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HomeMy WebLinkAboutCT 12-01; Miles Pacific Subdivision; Tentative Map (CT) (7)I I I I I I . ~· ' '. I I I I I I I I I I I I I . ' . :~ -'-.... ~ PHASE I ENVIRONMENTAL SITE ASSESSMENT 2373 AND 2375 PIO PICO DRIVE APN(S) 156-351-03, -07, -08 CARLSBAD, SAN DIEGO COUNTY, CALIFORNIA 92008 FOR MILES-PACIFIC, LP 2373 PIO PICO DRIVE CARLSBAD, CALIFORNIA 92008 W.O. E6211-SC MARCH 31,2011 .· ';> t'<' r -.. /.' ; RECEIVED JUL 0 5 2012 CITY OF CARLSBAD PLANNING DIVISION Geotechnical • Coastal • Geologic • Environmental • Geotechnical • Geologic • Coastal • Environmental I 5741 Palmer Way • Carlsbad, California 92010 • (760) 438-3155 • FAX (760) 931-0915 • www.geosoilsinc.com I I I I I I I I I I I I I I I I Miles-Pacific, LP 2373 Pio Pica Drive Carlsbad, California 92008 Attention: Mr. Robert Miles March 31, 2011 W.O. E6211-SC Subject: Phase I Environmental Site Assessment, 2373 and 2375 Pio Pica Drive, APN(S) 156-351-03,-07,-08, Carlsbad, San Diego County, California92008 Dear Mr. Miles: GeoSoils, Inc. (GSI) is pleased to present the results of our Phase I Environmental Site Assessment (ESA) of the subject property in the Carlsbad, San Diego County, California. This study was conducted for the purpose of assessing the potential for the presence, to the extent practical, of hazardous materials/waste and/or petroleum contamination (i.e., recognized environmental conditions) at the subject site. Please note that GSI has performed this Update Phase I ESA in general conformance with the scope and limitations of ASTM Practice E 1527-05. This practice is intended, by the ASTM Committee E 50, to be a general guideline standard and used on a voluntary basis. Any major exceptions to, or deletions from, this practice are described in the relevant sections of this report. SUMMARY Based upon the information obtained during the course of this assessment, GSI presents the following summary of findings and conclusions: • Based upon our and review of historic land use utilizing readily available reports, the overall area was developed for agricultural from at least 1939 to present. Photographs from 1939 indicate the site and surrounding areas appear to be utilized for agricultural purposes. In the 1953 photograph, the single-family residence is noted in the same area as observed in GSI's recent site reconnaissance, and Interstate 5 is under construction. In the 1963 photograph, the sounding property is developed with residential homes and agricultural land. In the 1974 photograph, it appears that greenhouses have been utilized on the site for agricultural. In the 2002 photograph, the site appears to generally be the same as I I I I I I I I I I I I I I I I I I II • • observed in GSI's recent field reconnaissance. According to Mr. Miles (of Miles-Pacific, LP), the organization purchased the nursery portion (APN(s) 156-35-03, and -08) in 1991. In 1995, the remainder of the subject property (APN 156-35-07), was purchased. Mr. Miles indicated that to the best of his knowledge, the property was also utilized as a nursery before acquiring the property in 1991. Based upon the historical use of portions of the subject property for agricultural purposes, there is some potential for historically restricted agricultural chemicals (i.e., pesticides and/or herbicides) to have been applied onsite. As is typical in San Diego County and throughout California, this use may have resulted in detectable concentrations of chemical residues to remain within near-surface earth materials. It is likely that significantly high residue concentrations would not be detected unless agricultural chemicals were stored onsite or were accidently spilled, improperly applied, or illegally disposed of onsite. Although a majority of currently banned (i.e., restricted) pesticides have not been used for at least 20 years, there remains some potential for historical farming operations to have utilized restricted agricultural chemicals onsite. This application may have resulted in some persistent chemical residues to remain on the subject property. Under normal conditions, most restricted pesticides/herbicides currently used in California readily degrade, and are not overly persistent in nature. There are, however, certain restricted (and currently banned) agricultural chemicals that were commonly used over 20 to 25 years ago throughout California that are known to be a persistent substance in nature. Therefore, there is an elevated likelihood that a recognized environmental condition exists at the site as a result of the agricultural usage. Based upon our experience, a detailed agricultural chemical residue survey will likely be warranted on the property as a whole, to fulfill the requirement of the City of Carlsbad's Standard Agricultural Area Mitigation Condition (for agricultural sites). As a part of the mitigation condition, the report would be presented to the San Diego County Department of Environmental Health Site Assessment (DEH) Voluntary Assistance Program for review and comment prior to receipt of a grading permit for the proposed residential development. Typically, a residue survey consists of surficial soil sampling from depths of% foot and 1% feet within areas planned for grading, as well as within current storage and mixing areas. It has been our experience with similar projects in the City of Carlsbad that the County DEH will recommend a representative sampling of earth materials within the subject parcel, to consist of collection from two locations within each one-acre grid. Soil samples collected should be tested for Chlorinated Pesticides and PCB's (EPA test method 8081), Organophosphorous Pesticides (EPA test method 8141), and Chlorinated Herbicides (EPA test method 8151). Tentatively, a limited survey may be initially prudent to evaluate the possible range of restricted agricultural chemical residues encountered onsite. Since composite sample test results are not accepted by the County DEH, discrete testing will be recommended. GSI can provide a cost estimate for a residue survey upon request. Miles-Pacific, LP File:e:\wp9\enV\e6200\e6211.ph1.esa W.O. E6211-SC Page Two GeoSoils, Ine. I I I I I I I I I I I I I I I I I I I • • • • Based upon our recent field reconnaissance on March 10, 2011, the site is currently utilized as a nursery for palms. There are two structures noted, one (1) structure is a single-family residence built sometime before 1953 and one is a metal storage facility for the nursery. A paved driveway access the property from Pio Pica Drive. A paved area is located at the entrance to the nursery and gravel is utilized within the nursery access roads. The majority of the nursery is covered with black screening material and utilized for palms, and a small portion of growing area is not covered and utilized for succulent plants. One (1) above-ground container was observed in the eastern portion of the nursery, and apparently contains fertilizer. Reportedly, the nursery's irrigation system source is from the Carlsbad Municipal Water District. Stockpiles of materials were observed on the site, which included dumped soil and agricultural waste materials (i.e., plastics containers, mulch, etc.). Eucalyptus trees and shrubs align the property boundaries along the northwest, southwest, and south portions of the site. There was no significant visible surficial staining on the property. There does not appear to be significant surficial evidence of on site hazardous materials/waste and/or petroleum contamination; however, the trash/debris, stockpiles, etc., were not disturbed. Properties adjacent to and surrounding the site currently consist of vacant undeveloped land and existing residential homes to the north, Pio Pica Drive and existing residential homes to the east, existing residential homes to the south, and Caltrans property and vacant undeveloped land to the west. There are no adverse uses observed on the properties surrounding the subject site that appear to be contributing significant hazardous waste/materials and/or petroleum contamination to the subject property, provided lawful procedures are being followed for operations, storage, and for disposal of wastes. Regional groundwater is anticipated to generally be coincident with the elevations of the Buena Vista Lagoon to the northwest of the subject site. The estimated elevation of regional groundwater is Mean Sea Level (MSL), or approximately ±80 feet below existing ground surface. Based on the topography (which is often indicative, but not always conclusive of groundwater flow direction), the regional groundwater flow direction is estimated to be generally northwesterly direction. Please note that many variables influence groundwater depth and flow direction, and the actual depth and flow direction at the site may be different than the estimates presented. Groundwater may be encountered at shallow depths in the form of perched water on resistant strata or rock, especially during rainy seasons. No surface water was observed onsite during GSI's site reconnaissance. Based upon review of our agency database records search (Appendix E, provided as a CD data disc), there are no listings of permitted above-ground tank (ASD and/or underground tanks (USD on the subject property. A ±350-gallon above-ground container of fertilizer was noted onsite. There are five (5) mapped risk site(including the site)reported in the agency database records search. Miles-Pacific, LP File:e:\wp9\env\e6200\e6211.ph1.esa W.O. E6211-SC Page Three GeoSoils, Inc. I I I I I I I I I I I I I I I I I I I • • • ... MILES PACIFIC NURSERYat2375 Pia Pica Drive (the site), is reported as a Permit facility with a status of Not Reported, with details not available. R.F. WHITE FUEL TRUCK SPILL at Highway 5 and State Route 78, located approximately 0.44 miles northwest to the property (down groundwater gradient) is reported as a Leaky Underground Storage Tank (LUST) site with a status of Case Closed in 1997. TEXACO at 1227 Vista Way, located approximately 0.47 miles northwest to the property (down groundwater gradient) is reported as a Leaky Underground Storage Tank (LUST) site with a status of Case Closed in 1990. SOUTH OCEANSIDE ELEMENTARY at 1806 South Horne Street, located approximately 0.77 miles northwest to the property (down groundwater gradient), is reported as a STATE site with a status of No Further Action tor school evaluation in 2002. CALIFORNIA LUTHERAN HOMES at 2855 Carlsbad Boulevard, located approximately 0.95 miles southwest to the property (cross and down groundwater gradient), is reported as a STATE site with a status of No Further Action tor school evaluation in 1996. Based upon the status, and/or the location (distance and/or down/cross groundwater gradient) of all these sites discussed above, it is GSI's opinion that these risk sites present a low potential to environmentally impact the subject property, provided lawful procedures for petroleum products and chemical use and storage are/have been followed. The unmapped risk sites, which is a list of all sites whose location is not readily identified and may be near the site, were reviewed. According to our agency database records search, five unmapped risk sites were listed. GSI's reviewed the location of this sites, and based on distance and/or status, it is GSI's opinion that the unmapped risk sites present a low potential to environmentally impact the subject property. No significant data gaps were encountered in preparation of this update ESA. One data gap, from 1900 to 1939, was due to the limited records, which are reasonably ascertainable in the local area. However, it is our opinion that additional historic information, if it were to become available, is not likely to significantly change the conclusions and recommendations of this assessment. Other than the above, this assessment has revealed no evidence of recognized environmental