Reliance ...................................................................................................................................... 3

Owner, Property Manager, and Occupant Information ........................................................ 4 Reason for Performing ESA ............................................................................................................ 5

RECORDS REVIEW .................................................................................................................... 6 4.1.

Standard Environmental Record Sources ................................................................................. 6 4.1.1.

Federal Records .......................................................................................................................................... 7 4.1.2.

State and Tribal Records ......................................................................................................................... 8 4.2.

Physical Setting ............................................................................................................................... 12 4.3.

Historical Use Information of the Property .......................................................................... 13 4.3.1.

Assessor's Office ...................................................................................................................................... 13 4.3.2.

Water Department .................................................................................................................................. 14 4.3.3 Building Department .................................................................................................................................. 14 4.3.4 Fire Department and Board of Health ................................................................................................ 14 4.3.5 Fire Insurance Maps ..................................................................................................................................... 14 4.3.6 Aerial Photographs ......................................................................................................................................... 15 4.3.7 Ownership History ....................................................................................................................................... 15 4.3.8 Historical Topographic Maps ................................................................................................................. 15 4.3.9 MassDEP Records ......................................................................................................................................... 16 4.3.10 City Directories ............................................................................................................................................ 16 4.3 Historical Use Information of Adjoining Properties .......................................................... 16

5.

6

SITE RECONNAISSANCE .................................................................................................... 17

5.1.

Methodology and Limiting Conditions .................................................................................... 17

INTERVIEWS ............................................................................................................................. 18 6.1 6.2 6.3

Interview with Subject Property Owner/Operator ............................................................ 18 Interview with Local Officials .................................................................................................... 18 Interview with Others .................................................................................................................. 18

7

GROUNDWATER SAMPLING EVENT - March 24, 2021 .......................................... 19

8

FINDINGS ................................................................................................................................ 20

9

CONCLUSIONS AND RECOMMENDATIONS .......................................................... 23

Environmental Site Assessment 15 Ryder Street, Arlington, MA.

April 2021 LEI 3240

10

DEVIATIONS ........................................................................................................................ 24

11

REFERENCES ........................................................................................................................ 24

12 SIGNATURE AND QUALIFICATIONS OF ENVIRONMENTAL PROFESSIONALS ............................................................................................................................. 25 LIST OF FIGURES Figure 1 – Site Locus Figure 2 – Site Layout (Aerial Photograph) Figure 3 – MassDEP Phase I Site Assessment Map APPENDICES Appendix A– ESA User Questionnaires and Current Occupant List Appendix B – EDRÒ Report Appendix C – Subject Property Photographs Appendix D – Local File Review Appendix E – Low-Flow Parameter Sheets Appendix F - Groundwater Laboratory Report Appendix G - Statement of Qualifications

Environmental Site Assessment 15 Ryder Street, Arlington, MA.

April 2021 LEI 3240

EXECUTIVE SUMMARY At the request of Lalicata Realty LLC, Lessard Environmental, Inc. (LEI) has completed a Phase I Environmental Site Assessment (ESA) with groundwater assessment for the Property identified as 15 Ryder Street in Arlington, Massachusetts (MA), herein referenced as the "Subject Property," "Property," or "Site." The purpose of the ESA is to evaluate the history, current conditions, and use of the Subject Property as well as past and current uses of surrounding properties to identify potential recognized environmental conditions (RECs).

The Property is located on 45,687 square feet of land and is improved by one building.

The building was built in 1946 and is a 5,600 square foot concrete block commercial warehouse and garage. Lalicata Realty LLC currently owns the building. The remainder of the parcel contains pavement to the front of the building and one paved parking lot in the rear. The subject Property building is currently utilized as a wood working shop and garage with several offices and storage on the second floor.

On March 11, 2021, LEI performed a site inspection for the subject property as part of this current, subject ESA. During the site inspection, three groundwater monitoring wells were observed, including monitoring wells MW-A, MW-B and an unidentified monitoring well (MW) located on the northern portion of the property. Monitoring wells MW-C and MW-D were not located and may have been destroyed.

On March 24, 2021, LEI personnel performed a groundwater gauging and sampling event. Groundwater samples were collected from monitoring wells MW-A and MW-B. The previously unidentified monitoring well (MW) was found to be dry and could not be sampled. Groundwater results indicated low concentrations of Tetrachloroethene in monitoring wells MW-A and MW-B that were well below the MassDEP Reportable Concentration for Tetrachloroethene. A low concentration of Total Xylenes was detected in the groundwater sample collected from monitoring well MW-B which was also below the applicable RC. Based on the available records, including former release information, observations made during the site inspection, and recent groundwater results which indicate Tetrachloroethene and Total Xylene concentrations well below applicable RCs, site conditions are considered stable. It is LEI’s opinion that no further assessment is warranted at this time.

Environmental Site Assessment 15 Ryder Street, Arlington, MA.

April 2021 LEI 3240

1. INTRODUCTION This ESA was conducted in the manner of the American Society of Testing and Materials (ASTM) Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process, E1527-13.

1.1. Purpose The ESA process's goal is to evaluate whether recognized environmental conditions (RECs) exist at the subject Property. The term 'recognized environmental conditions' is defined in the ASTM International Standard as: "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."