conditions in connection with the property. Miles-Pacific, LP File:e:\wp9\enV\e6200\e6211.ph1.esa W.O. E6211-SC Page Four GeoSoils, lne. I I I I I I I I I I I I I I I I I I I --~-~------------------------- Based upon the scope of work completed, GSI concludes that the overall potential for significant agricultural hazardous materials/waste and/or petroleum contamination onsite is low to perhaps moderate; however, the uncertainty of potential environmental concerns can not be eliminated. Based upon the information obtained during the course of our recent assessment, from an environmental viewpoint, pursuant to the limitations set forth in the text of this report, the site is considered acceptable for the proposed residential use, provided the following mitigation measures are properly implemented during planning, design, and construction: • ltd a &51:, l!'lsi:J: is, a: :tt iil!ste 1 t tatet m~ sr1cmttroe disposed of offsite, in accordance with currentlocal, state, and federal disposal regulations. Any materials containing ., --p~elettm'residues encountered during property improvements shoufd:.'l'be ev~ated prior to removal and disposal, following proper procedures. Any buried trash/debris encountered should be evaluated by an experienced environmental /" Elisaftat1f prior to removal. • ~ ttpon-the historic use ofthe subject property for agricultural purposes and our kn8Wtedge of requirements, a detailed agricultural chemical residue survey wirt likelt be ~uired prior to receipt of a grading permit for the proposed residential dev~ment. As a part of the grading plan approval process, this detailed survey js,to be provided to the County of San Diego Environmental Health Services for • • • • ~eview and comment. Tentatively, a limited survey may be initially prudent to evaluate the possible range of restricted agricultural chemical residues encountered onsite. Since composite sample test results are not accepted by the County DEH, discrete testing will be recommended. GSI can provide a cost estimate for a residue survey upon request. ~d on the age of the residential structure, an asbestos containing materials (AIJM) and lead containing paint (LCP) survey should be performed on t~ite by a licensed asbestos/lead contractor prior to demolition of the existing sfructure , on site. The existing above-ground container should be removed according to local regulatory requirement. During container removal onsite, a GSI representative should be onsite to observe the soils for signs of contamination. Based upon the historic property use, holding and/or septic tanks (systems) likely exist on the property. Although not considered a hazardous waste, any holding tanks or buried septic systems should be properly removed or abandoned following health department guidelines. GSI did not observe a well on the property during our site reconnaissance . However, based on the age of the residential structure, a water well may be present onsite. If encountered, the water well should be abandoned in accordance with state guidelines by a licensed water well contractor following state protocol. Miles-Pacific, LP File:e:\wp9\env\e6200\e6211.ph1.esa W.O. E6211-SC Page Five GeoSoils, lne. I I I I I I I I I I I I I I I I I I I • Based upon the information collected by GSI during this environmental site assessment, further studies or action, other than the above, are not proposed from an environmental viewpoint, at this time. GSI declares that, to the best of our professional knowledge and belief, we meet the definition of Environmental professional as defined in §312.1 0 of 40 CFR 312 and we have the specific qualifications based on education, training, and experience to assess a property ofthe nature, history, and setting ofthe subject property. We have developed and performed all the appropriate inquiries in general conformance with the standards and practices set forth in 40 CFR Part 312. GeoSoils, Inc. ~s~ Project Geologist PG 8709 BEV/JPF/jh Distribution: (4) Addressee Miles-Pacific, LP File:e:\wp9\env\e6200\e6211.ph1.esa GeoSoils, Ine. W.O. E6211-SC Page Six I I I I I I I I I I I I I I I I I I I TABLE OF CONTENTS INTRODUCTION ........................................................ 1 Purpose and Scope . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Limitations and Exceptions .......................................... 3 Terms and Conditions .............................................. 3 SITE DESCRIPTION AND RECONNAISSANCE OBSERVATIONS ................. 3 Site/Project Description ............................................. 3 Proposed Development ............................................. 4 Observational Reconnaissance ....................................... 4 Onsite Reconnaissance ....................................... 4 Border Zone Reconnaissance .................................. 7 Photographic Record ......................................... 8 LOCAL GEOLOGIC AND HYDROGEOLOGIC SETTING ......................... 8 Geology ......................................................... 8 Site Geology ...................................................... 8 Hydrogeology ..................................................... 8 RESULTS OF SITE HISTORICAL REVIEW .................................... 9 Discussions with Persons Familiar with Site ............................. 9 Summary of Historical Maps and Aerial Photographs Review ............... 9 Historical Topographic Maps ........................................ 11 Fire Insurance Maps ............................................... 11 City Directories . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 Review of Previous Reports . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 12 Chain-of-Title Documents ........................................... 12 RESULTS OF GOVERNMENT AGENCY/DOCUMENTS REVIEW ................. 13 List of Government Agencies and Databases Reviewed .......... · ........ 13 Results of Government Agency/Document Review ...................... 13 Solid Waste Landfills (SWLF) ........................................ 14 Oil and Gas Well Activity ........................................... 15 CONCLUSIONS AND RECOMMENDATIONS ................................ 15 Conclusions ..................................................... 15 Recommendations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18 LIMITATIONS .......................................................... 20 FIGURES: Figure 1 -Site Location Map ......................................... 2 Figure 2 -Site Map ................................................. 5 Figure 3 -Groundwater Gradient Map ................................. 1 0 GeoSoils, Ine. I I I I I I I I I I I I I II I I I I I A lT ACHMENTS: Appendix A -References . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . Rear of Text Appendix B-Site Photographs .............................. Rear of Text Appendix C-ESA Transaction Screen Questionnaire ............ Rear of Text Appendix D-Historical Aerial Photographs, Historical Topographic Maps, and Fire Insurance Maps .......................................... Rear of Text Appendix E -Agency Records Search (Provided on the Compact Disc as a PDF Document) ......................................... Rear of Text Miles-Pacific, LP File:e:\wp9\env\e6200\e6211.ph1.esa GeoSoils, lne. Table of Contents Page ii I I I I I I I I I I I I I I I I I I I PHASE I ENVIRONMENTAL SITE ASSESSMENT 2373 AND 2375 P/0 PICO DRIVE APN(S) 156-351-03, -07, -08 CARLSBAD, SAN DIEGO COUNTY, CALIFORNIA 92008 INTRODUCTION Purpose and Scope In accordance with our proposal and the Client's (Miles-Pacific, LP) authorization, GeoSoils, Inc. (GSI) has completed this Phase I Environmental Site Assessment (ESA) report covering the subject property, the location of which is illustrated on Figure 1 (Site Location Map). The subject property is described as: 2373 and 2375 Pio Pico Drive APN(s) 156-351-03, -07, -08 Carlsbad, San Diego County, California 92008 This ESA was prepared for the purpose of assessing, to the extent practical, the potential for recognized environmental conditions from past or present uses at the subject property. This assessment focused on the potential sources of hazardous substances and petroleum products that could be considered a recognized environmental condition and a liability due to their presence in significant concentrations (e.g., above acceptable threshold limits set by the federal, state or local government) or due to the potential for exposure and risk due to contaminate migration and exposure pathways (e.g., soil vapor inhalation or groundwater ingestion). Materials that contain substances that are not currently deemed hazardous by the United States Environmental Protection Agency (U.S. EPA) or the California EPA (Cal-EPA), were not considered as part of this study. A recognized environmental condition is defined by ASTM Standard E 1527-05 as: The presence or likely presence of any hazardous substances or petroleum products on a property under conditions that indicate an existing release, a past release, or a material threat of a release of any hazardous substances or petroleum products into structures on the property or into the ground, ground water, or surface water of the property. The term includes hazardous substances or petroleum products even under conditions in compliance with laws. The term is not intended to include de minimis conditions that generally do not present a threat to human health or the environment and that generally would not be the subject of an enforcement action if brought to the attention of appropriate governmental agencies. The scope of work included: 1. 2. A review of the subject property's geologic and hydrogeologic setting (Appendix A); A reconnaissance of the subject property and surrounding areas to visually assess current utilization and for indications of potential surface contamination (Appendix B); GeoSoils, Ine. I I I I I I I I I I I I I I I I I I I --------- Base Map: TOPO!® ©2003 National Geographic, U.S.G.S San Luis Rey Quadrangle, California--San Diego Co., 7.5 Minute, dated 1997, current, 1999. SITE Base Map: The Thomas Guide, San Diego Co., Street Guide and Directory, 2005 Edition, by Thomas Bros. Maps, page 1106. W.O. -·' Reproduced with permission granted by Thomas Bros. Maps This map is copyrighted by Thomas Bros. Maps. It is unlawful to copy or reproduce all or any part thereof, whether for peiSOnal use or resale, without permission. All rights reseNed. E6211-SC SITE LOCATION MAP N Figure 1 I I I I I I I I I I I I I I I I I I I 3. A review of historical maps and previous reports for the site to assess the subject property's historical land utilization and for indications of potential contamination or sources of contamination; 4. A review of government database documents concerning available pertinent environmental information for the subject property (Appendix E, only on the compact disc as a PDF document); and, 5. Preparation of this report which relates the findings of these studies and presents GSI's conclusions and recommendations. Limitations and Exceptions This study does not include any of the following: • Subsurface or geotechnical evaluation of the subject property; • Soil or water sampling and analyses, including potable water sources; • Identification or evaluation of wetlands; • Identification or evaluation of biological concerns; • Consideration of possible future contamination of the subject property from adjacent or surrounding facilities or properties, or derailment; and, • Asbestos, methane, radon gas, mold, lead paint, or electromagnetic evaluation(s). Terms and Conditions This report is intended for the use of the Client (Miles-Pacific, LP). The contents should not be relied upon by any party other than the aforementioned without the express written consent of GSI. This report does not consider possible future contamination of the subject property from adjacent or surrounding facilities or properties. All judgements concerning adjoining properties apply only to conditions observed during the time of the on-site reconnaissance. SITE DESCRIPTION AND RECONNAISSANCE OBSERVATIONS Site/Project Description The subject site is an irregularly-shaped ±5.4-acre site located at 2373 and 2375 Pio Pico Drive, in Carlsbad, California (see Figure 1, Site Location Map). The site is in the west-central part of Section 31, Range 4 West, Township 11 South of the U.S. Geological Survey 7.5' San Luis Rey, California Quadrangle (Figure 1). Elevations at the site range from approximately 80 feet above mean sea level (MSL) to the northwest, to about 100 feet MSL at the eastern margin of the site. Miles-Pacific, LP APN(s) 156-351-03, -07, -08, Carlsbad File:e:\wp9\env\e6200\e6211.ph1.esa GeoSoils, lne. W.O. E6211-SC March 31, 2011 Page3 I I I I I I I I I I II I I I I I I I I Proposed Development It is our understanding that the proposed development would consist of approximately 18 single-family residences, underground utility improvements, and streets. Observational Reconnaissance Onsite Reconnaissance On March 10, 2011, a GSI representative (Mr. Bryan E. Voss) visited the subject site to assess current site utilization and observe for signs of possible surface contamination, which included both driving and walking the property. Features observed during the site reconnaissance are described below and illustrated on the Site Map (see Figure 2). Photographs of the subject property are presented in Appendix B. In general, the site is currently utilized as a nursery for palms. There are two structures noted, one (1) structure is a single-family residence built sometime before 1953, and one is a metal storage facility for the nursery. A paved driveway access the property from Pio Pico Drive. A paved area is located at the entrance to the nursery and gravel is utilized within the nursery access roads. The majority of the nursery is covered with black screening material and utilized for palms, and a small portion of growing area is not covered and utilized for succulent plants. One (1) above-ground container was observed in the eastern portion of the nursery and apparently contains fertilizer. Reportedly, the nursery's irrigation system source is from Carlsbad Municipal Water District. Stockpiles of materials were observed on the site, which included dumped soil and agricultural waste materials (i.e., plastics containers, mulch, etc.). Eucalyptus trees and shrubs align the property boundaries along the northwest, southwest, and south portions of the site. There was no significant visible surficial staining on the property. There does not appear to be significant surficial evidence of onsite hazardous materials/waste and/or petroleum contamination; however, the trash/debris, stockpiles, etc., were not disturbed. • • Buildings on Property, and General Usage-The site is currently utilized as a palm tree nursery. There are two structures noted, one (1) structure is a single-family residence built sometime before 1953 and one is a metal storage facility for the nursery. Storage Tanks-There were no "Underground Storage Tank" (UST) listings onsite referenced in our agency records review (see Appendix E). Our field observations indicated that there are no obvious signs of underground storage tanks within the site. One ± 350 gallon above-ground storage container, apparently for fertilizer, was observed on the subject property. The container appeared to be in good working condition, with no visible leaks. Miles-Pacific, LP W.O. E6211-SC March 31, 2011 Page 4 APN(s) 156-351-03, -07, -08, Carlsbad File:e:\wp9\env\e6200\e6211.ph1.esa GeoSoils, lne. • + @ !AI EXIS71NG -------VACANT~ ....--RESIDEN11At UNDEVELOPED LAND HOMES -----COVERED GROWING AREA - STORAGE SHED EXIS71NG RESIDEN71AL COVERED GROWING AREA HOMES --------EXIS71NG RESIDEN11AL -----. - HOMES EN7RANCE TO NURSERY ~ 6: Cl WINTERGREEN O DR. ct N ~ ALL LOCATIONS ARE APPROXIMATE LEGEND This document or efi/e is not a part of the Construction . . . Documents and should not be relied upon as being an Approxtmate locatton of stte boundary accurate depiction of design. Approximate location of power pole w /electric box Approximate location of power pole w/transformers Approximate location of miscellaneous stock pile of soil Above ground ±350 gallon storage tank Approximate location of algae tanks Location and direction of site photograph RIVERSIDE CO. ORANGE CO. SAN DIEGO CO. SITE MAP W.O. £6211-SC DATE: 3/11 I I I I I I I I I I I I I I I I I I I • • • • • Chemical Storage -There is one (1) permitted database listings (Miles Pacific Nursery) regarding the handling, storage, use, or disposal of hazardous materials/waste for the site. The listing as a permit site for the one (1) permitted data base listing is an indication of the types of chemicals and waste that are stored and/or generated at the site. It is not a listing of identified contamination sites. Due to the listing of the above properties as permit sites, this listing is not considered a recognized environmental condition for the property. There was one structure observed onsite that were capable of storing chemicals (i.e. storage shed). Small containers likely associates with agricultural use were noted. In addition, one AST was also observed contains fertilizer. There was no visible ground staining associates with these containers; however, they were not disturbed. Potential Sources of Polychlorinated Biphenyls (PCBs) -There are above-ground power lines with transformers located on the property. Previous conversations with San Diego Gas and Electric (SDGE) has indicated that the possibility of PCB's leaking from their transformers is extremely unlikely, and the transformers are now probably filled with mineral oil. SDGE has indicated that should the transformers leak, it should be their responsibility to perform cleanup. Accordingly, the transformer should not be of concern with respect to PCBs. Electromagnetic Evaluation -No high-voltage overhead distribution and/or transmission lines were observed on the site; however, evaluation of electric and magnetic fields (EMF) onsite is beyond this current scope of work. Based upon a public information booklet by a southern California power company, the magnetic field from transmission lines get weaker with distance. Magnetic fields are reported to vary from 1 to 300 milliGauss (mG) at the edge of the right of way. For comparison purposes, magnetic fields range from 0.1 mG to 8 mG on microwave ovens or televisions at a distance of 39 inches. Although there is some speculation that EMFs represent a risk to human health, medical and scientific research has yet to determine exposure levels related to health risks. In a 1995 article in the San Diego Union-Tribune, it was reported that studies (to date) have been inconclusive as to the possible dangers from EMFs. Additional information is available from Southern California Edison (SCE), the United States Environmental Protection Agency, The National Academy of Sciences or the American Medical Association. Utility Structures, Roads, Disposal Systems, Water Wells -Pia Pice Drive is paved and improved. The site vicinity is served by municipal storm drain, water, and sewer. Obvious evidence of water wells and/or onsite sewage disposal was not observed. Environmental Releases and Spills -Unusual or significant surface staining (i.e., spills and/or releases) were not noted on the subject property by GSI during our site reconnaissance; however, the trash/debris, stockpiles, etc., were not disturbed. Significant surficial staining and petroleum odors were not encountered. Miles-Pacific, LP W.O. E6211-SC March 31, 2011 Page 6 APN(s) 156-351-03, -07, -08, Carlsbad File:e:\wp9\env\e6200\e6211.ph1.esa GeoSoils, lne. I I I I I I I I I I I I I I I I I I I • • • Asbestos -Evaluation of the presence of asbestos on the site is beyond the scope of this study; however, the residential structure, which may or may not utilize asbestos containing materials (ACM), was observed within the site boundaries during our site reconnaissance. However, it was built during a period when ACM were typically used. Radon -A detailed radon survey was not a part of this ESA; however, the potential for radon gas accumulation is low in southern California. A recent publication by the American Society of Testing and Materials (ASTM) suggests that the pacific coastal range areas are expected to have a low to moderate radon potential. In addition, a study reported by the Los Angeles Times (Nagda, 1994) and California Environmental Protection Agency (CAL EPA) suggested a very localized geographic radon problem within the state. California school officials found virtually no elevated radon levels in public schools (Nagda, 1994). Because of this, and due to the generally mild climate in southern California and the nature of standard building industry construction techniques in southern California (i.e., vapor retarders under slabs), the potential for radon gas accumulation is not considered a significant environmental threat. In 1990, the State of California (1990) conducted a radon survey in the state. The results of the survey indicate that for the 182 samples obtained in Region 9, which included Los Angeles, Riverside, San Bernardino, Orange, San Diego and Imperial Counties, the arithmetic mean radon levels were 0.6 pCi/1. This average total is below the radon action level of 4 pCi/1. Lead Paint -Evaluation of the presence of lead paint on the site is beyond the scope of this current study; however, the residential structure, which may or may not have lead containing paint (LCP), was observed within the site boundaries during our site reconnaissance. However, it was built during a period when LCP was typically used. Border Zone Reconnaissance Properties adjacent to and surrounding the site currently consist of vacant undeveloped land and existing residential homes to the north, Pio Pico Drive and existing residential homes to the east, existing residential homes to the south, and Caltrans property and vacant undeveloped land o the west. There are no adverse uses observed on the properties surrounding the subject site that appear to be contributing significant hazardous waste/materials and/or petroleum contamination to the subject property, provided lawful procedures are being followed for operations, storage, and for disposal of wastes. Miles-Pacific, LP APN(s) 156-351-03, -07, -08, Carlsbad File:e:\wp9\env\e6200\e6211.ph1.esa GeoSoils, lne. W.O. E6211-SC March 31, 2011 Page 7 I I I I I I I I I I I I I II I I I I I Photographic Record Representative color photographs have been taken of the various items mentioned in the site reconnaissance observations presented above. These photographs are presented in Appendix B. Also, the viewpoint ofthe photographs are indicated on Figure 2 (Site Map). LOCAL GEOLOGIC AND HYDROGEOLOGIC SETTING Geology The subject property is located within a prominent natural geomorphic province in southwestern California known as the Peninsular Ranges. It is characterized by steep, elongated mountain ranges and valleys thattrend northwesterly. The mountain ranges are generally underlain by basement rocks consisting of pre-Cretaceous metasedimentary rocks, Jurassic metavolcanic rocks, and Cretaceous plutonic rocks of the southern California batholith. In the San Diego County region, deposition occurred during the Cretaceous Period and Cenozoic Era in the continental margin of a forearc basin. Sediments, derived from Cretaceous-age plutonic rocks and Jurassic-age volcanic rocks, were deposited into the narrow, steep, coastal plain, and continental margin of the basin. These rocks have been uplifted, eroded, and deeply incised. During early Pleistocene time, a broad coastal plain was developed from the deposition of marine terrace deposits. During mid-to late-Pleistocene time, this