Other important terms that are defined in the ASTM guideline are a historical recognized environmental condition (HREC) and conditional recognized environmental condition (CREC) HREC means a past release of any hazardous substances or petroleum products that has occurred in connection with the Property and has been addressed to the satisfaction of the applicable regulatory authority or meeting unrestricted use criteria established by a regulatory authority, without subjecting the Property to any required controls.

CREC means 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 authority, with hazardous substances or petroleum products allowed to remain in place subject to the implementation of required controls.

1.2. Detailed Scope of Services This ESA has been conducted in the manner of the ASTM E1527-13 Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process and contains at a minimum: • A summary of historical uses of the subject Property, particularly those uses that may have involved environmental contaminants or pollutants.

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Environmental Site Assessment 15 Ryder Street, Arlington, MA.

•

• •

April 2021 LEI 3240

A summary of environmental permits and compliance history, including a review of all relevant U.S. Environmental Protection Agency (EPA) databases, Massachusetts Department of Environmental Protection (MassDEP) databases and files, Municipal Departments including the Assessors Office, Town Clerk, Fire Prevention Office, Building Inspectors Office, and Water and Sewer Departments, and other resources, as necessary.

Subject Property description including location, approximate size, mapped zoning, utilities, hydrology, and proximity to other properties; and A summary of adjacent land uses.

The ESA consists of the following four tasks: Records Review - LEI reviewed both state and federal databases and conducted a local record review to identify historical information pertaining to past ownership and use of the Subject Property. The records review's objective was to obtain and evaluate records that may identify RECs in connection with the subject Property.

Site Reconnaissance –LEI conducted a Property reconnaissance on December 8, 2020. The site reconnaissance objective was to obtain information indicating the likelihood of RECs in connection with the subject Property.

Groundwater Sampling – LEI collected two groundwater samples for analysis from existing on-site monitoring wells MW-A and MW-B to update groundwater conditions since the last sampling round performed in June 2007.

Report – An ESA report was prepared to detail the findings and conclusions of the ESA process.

1.3. Significant Assumptions Based on location, topography, and previous environmental assessments, the general groundwater flow direction is assumed to flow southeast, towards Mill Brook.

According to the standard practice outlined in ASTM E 1527-13, Section 8.0, the owner and/or environmental professional is not obligated to identify mistakes or insufficiencies in the record information provided. However, LEI has made a reasonable effort to compensate for mistakes or insufficiencies in the information reviewed that are obvious in the light of other information.

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1.4. Limitations and Exceptions This work was undertaken to assess the Subject Property's environmental conditions in accordance with generally accepted engineering and hydrogeological practices. No other warranty, express or implied, is made. Absolute assurance that any and all possible contamination at the subject Property was identified cannot be provided.

The ESA conclusions are based, in part, on information provided by the client, their agents, or third parties, including state or local officials. LEI assumes no responsibility for the accuracy and completeness of this information. Where visual observations are included in the report, they represent conditions at the time of the inspection and may not indicate past or future subject Property conditions.

LEI makes no representation concerning the legal significance of its findings or the value of the Property investigated. LEI has no contractual liabilities to third parties for the information or opinions obtained in this report. This report is not intended to satisfy the requirements of the National Contingency Plan (NCP) or state and local regulations. All of the federal, state and tribal environmental record sources were reviewed using an independent electronic database search company. No assurances can be made on the locations of identified sites as the database search company has placed them. This report's scope of work is in general conformance with ASTM International's Standard Practice for Environmental Site Assessments: Phase I Site Assessment Process, E1527-13. This scope of work does not include evaluation of current or past buildings or structures for the presence of asbestos, lead paint, or PCB contamination related to building materials. These materials, if present, can substantially complicate building renovation or demolition and can adversely impact the occupancy of a building.

1.5. Special Terms and Conditions There are no special terms or conditions related to this ESA report.

1.6. User Reliance This report was completed by LEI for the sole use of our client and/or lending institutions in connection with an assessment of subject Property environmental conditions. Use of the report by any other person for any other purpose is not authorized except with the prior written consent of LEI. 3

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April 2021 LEI 3240

2. SUBJECT PROPERTY DESCRIPTION 2.1. Location The subject Property is situated on 45,687 square feet of land identified as 15 Ryder Street, in Arlington, Massachusetts. The Subject Property location is depicted on the Site Locus (Figure 1), which is based on the United States Geological Survey (USGS) topographic map dated 1984. Coordinates of the subject Properties are 42˚ 25' 28.29" North Latitude and 71˚ 10' 26.39" West Longitude. The Universal Transverse Mercator (UTM) coordinates in Zone 19 are 321147 Easting and 4698999 Northing. The Property is at an elevation of approximately 104 ft. above sea level. The Subject Property is a combination of two lots depicted on the Town of Arlington as Map 57 Block 2 Lot 11.

2.2. Subject Property and Vicinity Characteristics The Property is currently improved by one building. The building is a 1946 5,600 square foot concrete block commercial warehouse. Lalicata Realty LLC owns the building. Conneely Contracting occupies the building for building contracting services.

The remainder of the parcel contains pavement to the front of the building and a paved parking lot in the rear. The Site is located in a residential/commercial area of Arlington, MA. Groundwater monitoring wells were observed during the March 11, 2021 site inspection.