plain was uplifted, eroded, and incised. Alluvial deposits have since filled the lower valleys, and young marine sediments are currently being deposited/eroded within coastal and beach areas. Site Geology In general, the site is underlain by surficial deposits, Pleistocene-age terrace deposits, and Eocene sedimentary formation materials belonging to the Santiago Formation at depth (Tan and Kennedy, 1996). Surficial deposits of colluvium (topsoil) mantle most of the site. Our review indicates no known faults are crossing the site area, and the site is not within an Alquist-Priolo Earthquake Fault Zone (Hart and Bryant, 2007). Hydrogeology The subject property is located within the El Saito Subarea (HSA 4.21) of the Buena Vista Creek Hydrologic Area (HA 4.20) of the Carlsbad Hydrologic Unit (California Regional Water Quality Control Board-San Diego Region, 1994). The San Luis Rey Hydrologic Unit falls within Region 9 (San Diego Region) of the State of California Regional Water Quality Control Board (CRWQCB) Hydrologic Basin Planning Area (SA 9.00}. Groundwater within this area is designated as having beneficial uses for contact and non-contact recreation, preservation of biological habitat of special significance, wildlife habitat, rare threatened Miles-Pacific, LP APN(s) 156-351-03, -07, -08, Carlsbad File:e:\wp9\env\e6200\e6211.ph1.esa GeoSoils, lne. W.O. E6211-SC March 31, 2011 Page 8 I I I I I I I I I I I I I I I I I I I or endangered species, marine habitat, and warm freshwater habitat (CRWQCB, 1994). Surface features commonly associated with water wells were not observed onsite. Regional groundwater is anticipated to generally be coincident with the elevations of the Buena Vista Lagoon to the northwest of the subject site. The estimated elevation of regional groundwater is Mean Sea Level (MSL), or approximately ±80 feet below the existing ground surface. Based on the topography (which is often indicative, but not always conclusive of groundwater flow direction), the regional groundwater flow direction is estimated to be generally northwesterly direction (see Figure 3, Groundwater Gradient Map). Please note that many variables influence groundwater depth and flow direction, and the actual depth and flow direction at the site may be different than the estimates presented. Groundwater may be encountered at shallow depths in the form of perched water on resistant strata or rock, especially during rainy seasons. No surface water was observed onsite during GSI's site reconnaissance. RESULTS OF SITE HISTORICAL REVIEW Discussions with Persons Familiar with Site Mr. Robert Miles (of Miles-Pacific, LP, current property owner) was interviewed on March 23, 2011, by a representative of GSI. The interview included the Transaction Screen Questionnaire in accordance with ASTM excerpt of E1528-96: Standard Practice for Limited Environmental Due Diligence: Transaction Screen Process. A copy of the interview is included in Appendix C and highlights of the interview are summarized below. According to Mr. Miles, the property has been owned by Miles-Pacific, LP for about 20 years. Mr. Miles did not have any knowledge about environmental liens against the property. In addition, to the best of Mr. Miles knowledge, there have never been environmental site assessments of the property that indicate the presence of hazardous substances or petroleum product contamination of the property or recommended further assessments of the property. Summary of Historical Maps and Aerial Photographs Review Historical aerial photographs were reviewed as a part of this assessment for indications of historical land utilization, and for signs of potential hazardous materials/waste and/or petroleum storage, usage, contamination, or disposal areas. Historical photographs were provided by Track Info Services, LLC and included the following years: 1939, 1947, 1953, 1963, 1974, 1980, 1990-91, and 2002. A summary of our review is provided in Table 1. The Historical Aerial Photos are included in Appendix D. In our historical photograph review, there was no surficial evidence of site improvements noted that represent a significant potential source of petroleum contamination and/or hazardous waste observed immediately adjacent to or within the subject property. Miles-Pacific, LP APN(s) 156-351-03, -07, -08, Carlsbad File:e:\wp9\env\e6200\e6211.ph1.esa GeoSoils, lne. W.O. E6211-SC March 31, 2011 Page 9 I I I I I Environmental FirstSearch 1 Mile Radius Single Map: 2373 & 2375 PIO PICO DR, CARLSBAD CA 92008 J l J ' \ { j I I \ . { I \ l \ ,.· I '"· I -..1-_ _.t 1 ~----------------------~ I I Sourt'e: l !.S. Census T/Cil!R FileJ I ."H12t':7 :)He fLiltttldi" :._; I 1:-!37~ l.(lng1t-Jdt> -I 17 ;4ti:"71 ld ... ·nltl h' :-irh' \rlull tph.• ;)Ill"'\. ' \: • .'ptPI l\PI.. J)!·.!.\!'L. H!C\\rHidJ. Sui!J \\'d~t~ l1nJhll t:-i\\l.;..l ;.;.;.<HJ!:tJ~, n· sh.: lnh11ln.noJ lutlh lAds !slack l\ul£" f.:eprt>seni 1--l \hie f<1d1u'\; h.c:"J k n·. t<~rrh.enh.,. 1 •t f..:aJ1u~ RIVERSIDE CO. C. ORANGE CO. SAN DIEGO CO. Groundwater Gradient Map Fi ure 3 W.O. E6211-SC DATE: 3/11 I I I I I I I I I I I I I I I I I I ' . ):~BLE .1 -!iiSTORJC AERIALPHQTOGRAPtJRI;VIEWSIJMMARY >· .. · .. · ~EF· ,; il ,, DATE d<·<• ;>,.· SUMMARY:';'. '·· ..: .!..>:,.:. ·. ::·.: .·· .. ·.·I scALe: I 1939 Site and surrounding areas appear to be utilized as agriculture. Pia Pica Drive, 1"=375' Jefferson Street, Las Flores Drive, and Vista Way are noted in Photograph. There are several dirt roads in the vicinity. 1947 Site and surrounding areas appear similar to the 1939 photo with a few structures noted near Jefferson Street. 1953 Site and surrounding areas appear similar to the 1947 photo. The single-family 1"=357' residential structure at 2373 Pia Pica Drive is noted along with additional residential structures near Jefferson Street. Interstate 5 is under construction. 1963 Site areas appear similar to the 1953 photo. Interstate 5 is completed and additional 1"=375' residential development has occurred to the east and south of the site. 1974 Site and surrounding areas appear similar to 1963 photo with greenhouses and a 1"=375' structure located in the central portion of the site. 1980 Site and surrounding areas appear to be similar to 197 4 photo. 1"=375' 1990-91 Site and surrounding areas appear to be similar to 1980 photo with the greenhouses 1"=375' and structure located in the central portion of the site removed. 2002 Site and vicinity appear similar to 1990-91 photo with site having covered growing 1"=375' areas similar to as note in GSI recent site reconnaissance. Historical Topographic Maps Historical topographic maps were reviewed during this ESA. According to the contour lines on the topographic maps, the property is located at approximately 80 to 1 00 feet MSL. The contour lines in the area of the property indicate the area is sloping gently to the northwest, coincidental with the local topographic gradient (USGS). The property is depicted within urban development. The maps reviewed are included in Appendix D. Fire Insurance Maps GSI requested historical Sanborn Fire Insurance maps for the property from Environmental FirstSearch, and was subsequently informed that no maps are available for the subject location. A copy of the "NO MAPS AVAILABLE" notification is included in Appendix D. City Directories Historical City directories, published by Haines, Ducy's, and Luskey's, provided from Track Info Services, LLC, were reviewed for past names of business that were listed for the Property and adjoining properties. The findings are presented in the following table: Miles-Pacific, lP APN(s) 156-351-03, -07, -08, Carlsbad File:e:\wp9\env\e6200\e6211.ph1.esa GeoSoils, lne. W.O. E6211-SC March 31, 2011 Page 11 I I I I I I I I I I I I I I I I I I I , .. ·. .··YEAR<·, ·.·I ' .: '-·'·"' .··.,.' ON-SITE >·]·<·: .·' " JU)JOINING PROPERTIES I '· 1963 No listing (2373, 2375 Pio Pica Dr.) A C Burnette (3465 Pio Pica Dr.) 1967 No listing (2373, 2375 Pio Pica Dr.) Geraldine McPherson (3475 Pio Pica Dr.) 1971 No listing (2373, 2375 Pio Pica Dr.) No listings add side of street 1976 No listing (2373, 2375 Pio Pica Dr.) Wm A Lesher(2465 Pio Pica Dr.) 1980 No listing (2373, 2375 Pio Pica Dr.) S G Goodman (2401 Pio Pica Dr.) 1985 No listing (2373, 2375 Pio Pica Dr.) Ralph E Walton {2395 Pio Pica Dr.) 1990 No listing (2373, 2375 Pio Pica Dr.) Ralph E Walton (2395 Pio Pica Dr.) 1995 No listing (2373, 2375 Pio Pica Dr.) Ralph E Walton (2395 Pio Pica Dr.) 2000 Robert Miles (2373 Pio Pica Dr.) Ralph E Walton (2395 Pio Pica Dr.) No listing (2375 Pio Pica Dr.) 2005 Robert Miles (2373 Pio Pica Dr.) No response (2395 Pio Pica Dr.) No listing (2375 Pio Pica Dr.) 2010 Robert Miles (2373 Pio Pica Dr.) No response (2395 Pio Pica Dr.) No listing (2375 Pio Pica Dr.) Addresses of Potential Concern: A summary of gas stations, cleaners, automotive shops, and other address occupants of potential environmental concern located on the subject street, or within the vicinity of the target address was also provided by Track Info Services, LLC. No addresses of Potential Concern were identified on the subject street, or within vicinity of the target address were noted. Review of Previous Reports A previous Phase 1 ESA may have been performed for the site; however, the report could not be located. GSI reviewed the geotechnical reports by GSJ in the vicinity of the site (GSI, proprietary in-house information). Portions of the previous GSI geotechnical reports aided in the preparation of this Phase I ESA. Chain-of-Title Documents No chain-of-title search was made by GSI as Client did not furnish or request any documents, and such a search was beyond the scope of this report. Miles-Pacific, LP APN(s) 156-351-03, -07, -08, Carlsbad File:e:\wp9\enV\e6200\e6211.ph1.esa GeoSoils, lrae. W.O. E6211-SC March 31, 2011 Page 12 I I I I I I I I I I I I I I I I I I I RESUlTS OF GOVERNMENT AGENCY/DOCUMENTS REVIEW list of Government Agencies and Databases Reviewed The purpose of this task is to obtain and review records that will help identify Recognized Environmental Conditions in connection with the subject property. In compliance with ASTM Standard of Practice E 1527-05, a search of selected federal and state government databases was conducted for GSI, by Track Info Services, LLC. Building Department or Zoning/Land Use Records were not readily available, and thus were not reviewed for this study. Following is a list of the agency databases reviewed for this report. Search distances are per the ASTM standard. .•· •\ ........ ·•• .. · ... · <·.~=-, .•_:_ •... · ·.··.··;H~TOFDAJABASES,~~R.CHED ... -~ .i~>·~ .•• <·.··· I •• FEDERAL AND STATEASTM STANDARD .. . >·'• .•. 