Municipal water and sewer service the Site. The site-building is currently heated via natural gas, and overhead utilities serve the building, including electricity, telephone, and cable services. The Property is illustrated on the Site Layout aerial included as Figure 2.

2.3. Current Use of the Subject Property The property is currently occupied by several small businesses and contractors who stage supplies and equipment on-site.

3. OWNER PROVIDED INFORMATION 3.1. Owner, Property Manager, and Occupant Information The current owner of the Property is Lalicata Realty LLC. On March 11, 2021, LEI provided an ASTM Transaction Screen Questionnaire to the current owner representative, Guy Lalicata, consisting of 24 questions regarding the history of hazardous materials on the Property. The Phase I User Questionnaire is offered under 4

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April 2021 LEI 3240

the Small Business Liability Relief Protection Act of 2001 to provide Landowner Liability Protection. This questionnaire indicates what the current site use are garage, offices, and parking. Mr. Lalicata completed both questionnaires in the presence of LEI personnel at the time of the site inspection on March 11, 2021. Copies of the questionnaires for the Subject Property are included in Appendix A. 3.1. Reason for Performing ESA LEI understands that the purpose of performing this ESA is to sell the Property.

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4. RECORDS REVIEW 4.1. Standard Environmental Record Sources LEI contracted Environmental Data Resource Inc. (EDRÒ) to provide a federal, state, and tribal database search relative to sites located within the vicinity of the Subject Property. Table 1 summarizes the total number of properties identified by EDR within the recommended search distances. The complete EDRÒ Radius MapäReport with GeoCheckÒ is included in Appendix B. Table 1 – Radius Map Report Summary Number of Sites within Search Distance (miles) Total Minimum (includes Standard Environmental Search Subject ¼ ½ any Site 1/ Record Sources Distance Property 8 <1/8 to to within (miles) to ¼ ½ 1 the plotted area) Federal NPL Federal De-listed NPL Federal CERCLIS Federal CERCLIS NFRAP Federal RCRA CORRACTS Federal RCRA TSD Federal RCRA-Generators Federal Institutional/Engineering Control Federal ERNS

1.0 1.0 0.5 0.5 1.0 0.5 0.25

No No No No No No No

0 0 0 0 0 0 3

0 0 0 0 0 0 5

0 0 0 0 0 0 NR

0 0 NR NR 0 NR NR

0 0 0 0 0 0 8

0.5

No

0

0

0

NR

0

TP

No

NR

NR

NR

NR

0

State & Tribal Sites State Spills 90

1.0 TP

No No

3 NR

6 NR

16 NR

40 NR

65 0

State & Tribal Landfills State & Tribal LUST

0.5 0.5

No Yes

0 1

0 6

0 3

NR NR

0 11

State & Tribal LAST State & Tribal UST/AST State Engineering Control/Institutional Controls State & Tribal VCP State & Tribal Brownfields

0.5 0.25

No No

0 0

1 0

3 NR

NR NR

4 0

0.50

No

0

0

1

NR

1

0.5 0.5

No No

0 0

0 0

0 0

NR NR

0 0

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4.1.1. Federal Records National Priority List (NPL) National Priority List (NPL) locations are those properties that are believed to pose a significant threat to public health and the environment and warrant remedial action under Superfund. No NPL sites were identified within a 1-mile radius of the Subject Property. Additionally, there are no de-listed NPL sites located within a 1-mile radius of the Subject Property.

Comprehensive Environmental Response, Compensation, and Liability Information System (CERCLIS) and No Further Remedial Action Planned (NFRAP) The Comprehensive Environmental Response, Compensation, and Liability Information System (CERCLIS) is a compilation by the United States Environmental Protection Agency (US EPA) of known or suspected, uncontrolled or abandoned, hazardous waste sites that the US EPA has investigated or is currently investigating for a release or threatened release of hazardous substances pursuant to the Comprehensive Environmental Response, Compensation, and Liability Act of 1980 (CERCLASuperfund Act). The CERCLA database includes records of sites with the status No Further Remedial Action Planned (NFRAP). The No Further Remedial Action Planned (NFRAP) database indicates sites that have been removed from the CERCLA record by the US EPA. According to the EDRÒ report, there are no CERCLIS or NFRAP sites within a 1-mile radius of the Subject Property.

Resource Conservation and Recovery Information Systems (RCRIS) The Resource Conservation and Recovery Act (RCRA) was enacted in order to document all hazardous materials during all stages of use, generation, and disposal. All facilities (collectively called "handlers") that treat, generate, dispose of, transport, and/or store specified quantities of hazardous materials must be permitted through the EPA RCRA program. Corrective Action Reports (CORACT) identify hazardous waste handlers with RCRA corrective action activity. According to the EDR Report, there are no RCRA CORACT sites located within a 1-mile radius of the Subject Property and no RCRA Treatment, Storage, and Disposal (TSD) facilities located within 1-miles.

A review of the RCRA Generators (GEN) list indicates three RCRA waste generators within a 0.125-mile radius of the Subject Property. A summary of RCRA GEN within a 0.125-mile radius of the subject Property is included as Table 2.