'ASTM SUPPLEMENTAL•(. ·Y'·•·· .. ·· ·, ... NPL PERMITS CERCUS OTHER NFRAP RCRA TSD RCRACOR RCRAGEN ERNS STATE SITES SPILLS -1990 SWL REG UST/AST LEAKING UST *Details and descriptions of these databases can be found in Appendix D. Results of Government Agency/Document Review A review ofthe Government Records Database search report, dated March 15, 2011, there is one (1) listings of permitted above-ground tank (AST) and no listings for underground tanks on the subject property. There are five (5) mapped risk site (including the site) reported in the agency database records search. The base map for Figure 3 (Groundwater Gradient Map) is a graphic depiction of the search. Complete details for the database search may be found in Appendix E (only on the compact disc as a PDF document). • Based upon review of our agency database records search (Appendix E, provided as a CD data disc), there are no listings of permitted above-ground tank (AST) and/or underground tanks (UST) on the subject property. A plastic ±350-gallon Miles-Pacific, LP APN(s) 156-351-03, -07, -08, Carlsbad File:e:\wp9\env\e6200\e6211.ph1.esa GeoSoils, lne. W.O. E6211-SC March 31, 2011 Page 13 I I I I I I I I I I I I I I I I I I I above-ground container, apparently of fertilizer, was noted onsite. There are five (5) mapped risk site(including the site)reported in the agency database records search. MILES PACIFIC NURSERY at 2375 Pia Pica Drive (the site), is reported as a Permit facility with a status of Not Reported, with details not available. R.F. WHITE FUEL TRUCK SPILL at Highway 5 and State Route 78, located approximately 0.44 miles northwest to the property (down groundwater gradient) is reported as a Leaky Underground Storage Tank (Lusn site with a status of Case Closed in 1997. TEXACO at 1227 Vista Way, located approximately 0.47 miles northwest to the property (down groundwater gradient) is reported as a Leaky Underground Storage Tank (LUST) site with a status of Case Closed in 1990. SOUTH OCEANSIDE ELEMENTARY at 1806 South Horne Street, located approximately 0.77 miles northwest to the property (down groundwater gradient), is reported as a STATE site with a status of No Further Action for school evaluation in 2002. CALIFORNIA LUTHERAN HOMES at 2855 Carlsbad Boulevard, located approximately 0.95 miles southwest to the property (cross and down groundwater gradient), is reported as a STATE site with a status of No Further Action for school evaluation in 1996. Based upon the status, and/or the location (distance and/or down/cross groundwater gradient) of all these sites discussed above, it is GSI's opinion that these risk sites present a low potential to environmentally impact the subject property, provided lawful procedures for petroleum products and chemical use and storage are/have been followed. • The unmapped risk sites, which is a list of all sites whose location is not readily identified and may be near the site, were reviewed. According to our agency database records search, five unmapped risk sites were listed. GSI's reviewed the location of this sites, and based on distance and/or status, it is GSI's opinion that the unmapped risk sites present a low potential to environmentally impact the subject property. Solid Waste Landfills (SWLF) There were no solid waste landfills reported in the radius search. Miles-Pacific, LP APN(s} 156-351-03, -07, -08, Carlsbad File:e:\wp9\env\e6200\e6211.ph1.esa GeoSoils, Ine. W.O. E6211-SC March 31, 2011 Page 14 I I I I I I I I I I I I I I I I II I I Oil and Gas Well Activity No oil or gas wells were observed on the subject property during our site reconnaissance on January 20, 2010. An in-house review of the Munger Map Book for oil and gas fields in California and Alaska (Munger, 2003) indicated there are no oil/gas wells located in the immediate vicinity of the subject property. CONCLUSIONS AND RECOMMENDATIONS Conclusions Based upon the information obtained during the course of this assessment, GSI presents the following summary of findings and conclusions: • Based upon our and review of historic land use utilizing readily available reports, the overall area was developed for agricultural from at least 1939 to present. Photographs from 1939 indicate the site and surrounding areas appear to be utilized for agricultural purposes. In the 1953 photograph, the single-family residence is noted in the same area as observed in GSI's recent site reconnaissance, and Interstate 5 is under construction. In the 1963 photograph, the sounding property is developed with residential homes and agricultural land. In the 197 4 photograph, it appears that greenhouses have been utilized on the site for agricultural. In the 2002 photograph, the site appears to generally be the same as observed in GSI's recent field reconnaissance. According to Mr. Miles (of Miles-Pacific, LP), the organization purchased the nursery portion (APN(s) 156-35-03, and -08} in 1991. In 1995, the remainder of the subject property (APN 156-35-07), was purchased. Mr. Miles indicated that to the best of his knowledge, the property was also utilized as a nursery before acquiring the property in 1991. • Based upon the historical use of portions of the subject property for agricultural purposes, there is some potential for historically restricted agricultural chemicals (i.e., pesticides and/or herbicides) to have been applied onsite. As is typical in San Diego County and throughout California, this use may have resulted in detectable concentrations of chemical residues to remain within near-surface earth materials. It is likely that significantly high residue concentrations would not be detected unless agricultural chemicals were stored onsite or were accidently spilled, improperly applied, or illegally disposed of onsite. Although a majority of currently banned (i.e., restricted) pesticides have not been used for at least 20 years, there remains some potential for historical farming operations to have utilized restricted agricultural chemicals onsite. This application may have resulted in some persistent chemical residues to remain on the subject property. Under normal conditions, most restricted pesticides/herbicides currently used in California readily degrade, and are not overly persistent in nature. There are, however, certain restricted (and Miles-Pacific, LP APN(s) 156-351-03, -07, -08, Carlsbad File:e:\wp9\env\e6200\e6211.ph1.esa GeoSoils, lne. W.O. E6211-SC March 31, 2011 Page 15 I I I I I I I I I I I I I I I I I I I • currently banned) agricultural chemicals that were commonly used over 20 to 25 years ago throughout California that are known to be a persistent substance in nature. Therefore, there is an elevated likelihood that a recognized environmental condition exists at the site as a result of the agricultural usage. Based upon our experience, a detailed agricultural chemical residue survey will likely be warranted on the property as a whole, to fulfill the requirement of the City of Carlsbad's Standard Agricultural Area Mitigation Condition (for agricultural sites). As a part of the mitigation condition, the report would be presented to the San Diego County Department of Environmental Health Site Assessment (DEH) Voluntary Assistance Program for review and comment prior to receipt of a grading permit for the proposed residential development. Typically, a residue survey consists of surficial soil sampling from depths of% foot and 1112 feet within areas planned for grading, as well as within current storage and mixing areas. It has been our experience with similar projects in the City of Carlsbad that the County DEH will recommend a representative sampling of earth materials within the subject parcel, to consist of collection from two locations within each one-acre grid. Soil samples collected should be tested for Chlorinated Pesticides and PCB's (EPA test method 8081), Organophosphorous Pesticides (EPA test method 8141), and Chlorinated Herbicides (EPA test method 8151). Tentatively, a limited survey may be initially prudent to evaluate the possible range of restricted agricultural chemical residues encountered onsite. Since composite sample test results are not accepted by the County DEH, discrete testing will be recommended. GSI can provide a cost estimate for a residue survey upon request. Based upon our recent field reconnaissance on March 10, 2011, the site is currently utilized as a nursery for palms. There are two structures noted, one (1) strUcture is a single-family residence built sometime before 1953 and one is a metal storage facility for the nursery. A paved driveway access the property from Pio Pica Drive. A paved area is located at the entrance to the nursery and gravel is utilized within the nursery access roads. The majority of the nursery is covered with black screening material and utilized for palms, and a small portion of growing area is not covered and utilized for succulent plants. One (1) above-ground container was observed in the eastern portion of the nursery, and apparently contains fertilizer. Reportedly, the nursery's irrigation system source is from the Carlsbad Municipal Water District. Stockpiles of materials were observed on the site, which included dumped soil and agricultural waste materials (i.e., plastics containers, mulch, etc.). Eucalyptus trees and shrubs align the property boundaries along the northwest, southwest, and south portions of the site. There was no significant visible surficial staining on the property. There does not appear to be significant surficial evidence of on site hazardous materials/waste and/or petroleum contamination; however, the trash/debris, stockpiles, etc., were not disturbed. Miles-Pacific, LP W.O. E6211-SC March 31, 2011 Page 16 APN(s) 156-351-03, -07, -08, Carlsbad Fiie:e:\wp9\env\e6200\e6211.ph1.esa GeoSoils, Ine. I I I I I I I I I I I I • • • Properties adjacent to and surrounding the site currently consist of vacant undeveloped land and existing residential homes to the north, Pio Pica Drive and existing residential homes to the east, existing residential homes to the south, and Caltrans property and vacant undeveloped land to the west. There are no adverse uses observed on the properties surrounding the subject site that appear to be contributing significant hazardous waste/materials and/or petroleum contamination to the subject property, provided lawful procedures are being followed for operations, storage, and for disposal of wastes. Regional groundwater is anticipated to generally be coincident with the elevations of the Buena Vista Lagoon to the northwest of the subject site. The estimated elevation of regional groundwater is Mean Sea Level (MSL), or approximately ±80 feet below existing ground surface. Based on the topography (which is often indicative, but not always conclusive of groundwater flow direction), the regional groundwater flow direction is estimated to be generally northwesterly direction. Please note that many variables influence groundwater depth and flow direction, and the actual depth and flow direction at the site may be different than the estimates presented. Groundwater may be encountered at shallow depths in the form of perched water on resistant strata or rock, especially during rainy seasons. No surface water was observed onsite during GSI's site reconnaissance. Based upon review of our agency database records search (Appendix E, provided as a CD data disc), there are no listings of permitted above-ground tank (AST) and/or underground tanks (UST) on the subject property. A ±350-gallon above-ground container of fertilizer was noted onsite. There are five (5) mapped risk site(including the site)reported in the agency database records search. ,. MILES PACIFIC NURSERY at 2375 Pio Pica Drive (the site), is reported as a Permit facility with a status of Not Reported, with details not available. R.F. WHITE FUEL TRUCK SPILL at Highway 5 and State Route 78, located approximately 0.44 miles northwest to the property (down groundwater gradient) is reported as a Leaky Underground Storage Tank (LUST) site with a status of Case Closed in 1997. TEXACO at 1227 Vista Way, located approximately 0.47 miles northwest to the property (down groundwater gradient) is reported as a Leaky Underground Storage Tank (LUST) site with a status of Case Closed in 1990. SOUTH OCEANSIDE ELEMENTARY at 1806 South Horne Street, located approximately 0. 