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Table 2. Summary of RCRA Generators within 0.125 miles

Name

Address

Distan ce/Dire ction

Elevation (higher/lo wer)

Description

Precision Tire & ALI

1211 Massachusetts Ave

0.096 WSW

Higher

Small Quantity Generator

D Muzziolia Associate

24 Ryder

0.056 N

Higher

Very Small Quantity Generator

0.105

Higher

Very Small Quantity Generator

0.121

Higher

Very Small Quantity Generator

All-Star Dry Cleaner Ed Burns Ice Rink

1195 Massachusetts Ave 422 Summer Street

No releases of OHM are on record with the US EPA or the MA DEP for these properties.

Federal Institutional or Engineering Control Registries The Emergency Response Notification System (ERNS) is a national database used to collect information on reported releases of oil and hazardous substances. According to the EDRÒ report, the Subject Property is not listed in the ERNS database. The EDR search was not requested for other sites listed under the (ERNS) database off of the target property.

Emergency Response Notification System (ERNS) The Emergency Response Notification System (ERNS) is a national database used to collect information on reported releases of oil and hazardous substances. According to the EDRÒ report, the Subject Property is not listed in the ERNS database. The EDR search was not requested for other sites listed under the (ERNS) database off of the target property.

4.1.2. State and Tribal Records State Listed Sites and Release Sites are known oil and/or hazardous (OHM) sites currently regulated by the MassDEP and may include CERCLA-equivalent sites.

According to the EDRÒ report, there are sixty-five (65) listed State/Tribal sites located

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within 1-mile of the subject Property and three (3) sites within a 0.125-mile radius of the Site. A summary of CERCLA-equivalent sites within a 0.125-mile radius of the subject Property is included as Table 3.

Table 3. Summary of CERCLA-equivalent sites within 0.25 miles Name

Address

Distance/ Direction

Elevation (higher/lo wer)

Status

Contamination

RTN

Village Stripper

1151R Massachusetts Ave 422 Summer Street

0.080 SSW

Higher

RAO

Not Reported

3-213

0.121 ENE

Higher

UNCLSS

Hazardous Material

336635

0.041 WNW 0.163 SE

Lower

URAM

Oil

Higher

RAO

Oil

316659 313090

Ed Burns Arena and Ice Roadway Mirak Chevrolet

14 Ryder Street 26 Hobbs CT

None of the surrounding CERCLA-equivalent sites are located on parcels adjoining the Subject Property, according to the EDRÒ report the LUST site, historical spill cases have been closed via submittal of Response Action Outcome (RAO) Statements or closure document.

4.1.2.1.

SITE RTN 2-2522

In 1987, Goldberg Zoino & Associates, Inc. (GZA) conducted a Preliminary Environmental Site Assessment at 15 Ryder Street, Arlington, property. At the time of the GZA Investigation, the Property was operated by the Layne Drilling Company.

According to the GZA report, two petroleum storage tanks were located on the Property. One aboveground 275-gallon waste oil storage tank is located on the northern side of the building, and one underground 1,000-gallon tank is used to store diesel fuel.

The subsurface testing program performed by GZA indicated the presence of trace concentrations of tetrachloroethene in groundwater and the presence of Total Petroleum Hydrocarbons (TPH) in surface soil samples and groundwater samples collected from two observation wells.

According to a MassDEP Waiver of Approvals, Application prepared in 1989 by Kurz, the source of petroleum hydrocarbons in the soil was the result of spillage from the

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waste oil tank and a leak in a crane's hydraulic system. The source of the tetrachloroethene, however, was not identified. According to the Kurz Waiver Application, the aboveground waste oil tank and the 1,000-gallon underground diesel fuel tank were removed from the Property when the Layne Drilling Company vacated the Property in 1988.

In May 1990, an Interim Measure was conducted at the Site by Kurz Associates, Inc. The Interim Measure consisted of excavation and off-site disposal of approximately thirtyfive cubic yards of waste oil-contaminated soil. The soil was excavated from the area below and proximal to the former aboveground waste oil storage tank, located along the northern side of the Site building.

In July 1992, Geotechnical and Environmental Services, Inc. (GES) conducted a subsurface testing program at the Site, including the installation of nine test borings and three shallow observation wells. The observation wells previously installed by GZA could not be located and were presumed destroyed. Field screening of soil samples collected during drilling yielded undetected to low concentrations of Total Organic Vapors (concentrations ranged up to 1.8 parts per million). Laboratory analyses indicated the presence of relatively low concentrations of TPH (295 parts per million, ppm, and 112 ppm) in two soil samples collected from the Site during the installation of test borings.

Concentrations of tetrachloroethene and trans-1,2-dichloroethene were detected in a groundwater sample collected from an observation well near the northern perimeter of the Property (7 and 5 parts per billion, respectively). Other volatile organic compounds were reported as Not Detected.

An on-Site source of the chlorinated compounds was not identified. While some chlorinated compounds are used at the Site to degrease parts, according to the manager of the Property, Mr. John Shaw, the parts are degreased in a Cycle Solv unit. This is a self-contained unit that drains into a thirty-five-gallon drum.

According to Mr. Shaw, the drum is periodically replaced by Cycle Solv. Mr. Shaw also indicated that prior to using the Cycle Solv unit, parts were degreased at a separate facility on Massachusetts Avenue and were then delivered to the Property.