77 miles northwest to the property (down groundwater gradient), is reported as a STATE site with a status of No Further Action for school evaluation in 2002. Miles-Pacific, LP W.O. E6211-SC March 31, 2011 Page 17 APN(s) 156-351-03, -07, -08, Carlsbad File:e:\wp9\env\e6200\e6211.ph1.esa GeoSoils, Inc. I I I I I I I I I I I I I I I I I I I • • • ,. CALIFORNIA LUTHERAN HOMES at 2855 Carlsbad Boulevard, located approximately 0.95 miles southwest to the property (cross and down groundwater gradient), is reported as a STATE site with a status of No Further Action for school evaluation in 1996. Based upon the status, and/or the location (distance and/or down/cross groundwater gradient) of all these sites discussed above, it is GSJ's opinion that these risk sites present a low potential to environmentally impact the subject property, provided lawful procedures for petroleum products and chemical use and storage are/have been followed. The unmapped risk sites, which is a list of all sites whose location is not readily identified and may be near the site, were reviewed. According to our agency database records search, five unmapped risk sites were listed. GSJ's reviewed the location of this sites, and based on distance and/or status~ it is GSJ's opinion that the unmapped risk sites present a low potential to environmentally impact the subject property. No significant data gaps were encountered in preparation of this update ESA. One data gap, from 1900 to 1939, was due to the limited records, which are reasonably ascertainable in the local area. However, it is our opinion that additional historic information, if it were to become available, is not likely to significantly change the conclusions and recommendations of this assessment. Other than the above, this assessment has revealed no evidence of recognized environmental conditions in connection with the property. Recommendations Based upon the scope of work completed, GSI concludes that the overall potential for significant agricultural hazardous materials/waste and/or petroleum contamination onsite is low to perhaps moderate; however, the uncertainty of potential environmental concerns can not be eliminated. Based upon the information obtained during the course of our recent assessment, from an environmental viewpoint, pursuant to the limitations set forth in the text of this report, the site is considered acceptable for the proposed residential use, provided the following mitigation measures are properly implemented during planning, design, and construction: • All trash, debris, and waste materials should be disposed of offsite, in accordance with current local, state, and federal disposal regulations. Any materials containing petroleum residues encountered during property improvements should be evaluated prior to removal and disposal, following proper procedures. Any buried trash/debris encountered should be evaluated by an experienced environmental consultant prior to removal. Miles-Pacific, LP APN(s) 156-351-03,-07,-08, Carlsbad File:e:\wp9\env\e6200\e6211.ph1.esa GeoSoils, Ine. W.O. E6211-SC March 31, 2011 Page 18 I I I I I I I I I I I I I I I I I I I • • • • • • Based upon the historic use of the subject property for agricultural purposes and our knowledge of requirements, a detailed agricultural chemical residue survey will likely be required prior to receipt of a grading permit for the proposed residential development. As a part of the grading plan approval process, this detailed survey is to be provided to the County of San Diego Environmental Health Services for review and comment. Tentatively, a limited survey may be initially prudent to evaluate the possible range of restricted agricultural chemical residues encountered onsite. Since composite sample test results are not accepted by the County DEH, discrete testing will be recommended. GSI can provide a cost estimate for a residue survey upon request. Based on the age of the residential structure, an asbestos containing materials (ACM) and lead containing paint (LCP) survey should be performed on the site by a licensed asbestos/lead contractor prior to demolition of the existing structure on site. The existing above-ground container should be removed according to local regulatory requirement. During container removal onsite, a GSI representative should be onsite to observe the soils for signs of contamination. Based upon the historic property use, holding and/or septic tanks (systems) likely exist on the property. Although not considered a hazardous waste, any holding tanks or buried septic systems should be properly removed or abandoned following health department guidelines. GSI did not observe a well on the property during our site reconnaissance . However, based on the age of the residential structure, a water well may be present onsite. If encountered, the water well should be abandoned in accordance with state guidelines by a licensed water well contractor following state protocol. Based upon the information collected by GSI during this environmental site assessment, further studies or action, other than the above, are not proposed from an environmental viewpoint, at this time. Miles-Pacific, LP W.O. E6211-SC March 31, 2011 Page 19 APN(s) 156-351-03, -07, -08, Carlsbad File:e:\wp9\env\e6200\e6211.ph1.esa GeoSoils, lne. I I I I I I I I I I I I I I I I I I I LIMITATIONS GSI has performed the services for this project in accordance with the terms of a contract between GSI and Client and in accordance with current professional standards for investigations of this type. The conclusions presented in this report are based on the information collected during the study, the present understanding of the site conditions, and professional judgment. Please note, subsurface and hazardous waste/toxic substance conditions may vary from those provided in historical documents reviewed by GSI. The interpretations and recommendations of GSI are based solely on such information and/or information supplied by Client. Findings of this investigation based on data provided by others carries no warranty, express or implied, as a result of the usage of such data. It is possible that future investigations may reveal additional data or variations of the current data which may require the current conclusions and recommendations to be reevaluated. As a result, GSI makes no warranty, either express or implied, as to its findings, opinions, recommendations, specifications, or professional advice except that they were promulgated after being prepared in accordance with generally accepted standards of care and diligence normally practiced by recognized consulting firms performing services of a similar nature. The information in this report is relevant to the date of the site work and should not be relied on to represent conditions at any later date. Facts, conditions, and acceptable risk factors change with time, accordingly, this report should be viewed within this context. Miles-Pacific, LP APN(s) 156-351-03, -07, -08, Carlsbad File:e:\wp9\env\e6200\e6211.ph1.esa GeoSoils, Ine. W.O. E6211-SC March 31, 2011 Page 20 I I I I I I APPENDIX A I REFERENCES I I I I I I I I I I II I I I I I I I I I I I I I I I I I I I I APPENDIX A REFERENCES Business & Legal Reports, Inc., 1996, Environmental compliance in California, Volumes I and II. California Department of Water Resources, 2007, Water data library (www.well.water.ca.govD. California Regional Water Quality Control Board, 1994, Water quality control plan, San Diego basin (9), dated September 8 (approved 1994). GeoSoils, Inc., Proprietary in-house information. Hart, E.W. and Bryant, W.A., 2007, Fault-rupture hazard zones in California, Alquist-Priolo earthquake fault zoning act with index to earthquake fault zones maps; California Geological Survey, Special Publication 42, interim revision. International Conference of Building Officials, 1997, Uniform building code: Whittier, California, vol. 1, 2, and 3. Jennings, C.W., 1994, Fault activity map of California and adjacent areas, scale 1:750,000, CDMG Map Number 6. --, compiler, 1977, Geologic map of California: Sacramento, California, California Division of Mines and Geology, Geologic Data Map no. 2, scale 1 :750,000. Munger Map Book, 2003, California-Alaska oil, gas, wildcat and geothermal fields. Nagda, Niren L., 1994, Radon: prevalence, measurements, health risks and control, ASTM manual series: MNL 15, ASTM publication code number (PCN) 28-015094-17. State of California-Department of Health Services, 1990, California statewide radon survey results, p. 9. Tan, S.S., and Kennedy, M.P., 1996, Geologic maps ofthe northwestern part of San Diego County, California: California Division of Mines and Geology, Open File Report 96-02. U.S. Geological Survey, 1997, San Luis Rey, Calif. quadrangle, scale 1:24000. __ , 1975, San Luis Rey, Calif. quadrangle, scale 1 :24000. __ , 1968, San Luis Rey, Calif. quadrangle, scale 1:24000. GeoSoils, lne. I I I I I I I I I I il I I I I I I I I __ , 1949, San Luis Rey, Calif. quadrangle, scale 1 :24000. __ , 1901, San Luis Rey, Calif. quadrangle, scale 1 :62500. __ , 1893, San Luis Rey, Calif. quadrangle, scale 1 :62500. Miles-Pacific, LP File:e:\wp9\env\e6200\e6211.ph1.esa GeoSoils, Ine. Appendix A Page 2 I I I I I I APPENDIX 8 I SITE PHOTOGRAPHS I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I I 1. 2. Photo taken in west direction at the entrance of nursery. Photo showing algae tanks on right, storage shed on left, and miscellaneous nursery equipment. Photo taken in south direction showing storage shed that includes miscellaneous agriculture equipment. No staining was noted on concrete. SITE PHOTOGRAPHS Plate B-1 DATE_--..!::.3~...:..11...:...1 __ -IW.O. NO. E6211 ·SC Geotechnical · Geologic · Coastal · Environmental I I I I I I I I I I I I I I I I I I I 3. 4. Photo taken in northwest direction of miscellaneous stockpile of soil. Note power pole with electric box. Photo showing miscellaneous nursery equipment. Photo taken in northwest direction showing typical covered growing area. SITE PHOTOGRAPHS Plate B-2 DATE._---=3;.:...;11:...:..1 __ -IW.O. NO. E6211 -SC Geotechnical · Geologic · Coastal · Environmental I I I I I I I I I I I I I I I I I I I 5. 6. Photo taken in west direction of miscellaneous nursery trash and debris. Photo showing stockpile of soil, plastic containers, and soil carts . Photo taken in east direction showing typical covered growing area. SITE PHOTOGRAPHS Plate B-3 DATE_,__:;,3:....;,/1,.;...1 __ -IW.O. NO. E621 1-SC Geotechnical · Geologic · Coastal · Environmental I I I I I I I I I I I I I I I ·I I I I 7. 8. Photo taken in east direction of above-ground container. Note no soil staining around enclosure was observed. Photo taken in southwest direction showing existing residential structure and power pole with transformer in background. SITE PHOTOGRAPHS Plate B-4 Geotechnical · Geologic · Coastal · Environmental I I I I I I I I I I I I I I I I I I I APPENDIX C ESA TRANSACTION SCREEN QUESTIONNAIRE I I I I I I I I I I I I I I I I I I I cO INTERNATIONAL ENVIRONMENTAL SITE ASSESSMENT TRANSACTION SCREEN QUESTIONNAIRE Standards Worldw;de This document is an excerpt of Practice EI528-06: Standard Practice for Limited Environmental Due Diligence: Transaction Screen Process, which is under the jurisdiction of ASTM Committee E50 on Environmental Assessment, Risk Management and Corrective Action and is the direct responsibility of Subcommittee E50.02 on Real Estate Assessment and Management. This questionnaire represents only Sections 5 and 6 of Practice E 1528-06 and should not be construed as being the complete standard. It is necessary to refer to the full standard prior to using this questionnaire. COPYRIGHT© 2006 ASTM INTERNATIONAL, West Conshohocken, PA. Prior edition copyrighted 2000. Stock# ADJ£152806. For the complete standard, or to order additional copies of this questionnaire, contact ASTM Customer Service at (610) 832-9585. 5. Introduction to Transaction Screen Questionnaire 5.1 Process-The transaction screen process consists of asking questions contained within the transaction screen questionnaire of owners and occupants of the property, observing site conditions at the property with direction provided by the transaction screen questionnaire, and, to the extent reasonably ascertainable, conducting limited research regarding certain government records and certain standard historical sources. The questions asked of owners are the same questions as those asked of occupants. 5.2 Guide--'-The transaction screen questionnaire is followed by a guide designed to assist the person completing the transaction screen questionnaire. The guide to the transaction screen questionnaire is set out in Sections 7-10 of this practice. The guide is divided into three sections: Guide for Owner/ Occupant Inquiry, Guide to Site Visit, and Guide to Government Records/ Historical Sources Inquiry. 