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In January 1993, GES conducted additional subsurface testing at the Site. This included the installation of three test borings, two of which were completed as shallow observation wells. Field screening results of soil samples collected during this phase of drilling were mainly Not Detected (0.1 ppm in one sample). Three soil samples submitted for analysis of TPH were reported as Not Detected. One soil sample submitted for analysis of Poly-nuclear Aromatic Hydrocarbon Compounds was reported as Not Detected. One sample was submitted for analysis of Total Eight RCRA Metals. Although several of the metals were detected, the reported concentrations were not unusually high.

Four of the on-Site observation wells were sampled in February 1993. This second round of well sampling indicated that tetrachloroethene was present at low concentrations in the groundwater samples. The concentrations of tetrachloroethene ranged from 12 to 29 parts per billion (ppb). Other Method 8240 compounds (volatiles) were reported as Not Detected in the samples submitted for analysis.

Based on the groundwater survey information collected in February 1993, groundwater within the perimeter of the surveyed wells at the Site flows to the south. No evidence of Non-Aqueous Phase Liquid was observed during either investigation conducted at the Site by GES. A Risk Characterization was completed based on the Method 1 soil and groundwater standards applicable to the Site. This method compares analytical results to published standards and evaluates the need for remedial actions at the Site. The detected concentrations of contaminants were all below the applicable Standards. Based on the Risk Characterization results, no additional remedial response actions are required at the Site. A Phase II Comprehensive Site Investigation Report submitted to the MassDEP, dated October 13, 1994 included a Waiver Completion Statement prepared in accordance with 310 CMR 40.0630. Based on the information collected during the Phase II Comprehensive Site Investigation, concentrations of contaminants found in soil and groundwater were either below or had been reduced to below the applicable Method 1 Standards. Based on the Investigation, GES indicated that a level of No Significant Risk (NSR) had been achieved at the Site., it was the opinion of GES that a Permanent Solution in accordance with 310 CMR 40.1000 had been achieved at the Site.

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Environmental Site Assessment 15 Ryder Street, Arlington, MA.

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State and Tribal Solid Waste Landfill List (SWL) The Solid Waste Landfill (SWL) and/or Solid Waste Disposal Sites (SWLFs) records typically contain an inventory of landfills or solid waste disposal facilities in the state.

According to the EDRÒ report, there is no SWLs located within 0.5 miles of the Subject Property.

Underground and Aboveground Storage Tanks According to the EDRÒ report, there are three (3) LUST or LAST Site within a 0.125mile radius of the Site. The Subject Property is not listed in the UST/AST, LUST, or LAST database. A summary of USTs within a 0.5-mile radius of the subject Property is included as Table 4.

Table 4. Summary of UST within 0.125 miles Distanc e/Direct ion

Tank Type/Status

RTN

Higher

UST

3-34273

0.253

Higher

UST

3-2531

0.041

Lower

UST

3-2610

Name

Address

Doyle’s Exxon Station Arlington Auto Clinic

483 Summer Street

0.210 N

42 Lowell Street 1165 Massachusetts Ave

Elevation (higher/lower)

USTs within 0.125 miles

Mirak Chevrolet

Please see Section 3.4 for details regarding the UST removal on the Site Property.

State & Tribal Brownfields According to the EDRÒ report, there are no Brownfield sites listed within 0.5 miles of the Subject Property.

State and Tribal Institutional/Engineering Control The Institutional Control (I.C.) and Engineering Control (E.C.) records are categories of Activity and Use Limitations (AULs) issued to a site to reduce exposure to OHM. According to the EDRÒreport, there are no I.C. within 0.5 miles of the Property and no E.C. limitations listed for the Subject Property or any adjacent properties.

4.2. Physical Setting The grade on the Site is relatively flat, with topographical sloping to the south and southeast. No surface water bodies are associated with the Site. Mill Brook, which flows 12

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in a southeasterly direction, is located approximately forty feet south of the property bounds. Mill Brook eventually enters the Lower Mystic Lake, approximately 1.25 miles to the east. The surrounding environs within 0.5 miles consist of flat to hilly topography.

According to the attached MassDEP Phase I Site Assessment Map, no protected wildlife habitats are located on or adjacent to the Subject Property. A designated vernal pool is located within the wetland area to the east.

For this report's purpose, LEI reviewed MassDEP's Bureau of Waste Site Clean-Up (BWSC) online Phase I Site Assessment Map, which illustrates resources within a 500 and ½ -mile radius of the Subject Property. As indicated on MassDEP Phase I Site Assessment Map (Figure 3), wetlands and vernal pools are located with ½ mile of the Property to the north, east, and west. In addition, Zone II Potable Water Sources are located to the southwest and southeast of the Property, and a potable water source is located to the northeast of the Property within a ½ mile.

4.3. Historical Use Information of the Property In addition, to the standard environmental records sources provided by EDR, LEI personnel obtained records regarding the Subject Property from the Town of Arlington municipal departments. LEI also consulted aerial photographs, city directories, Sanborn fire insurance maps, and topographic maps. Details pertaining to the historical use of the subject Property obtained during this file review are summarized on the following pages.

4.3.1. Assessor's Office Table 5 summarizes the information found on the online Assessor's Database.

Table 5. Summary of Assessor's Cards Parcel ID 57-2-11

Owner Land Area Finished Area Building Use Heat Source Construction Date Property Use

Laicata Realty LLC 45,687 Square Feet approximately 5,600 square feet Office and storage for a construction company.

Gas 1946 Parking and storage for the construction company.

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The c. 1946 building contains an approximately 5,600 square foot concrete block commercial warehouse. Lalicata Realty LLC owns the building. Conneely Contracting occupies the buildings for building contracting services. The remainder of the parcel contains pavement to the front of the building and a paved parking lot in the rear. The Site is located in a residential/commercial/industrial area of Arlington, MA. 4.3.2. Water Department Water and sewer department records indicate that the subject Property is serviced by town water and is connected to the sewer service.

4.3.3 Building Department Building Department Records were obtained not obtained prior to issuing this report.

4.3.4 Fire Department and Board of Health LEI contacted the Arlington Fire Department and Board of Health to inquire whether any records or certificates regarding hazardous waste storage or previous USTs in use at the Property were on-file. The Fire Dept. provided a record of an application to remove or transport a tank. This record indicated that in 1988 Cyn Oil Corporation received a permit to transport a UST tank. The Board of Health has not responded to LEI's request as of the date of this report. The Geotechnical and Environmental Services, Inc. Phase II dated October 1994, which was viewed on the MassDEP website, the following was reported: "According to the GZA report, two petroleum storage tanks were located on the Property. One aboveground 275-gallon waste oil storage tank was located on the northern side of the building, and one underground 1,000-gallon tank was used to store diesel fuel. According to a Massachusetts Department of Environmental Protection Waiver of Approvals Application prepared in 1989 by Kurz Associates, Inc., (Kurz), the aboveground waste oil tank and the 1,000-gallon underground diesel fuel tank was removed from the Property when the Layne Drilling Company vacated the Property in 1988”.

4.3.5

Fire Insurance Maps

LEI requested EDRÒ's Historical Fire Insurance Maps; however, this Property was listed as an Unmapped Property. Historical Fire Insurance Maps dated 1885, 1892, 1897, 1903,

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1908, 1914, 1922, 1923, 1927, 1951 and 1973 were reviewed. Historical Fire Insurance Maps are included in a copy of EDRÒ's Historical Fire Insurance Maps Package included in Appendix B. Historical Fire Insurance Maps. Fire Insurance Map information is depicted in Table 6 below.

Table 6. Historical Fire Insurance Maps Year

Details

1885-1927

Ryder Road had not yet been built, and the Site was Vacant.

1951 and 1973

Lists Layne New York Co Inc a well water supply contractor.

4.3.6 Aerial Photographs Aerial photographs dated 1939, 1955, 1957, 1963, 1969, 1970, 1978, 1980, 1986, 1995, 2008, 2012, and 2016 were reviewed. Aerial photographs are included in a copy of EDRÒ's Aerial Photo Decade Package included in Appendix B. Aerial Photograph Information is depicted in Table 7 below.

Table 7. Aerial Photograph Information

4.3.7

Year

Details

1955 to 2016

Current Site building and parking lot

1939

Vacant Land

Ownership History

According to the assessor's field card, the Subject Property is currently owned by Lalicata Realty LLC. The most recent sale date was October 2007 from Yukon Realty LLC. The chain of records presented in the field card does not indicate any evidence of RECs. Based on records reviewed, no evidence of valuation reduction for environmental issues was identified.

4.3.8 Historical Topographic Maps Historical topographic maps dated 1893, 1903, 1943, 1944, 1946, 1947, 1949, 1956, 1971, 1985, and 2012 were reviewed on EDRÒ's Historical Topographical Map Report. A change

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in the elevation of the Subject Property was not noted on any of the maps. A copy of EDRÒ's Historical Topographical Map Report is included in Appendix B. 4.3.9 MassDEP Records LEI utilized the MassDEP website to review available site files related to properties of potential environmental concern to the Subject Property identified in the EDRÒ report as ERNS, state-listed spill, or LUST sites. The closest MassDEP disposal sites indicated on the MassDEP online Site Viewer is the on-site RTN 3-0002522. The RTN was granted a Waiver of Approvals in September 1994 and was closed in October 1994 with a Waiver Completion Statement and Phase II Comprehensive Site Investigation.

4.3.10

City Directories

EDRÒ's City Directory Image Report provides listings for the Subject Property and adjoining properties from 1970 through 2014. A summary of the property occupants is presented in Table 8 below.

Table 7: Summary of the City Directory Report-Subject Property Year

15 Ryder Street

2014 2010 2005

Conneely Contracting Out of the Woods Construction Not Listed Caccacaro Construction Company Menotomy Landscaping Construction Tremblay Construction Not Listed Allen James Corp.

Arlington Auto Wholesalers Hydro Group Inc./Layne Well & Pump Division

2000 1995 1992

1984, 1989

Groundwater Water Assoc and Hydro Group Inc.

1970 and 1975

Layne New England Co

4.3 Historical Use Information of Adjoining Properties LEI evaluated the history of the properties adjoining the subject Property from sources noted previously. According to available resources, the Property is bound to the east by 16

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U.S. Route 3, a multi-lane divided highway, wooded land is located to the north, residential properties are located to the south, and properties abutting to the west include a multi-unit commercial office and warehouse building, and a granite quarry.