5.2.1 To assist the user, its employee or agent, or the preparer in preparing a report, the guide repeats each of the questions set out in the transaction screen questionnaire in both the guide for owner/occupant inquiry and the guide to site visit. The questions regarding government records/historical sources inquiry are also repeated in the guide to that section. 5.2.2 The guide also describes the procedures to be followed to determine if reliance upon the information in a prior transaction screen is appropriate under this practice. 5.2.3 A user, his employee or agent, or preparer conducting the transaction screen process should not use the transaction screen questionnaire without reference to or without familiarity with the guide based on prior use of the guide. 5.3 The user may either conduct the transaction screen process, or delegate it to an employee or agent or may contract with a third party to prepare the questionnaire on behalf of the user. No matter who prepares the questionnaire, the user remains responsible for the decision to conduct limited environmental due diligence and the impact of that decision on risk management. 5.4 The preparer conducting the transaction screen process should use good faith efforts in determining answers to the questions set forth in the transaction screen questionnaire. The user should take time and care to check whatever records are in the user's possession and forward relevant information or specialized knowledge to the preparer. 5.5 Knowledge-All answers should be given to the best of the owner's or occupant's knowledge. The most knowledgeable person available should be chosen to answer the questions. 5.5.1 While the person conducting the transaction screen has an obligation to ask the questions in the transaction screen questionnaire, others may have no obligation to answer them. 5.5.2 The transaction screen questionnaire and the transaction screen guide sometimes include the phrase "to the best of your knowledge." This phrase does not impose a constructive knowledge standard. It is intended as an assurance to the person being questioned that he or she is not obligated to search out information he or she does not currently have in order to answer the particular question. 5.6 Conclusions Regarding Affirmative or Unknown Answers-Once a transaction screen questionnaire has been completed, it shall be presented to the user. Subject to 5.6 through 5.7, an affirmative, unknown, or no response is presumed to be a potential environmental concern. If any of the questions set forth in the transaction screen questionnaire are answered in the affirmative, the preparer must document the reason for the affirmative answer. If any of the questions are not answered or the answer is unknown, the user should document such nonresponse or answer of unknown and evaluate it in light of the other information obtained in the transaction screen process, including, in particular, the site visit and the government records/ historical sources inquiry. If the user decides no further inquiry is warranted after receiving no response, an answer of unknown, or an affirmative answer, the user must document the reasons for any such conclusion. 5.6.1 Upon obtaining an affirmative answer, an answer of unknown or no response, the user should first refer to the guide. The guide may provide sufficient explanation to allow a user to conclude that no further inquiry is appropriate with respect to the particular question. 5.6.2 If the guide to a particular question does not, in itself, permit a user to conclude that no further inquiry is appropriate, then the user should consider other information obtained from the transaction screen process relating to this question. For example, while on the site performing a site visit, a person may find a storage tank on the property and therefore answer Question 10 of the transaction screen questionnaire in the affirmative. However, during or subsequent to the owner/occupant inquiry, the owner may establish that substances now or historically contained in the tank (for example, water) are not likely to cause contamination. 5.6.3 If either the guide to the question or other information obtained during the transaction screen process does not permit a user to conclude no further inquiry is appropriate with respect to such question, then the user must determine, in the exercise of the user's reasonable business judgment, based upon the totality of unresolved affirmative answers or answers of unknown received during the transaction screen process, whether further inquiry may be limited to those specific issues identified as of concern. 5.7 Presumption-A presumption exists that further inquiry is necessary if an affirmative answer is given to a question or because the answer was unknown or no response was given. In rebutting this presumption, the user should evaluate information obtained from each component of the transaction screen process and consider whether sufficient information nas been obtained to conclude that no further inquiry is necessary. The user must determine, in the exercise of the user's reasonable business judgment, the scope of such further inquiry. 5.8 Further Inquiry-Upon completing the transaction screen questionnaire, if the user concludes that further inquiry or action is needed (for example, consult with an environmental consultant, contractor, governmental authority, or perform additional governmental and/or historical records review), the user should proceed with such inquiry. (Note that if the user determines to proct'ed with a Phase I Environment Site Assessment, the user may apply the current Practice E 1527 or alternatively the provisions of EPA's regulation "Standards and Practices for Ali Appropriate Inquiries," 40 C.F.R. Part 312.) 5.9 Signature-The user and the preparer of the transaction screen questionnaire must complete and sign the questionnaire as provided at the end of the questionnaire. I I I I I I I I I I I I I I I I I I I 6. Transaction Screen Questionnaire 6.1 Persons to Be Questioned-The following questions should be asked of (1) the current owner of the property, (2) any major occupant of the property or, if the property does not have any major occupants, at least 10 % of the occupants of the property, and (3) in addition to the current owner and the occupants identified in (2), any occupant likely to be using, treating, generating, storing, or disposing of hazardous substances or petroleum products on or from the property. A major occupant is any occupant using at least 40o/o of the leasable area of the property or any anchor temmt when the property Des~~tion of Site/ Address: _ (J ~ ~-,3 ood -;;.. 3·7 S 1 () CWL">ho c! Ct:.J . y 200 8 Question Ia. Is the propt:rty used for an industrial use? !b. Is any adjoining proputy used for an industrial usel I 2a. Did you observe evidence or do you have any prior knowledge that the proputy has been used for an industrial use in the past? 2b. Did you observe evidence or do you have any prior knowledge tlat any adjoining property has been used for an industrial use in the past? 3a. h the property used as a gasoline station, motor repair facility, commercial printing facility, dry cleaners, photo developing laboratory, juokyard or landfill, or as a waste treatment, storage, disposal, processing, or recycling facility (if applicable, identify which)? 3b. Is any adjoining proputy used as • gasoline st.tion, motor repoir facility, commercial printing facility, dry cleaners, photo developing laboratory, junkyard or Jandlill, or as a wast~ treatment, storage. disposal, processing. or recycling facility (if applicable, identify which)! 4a. Did you observe evidence or do you have any prior knowledge that the property has been used as a gasoline station, motor repair facility, commercial printing facility, dry cleaners, photo developing laboratory, junkyard or landfill, or as a waste treabnent, s:tor.tge, disposal, processing, or recycling facility (if applicable, identify which)? 4b. Did you observe evidence or do you have any prior knowledge that lilY adjoining property has been used as a gasoline station, motor repair facility, commercial printing facility, dry cleaners, photo developing laboratory, junkyard or landfill, or as a waste treatment, storag~ disposal. processing, or recycling facility (if applicable. identify which)! Sa. Arc there currently any damaged or discarded automotive or industrial batteries., pestiddes, paints, or other chemicals in individual containers of >5 gal (19 L) in volume or 50 gal (190 L) in the aggregate, stored on or used at the property or at the facility! Sb. Did you observe evidence or do you. have any prior knowledge that there have been previously any damaged or discarded automotive or industrial batteries. or pesticides, paints, or other chemicals in individual containers of>S gal (19 L) in volume or SO gal (190 L) in the aggregate, stored on or used at the property or at the facility? 6a. Are there currently any industrial drum! (typically 55 gal {208 L)) or sacks of chemicals located on the proputy or at the facility! 6b. Did you observe evidence or do you have any prior knowledge that there have been previously any industrial drums (typically 55 gal (208 L)) or sacks of chemicals located on the property or at the facility! 7a. Did you observe evidence or do you have any prior knowledge that fill dirt has been brought onto the property that originated from a contaminated site? is a shopping center. In a multifamily property containing both residential and commercial uses, the preparer does not need to ask questions of the residential occupants. The preparer should ask each person to answer all questions to the best of the respondent's actual knowledge and in good faith. When completing the site visit column, the preparer should be sure to observe the property and any buildings and other structures on the property. The guide to this transaction screen questionnaire {see Sections 7-10) provides further details on the appropriate use of this questionnaire. (See Note 2.) NOTE 2-Unk = "unknown" or "no response." Owner Yes No Unk Yes No Unk Yes No Unk Yes No Unk Yes No Unk Yes No Unk Yes No Unk Yes No Unk Yes No Unk Yes No Unk Yes No Unk Yes No Unk Yes No Unk Occupants {if applicable) Yes No Unk Yes No Unk Yes No Unk Yes No Unk Yes No Unk Yes No Unk Yes No Unk Yes No Unk Yes No Unk Yes No Unk Yes No Unk Yes No Unk Yes No Unk Observed During Site VJSit If yes, provide description Yes Yes No Yes No Yes No Yes No GVle~:-.,Cfl ~\!CIA Jr5" 0k~..b,t (JScb ~ ....... (CJ;l•u,r. Copyright e 2006 ASTM INTERNATIONAL, West Conshohocken, PA . This documt:nt is an Q:cerpt orE 1528-06; Stomdard Practice for Limited Environm~tal Due Diligence: Transaction Screen Process, which is under the jurisdiction or ASTM Committee f50 on Environmenbl As&essment, Risk Management and Corn:ctiY.: Action and i! the direct r.:sponsihil.ityofSubcommittee ESD.02 on R.eaJ Esbte A.m:ssment and Mznagcment This questionnairr repraenl5 only SC'ctions Sand 6 of Prorctice E 1528-06 and should not be construed ill being the complete stand:ird. It is necessary to rr:fer to the full stmda.rd prior to using this questionnaire. For the complete st:md:u-d, or to order additional copies of this questionnaire., contact ASTM Customc:r Service •t (610) 832-9585. I Question Owner Occupants Observed During If yes, {if applicable) Site VISit provide description I 7b. Did you observe evidence or do you have any prior knowledge that fill dirt G has been brought onto the property that is of an unknown origin? Yes No Unk Yes No Unk Yes I 8a. Are there c:unently any pits, ponds, or lagoons located on the prop'erty in e connection with waste treatment or waste disposal? Yes No Unk Yes No Unk Yes 8b. Did you observe evidence or do you have any prior knowledge that there have been previously, any pits, ponds, or lagoons located on the property in e connection with waste treatment or waste disposal? Yes No Unk Yes No Unk Yes 9a. Is there currently any stained soil on the property? Yes No Unk Yes No Unk Yes 6 I 9b. Did you observe evidence or do you have any prior knowledge that there (5 has been previously, any stained soil on the property? Yes No Unk Yes No Unk Yes I lOa. Are there currently any registered or unregistered storage tanks {above or ® 01et ~so underground) located on the property! Yes No Unk Yes No Unk No ga.