5.

SITE RECONNAISSANCE On March 11, Mr. Michael Backunas of LEI conducted a site reconnaissance at the subject Property.

5.1. Methodology and Limiting Conditions The purpose of the site reconnaissance is to inspect the subject Property for evidence of RECs that, currently or historically, is likely to adversely affect the Property. All readily accessible portions of the Subject Property were visually inspected. The periphery of the Subject Property was viewed from all adjacent public thoroughfares. Pertinent subject Property photographs are included in Appendix C. Site Inspection Observations LEI inspected the interior and exterior of Site buildings on March 11, 2020. The grounds surrounding the Site-building are well-kept. Paved areas were observed to have moderate cracking throughout the site. The photographs included in Appendix C depict potential RECs at the Site; specifically, these RECs are located on the interior and exterior of the portion of the building.

Observed Interior RECs: The building is heated by natural gas. Oil or hazardous materials typical of fluids for vehicle maintenance were observed inside the buildings at various locations. In addition, a 275-gallon diesel AST was observed in the interior. No evidence of the improper use, storage, or disposal of OHM was observed during the inspection. No floor drains were observed. Interior photographs are included in Appendix C. Observed Exterior RECs: LEI observed several groundwater monitoring wells on-site, including MW-A and MWB. Minor staining was observed on the floor of the garage, which is typical for an automotive service garage. The garage is included as part of the site building. No evidence of dumping of wastes was observed in or near the brook or drainage swales.

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No oil or hazardous materials were observed on the exterior of the Property. Exterior photographs are included in Appendix C. 6

INTERVIEWS 6.1 Interview with Subject Property Owner/Operator

On March 11, 2021, LEI provided an ASTM Transaction Screen Questionnaire to the current owner, Guy Lalicata, consisting of 24 questions regarding the history of hazardous materials on the Property. The Phase I User Questionnaire is offered under the Small Business Liability Relief Protection Act of 2001 to provide Landowner Liability Protection. This questionnaire indicates what the current site use is. A list of current property occupants was provided by Mr. Lalicata, which is included in Appendix A. Both questionnaires were completed by Mr. Lalicata during the time of the site inspection on March 11, 2020. Copies of the questionnaires for the Subject Property are included in Appendix A. 6.2 Interview with Local Officials No local government officials were specifically interviewed with respect to the information provided in this Phase I ESA beyond the record review summary presented above. Records obtained from local departments are summarized in Section 5 of this report, and copies of the records are included in Appendix D. 6.3 Interview with Others No other interviews were performed as part of this Phase I ESA.

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7 GROUNDWATER SAMPLING EVENT - March 24, 2021 On March 24, 2020, LEI performed a groundwater sampling event on-site. Prior to sampling monitoring wells MW-A and MW-B and MW, the monitoring wells were gauged for depth to groundwater with an interface probe. Monitoring well (MW) was found to be dry. Groundwater Gauging results are depicted in Table 1.

After gauging activities groundwater samples were collected from monitoring wells MW-A and MW-B via low-flow sampling equipment. Low-flow parameter sheets are included as Appendix E. After groundwater sample collection activities, the two groundwater samples were prepared under a Chain of Custody document and submitted to Eastern Analytical, Inc. of Concord, New Hampshire for VOCs, VPH and EPH analysis.

Groundwater analytical results indicated low concentrations of Tetrachloroethene in both monitoring wells MW-A and MW-B. Monitoring well MW-A indicated a concentration of 2.2 micrograms per liter (ug/L) and monitoring well MW-B indicated a Tetrachloroethene concentration of 3.9 ug/L which were well below the MassDEP Reportable Concentration of 50 ug/L for groundwater Category RCGW-2. The groundwater sample collected from monitoring well MW-B also indicated a low concentration of Total Xylenes (4 ug/L), which is well below its respective Category RCGW-2 Standard of 3,000 ug/L. Historical Groundwater Results are shown on Table 2. The groundwater laboratory report is included as Appendix F. The March 24, 2021 groundwater results for Tetrachloroethene are somewhat lower however are consistent with the results from the groundwater sampling event performed on June 20, 2007, which then indicated Tetrachloroethene at a concentration of 4.6 ug/L in the groundwater sample from MW-A and 3.4 ug/L in the groundwater collected from MW-B.

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8 FINDINGS At Lalicata Realty LLC's request, LEI has completed an ESA for the Property located at 15 Ryder Street, Arlington, Massachusetts. The purpose of the ESA is to evaluate the subject Property history, current conditions and use, and past and current uses of surrounding properties to identify potential RECs and, where applicable, provide the knowledge necessary to satisfy LLP requirements under CERCLA. LEI personnel completed a historical evaluation of the subject Property with information acquired from the Town of Arlington municipal departments. Historical topographic maps and aerial photos, and City Directories were also reviewed. A review of the standard environmental records and historical data sources did not reveal the presence of an Environmental Lien at the subject Property.

The Subject Property is located at 15 Ryder Street in Arlington, MA, on approximately 49,687 square feet of land. The Property is currently improved by one building. The c.

1946 building contains an approximately 5,600 square foot concrete block commercial warehouse. Lalicata Realty LLC owns the building. The remainder of the parcel contains pavement to the front of the building and one paved parking lot in the rear.

As discussed previously, the property was previously a MassDEP listed Disposal Site (RTN) 2-2522 due to a release of oil and hazardous materials to soil and groundwater in approximately 1989. Through response actions performed by several previous consultants a condition of no Significant Risk was attained via a Method 1 Risk Assessment and a Permanent Solution was achieved.

In October 2006, LEI performed a Phase I Environmental Site Assessment (ESA) at the site. The ESA included a records review, environmental database review of surrounding properties and a site inspection. Conclusions of the ESA indicated that subject Property operations were not likely to have adversely affected the subject Property. It was stated that site assessment information that may be collected in the future that would verify that subject Property conditions are consistent with those associated with a confirmed disposal Site identified as RTN 3-2522, which was closed with the Phase II/Permanent Solution. Two Recognized Environmental Conditions (RECs) were indicated during the ESA inspection, which included a suspected floor

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drain located in the southern portion of the building and the presence of a Tier ID disposal site located at 14 Ryder Street, which abuts the subject property.

In June 2007, LEI performed a Phase II Subsurface Investigation on-site. The Phase II Subsurface Investigation was performed to assess potential VOC impacts in groundwater in the north and northeast portions of the property and to assess the potential petroleum impacts from an off-site historical excavation on Ryder Street.

The subsurface investigation was conducted between June 11 and June 20, 2007. Nine borings were advanced with refusal encountered at three locations and the completion of groundwater monitoring wells (MW-A through MW-D) at four of the remaining six borings. Locations of soil borings and monitoring wells are depicted on Figure 2. Four soil samples were collected and submitted for EPH analysis and one for VPH analysis.

Two groundwater samples were collected and submitted from monitoring wells A and B for VOCs via EPA Method 8260. Groundwater samples were collected from Monitoring wells MW-C and MW-D for EPH analysis.

Soil and groundwater laboratory results were compared to the MCP RCs. No compounds of concern were detected in either soil or groundwater above applicable RCs. Property conditions are consistent with those associated with the former disposal Site identified as RTN 3-2522. No potential impacts were identified in association with the Ryder Street excavation. No additional site investigation activities were deemed necessary as a result of the soil and groundwater results.

On March 11, 2021, LEI performed a site inspection for the subject property as part of this subject ESA. During the site inspection, site conditions were observed to be similar as the previous inspection performed in 2006-2007, which includes the storage of various small equipment, contractors’ trailers and supplies staged on-site. LEI observed one 275-gallon AST used to contain waste oil. During the site inspection, three groundwater monitoring wells were observed, including monitoring wells MW-A, MW-B and an unidentified monitoring well located on the northern portion of the property. Monitoring wells MW-C and MW-D were not located and may have been destroyed.

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On March 24, 2021, LEI personnel performed a groundwater gauging and sampling event. Groundwater samples were collected via low-flow equipment from monitoring wells MW-A and MW-B. The previously unidentified monitoring well (MW) was found to be dry Groundwater analytical results indicated low concentrations of Tetrachloroethene in monitoring wells MW-A and MW-B that were well below the MassDEP Reportable Concentration of Tetrachloroethene. A low concentration of Total Xylenes was detected in the groundwater sample collected from monitoring well MW-B.

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9 CONCLUSIONS AND RECOMMENDATIONS LEI has performed an Environmental Site Assessment, which also included a groundwater sampling event on-site for the Property located at 15 Ryder Street, Arlington, Massachusetts. This investigation has been conducted in the manner of the ASTM Practice E 1527-13.

The historical records indicate that the subject Property has historically been used for various purposes related to repair/storage and well drilling/constructional/landscaping business.

Based on the available records, including former release information, observations made during the site inspection, and recent groundwater results which indicate Tetrachloroethene and Total Xylene concentrations well below applicable RCs, site conditions are considered stable. It is LEI’s opinion that no further assessment is warranted at this time.

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10 DEVIATIONS There were no substantive deviations in the performance of this site assessment from the ASTM Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process (E1527-13).

11 REFERENCES -American Society for Testing and Materials, 2013. Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process. ASTM Designation E (1527-13) published by ASTM, 100 Barr Harbor Drive, West Conshohocken, PA, 19428-2959.

--Town of Arlington Website (on-line review): Assessors Office Board of Health Building Department Fire Department Water and Sewer Department Town Clerk -Environmental Data Resources (EDRÒ) Target Property: 15 Ryder Street., Arlington, MA. -MassDEP Waste Site/Reportable Releases Lookup – March 26, 2021, http://public.dep.state.ma.us/SearchableSites2/Search.aspx -Site Reconnaissance, LEI personnel March 11, 2021.

-MassDEP online databases

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12

SIGNATURE AND QUALIFICATIONS OF ENVIRONMENTAL PROFESSIONALS This report was prepared and reviewed by employees of LEI, whose signature appears below. Statements of qualifications for LEI are included in Appendix G. Requests for information on the content of this document should be directed to the undersigned.

Approved for Release by:

________________________________ Lawrence Lessard, PG, LSP, LEP

Date:__________________

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