\lMAsT lOb. Did you observe evidence or do you have any prior knowledge that there I have been previously, any registered or unregistered storage tanks (above or 8 5'tx'~~l underground) located on the property! Yes No Unk Yes No Unk Yes ctc~& lla. Are there currently any vent pipes, fill pipes, or access ways indicating a ~-llrzcr. fill pipe protruding from the ground on the property or adjacent to any e I structure located on the property? Yes No Unk Yes No Unk Yes llb. Did you observe evidence or do you have any prior knowledge that there have been previously, any vent pipes, fill pipes, or access ways indicating I a fill pipe protruding from the ground on the property or adjacent to any e structure located on the property! Yes No Unk Yes No Unk Yes 12a. Is there c:unently evidence ofleaks, spills or staining by substances other than water, or foul odors, associated with any flooring, drains, walls, ceilings, e I or exposed grounds on the property? Yes No Unk Yes No Unk Yes 12b. Did you observe evidence or do you have any prior knowledge that there have been previously any leaks, spills, or staining by substances other I than water, or foul odors, associated with any flooring drains, walls, ceilings YesG or exposed grounds on the property? Yes No Unk Yes No Unk !3a. If the property is served by a private well or non-public water system, is there evidence or do you have prior knowledge that contaminants have I been identified in the well or system that exceed guidelines applicable to the f) water system? Yes No Unk Yes No Unk Yes l3b. If the property is served by a private well or non-public water system, is t) I there evidence or do you have prior knowledge that the well has been designated as contaminated by any government environmental/health agency? Yes No Unk Yes No Unk Yes I 4. Does the owner or occupant of the property have any knowledge of environmental liens or governmental notification relating to past or recurrent I violations of environmental laws with respect to the property or any facility located on the property? Yes No Unk Yes No Unk lSa. Has the owner or occupant of the property been informed of the past I existence of hazardous substances or petroleum products with respect to the property or any facility located on the property? Yes No Unk Yes No Unk I Sb. Has the owner or occupant of the property been informed of the current existence of h=rdous substances or petroleum products with respect to the I property or any facility located on the property? Yes No Unk Yes No Unk lSc. Has the owner or occupant of the property been informed of the past existence of environmental violations with respect to the property or any facility located on the property? Yes No Unk Yes No Unk I lSd. Has the owner or occupant of the property been informed of the current existence of environmental violations with respect to the property or any facility located on the property! Yes No Unk Yes No Unk I Copyright C 2006 ASTM INTERNA TIONA!., West Conshohoclt= PA This documau is an acerpt o(E 1 SZB-06; Standard Practice for Ltm'ited Environmentod Due Diligent~ Transaction Scret:n Process, which is unde:r tbe jurisdiction of ASTM Committee ESO on Environmenta! ksessme:nt, Risk Management and Correctin Action and is the direct responsibility of Subc:..ornmittec: £50.02 on Real Estate Assessment and Managc:ma~l This qu~tionnaire rc:prts~ts only Sections 5 and 6 ofPtacticc E 1528-06 an.d shou1d not I''" be construed aJ bcing the complete stn.nd.ud. It is necessary to refer to the full standard prior to using this questionn3in: .. For the complete nan dud, or tCJ order additiona1 copies of this questionnaire. contact ASTM Customer Service at [610) 832-9585. I I I I I I I I I I I I I I I I I I I Question Owner Occupants Observed During (if applicable) 16. Does the owner or occupant of the property have any knowledge of any environmental site assessment of the property of facility that indicated the presence of hazardous substances or petroleum products on, or contamination of, the property or recommended further assessment of the property? Yes tJunk Yes No 17. Does the owner or occupant of the property know of any past, threatened, or pending lawsuits or administrative proceedings concerning a release or threatened release of any hazardous substance or petroleum products ~ involving the property by any owner or occupant of the property? Yes Unk Yes 18a. Does the property discharge waste-water (not including sanitary waste or ~ storm water) onto or adjacent to the property and/or into a storm water system? Yes Unk Yes 18b. Does the property discharge waste water (not including sanitary waste or storm water) onto or adjacent to the property and/or into a sanitary ~ sewer system? Yes Unk Yes 19. Did you observe evidence or do you have any prior knowledge that any hazardous substances or petroleum products, unidentified waste materials, tires, automotive or industrial batteries, or any other waste materials have YesB been dumped above grade, buried and/ or burned on the property? Unk Yes 20. Is there a transformer, capacitor, or any hydraulic equipment for which y~~ there are any records indicating the presence of PCBs?, Unk Yes Government Records/Historical Sources Inquiry (See guide, Section 10) No No No No No Unk Unk Unk Unk Unk Unk 21. Do any of the following federal, state, or tribal government record systems list the property or any property within the search distance noted below (where available): See.~--~ Site Visit Yes No Yes No Yes No Yes No Approximate Minimum Search Distance, Federal NPL site list Federal Delisted NPL site list Federal CERCLIS list Federal CERCLIS NFRAP site list Federal RCRA CORRACTS facilities list Federal RCRA non-CORRACTS TSD Facilities list Federal RCRA generators list Federal institutional controllengineering control registries Federal ERNS list State and tribal lists of hazardous waste sites identified for investigation or remediation: State-and tribal-equivalent NPL State-and tribal-equivalent CERCUS State-and tribal-landfill and/or solid waste disposal site lists State-and tribal-leaking storage tank lists State and tribal registered storage tank lists State and tribal institutional control! engineering control registries State and tribal voluntary cleanup sites State and tribal Brownfield sites 22. Based upon a review of fire insurance maps (10.2.3) or local street directories (10.2.3), all as specified in the guide, are any buildings or other improvements on the property or on an adjoining property identified as having been used for an industrial use or uses likely to lead to contamination of the property? miles (kilometres) 1.0 (1.6) Yes 0.5 (0.8) Yes 0.5 (0.8) Yes 0.5 (0.8) Yes 1.0 ( 1.6) Yes 0.5 (0.8) Yes property and adjoining properties Yes property only property only Yes 1.0 ( 1.6) Yt;s 0.5 (0.8) Yes 0.5 (0.8) Yes 0.5 (0,8) Yes property and adjoining properties Yes property only Yes 0.5 (0.8) Yes 0.5 (0.8) Yes Yes No Unavailable If yes, provide description No No No No No No No No No No No No No No No No Result: _____________ _ Copyright C 2006 ASTM INTERNATIONAL, West Conshohocken, PA . This document is an excerpt of E 1528~06; Standard Practice for Limited Environmental Due Diligence: Transaction Screen Process, which is under the jurisdiction of ASTM Committee ESC on Environmental Assessment, Risk Management and Corrective Action and is the direct responsibility of Subcommittee E50.02 on Real Estate Assessment and Management. This questionnaire represents only Sections 5 and 6 of Practice E 1528·06 and should not be construed as being the complete standard. It is necessary to refer to the full standard prior to using this questionnaire. For the complete standard, or to order additional copies of this questionnaire, contact ASTM Customer Service at (610) 832·9585. I I I I I I I I I I I I I I I I I I I APPENDIX D HISTORICAL AERIAL PHOTOGRAPHS HISTORICAL TOPOGRAPHIC MAPS AND FIRE INSURANCE MAPS I I I I I I I I I I I I I I I I I Environmental FirstSearch Historical Aerial Photo ' ~~ 2002 2373 2375 Pio Pico Dr, Carlsbad, CA 92008 Target Site: 33.172373, -117.346297 Approximate Scale: 1" = 375' RIVERSIDE CO. ORANGE CO. SAN DIEGO CO. I 2002 N AERIAL PHOTO ~ Plate D-1 I ~--------------------------------------------------~----------------~-w-.o-._~_2_11_~_c __ ~o-A_rE_=_~_11--~sc_A_LE_:t_·=-3l~s· I I I I I I I I I I I I I I I I I Environmental FirstSearch Historical Aerial Photo 1990-1991 2373 2375 Pio Pico Dr, Carl sbad , CA 92008 Target Site: 33. 172373, -117.346297 Approximate Scale: 1" = 375' RIVERSIDE CO. ORANGE CO. SAN DIEGO CO. I 1990-1991 N AERIAL PHOTO ~ ~~~ I ---------------------------------~----------~w_._o._E_~_t_f~-c--~oA_rE_:_Y_tf __ ._sc_A_LE-:t_·=-37~r I I I I I I I I I I I I I I I I I ...,j Environmental FirstSearch Historical Aerial Photo 1980 2373 2375 Pio Pico Dr, Carlsbad , CA 92008 Target Site: 33.172373, -117.346297 Approximate Scale: 1" = 375' RIVERSIDE CO. c. ORANGE CO. SAN DIEGO CO. I 1980 N AERIAL PHOTO ll Plate D-3 I ---------------------------------~----------~w_.o_._E_~_1_1~-c--~oA_rr_:_Y_11--~s_c_AL_E._·t_·=_J~~ I I I I I I I I I I I I I I I I I Environmental FirstSearch Historical Aerial Photo y 1974 2373 2375 Pio Pico Dr, Ca rlsbad, CA 92008 Target Site: 33.172373, -117.346297 Approximate Scale: 1" = 375' RIVERSIDE CO. ORANGE CO. SAN DIEGO CO. I 1974 N AERIAL PHOTO ~ ~~~ I ~--------------------------------~----------~-w_.o_._E6_2_11_~_c __ ~o_A_rE_=_3~-1--Ls_c_AL_E_:t_·=_3~~s· I I I I I I I I I I I I I I I I I r j Environmental FirstSearch Historical Aerial Photo 1963 2373 2375 Pio Pico Dr, Carlsbad , CA 92008 Target Site: 33.172373, -117.346297 Approximate Scale: 1H = 375' RIVERSIDE CO. ORANGE CO. SAN DIEGO CO. I 1963 N AERIAL PHOTO ~ ~~~ I ~-------------------------------~----------~w_.o_._E_~_1_1~-c--~oA_rE_=_~_11--~s_c_AL_E._·1-"=-37~r I I I I I I I I I I I I I I I I I Environmental FirstSearch Historical Aerial Photo 1953 2373 2375 Pio Pice Or, Carlsbad CA 92008 Target Site: 33.172373, -117.346297 Approximate Scale: 1" = 375' RTVERSlDE CO. c. ORANGE CO. SAN DIEGO CO. 1953 I N AERIAL PHOTO ll Plate D-6 I ~-------------------------------~----------~w_._o._E_~_1_1~_c __ ._oA_rE_:_Y_tt __ ._sc_AL_E_:t_·=-J7--5' I I I I I I I I I I I I I I I I I ~~ Environmental FirstSearch Historical Aerial Photo .-•I 1947 2373 2375 Pio Pico Dr, Ca rlsbad, CA 92008 Target Site: 33.172373, -117.346297 Approximate Scale: 1" = 375' RIVERSIDE CO. c. ORANGE CO. SAN DIEGO CO. I 1947 N AERIAL PHOTO ll Plate D-7 I ---------------------------------~----------~w_._o._E_~_t_t~_c __ ._oA_rE_:_Y_tt __ ._sc_AL_E_:t_·=-3l~s· I I I I I I I I I I I I I I I I I Environmental FirstSearch Historical Aerial Photo 'l 1939 2373 2375 Pio Pico Dr, Carlsbad, CA 92008 Target Site: 33. 172373, -117.346297 Approximate Scale: 1" = 375' RIVERSIDE CO. C. ORANGE CO. SAN DIEGO CO. 1939 I N AERIAL PHOTO ll Plate D-8 I L---------------------------------~----------~-w_.o_._~_2_11_~_c __ ~o_A_rE_:_Y_11--~s_c_AL_E_:t_·=-37~s· I I I I I I I I I I I I I I I I I I I 1\ llllll'' Buildtn~ · ·-r I opo (. OlliOUI D pre ton ()uarry 1 Open Pi1 1tHC R~tlro:1d Environmental FirstSearch Historical Topographic Map Quad Name: San Luis Rey, CA Year : 1997 Original Map Scale: 1.24 ,000 2373 2375 Pio Pico Dr, Carlsbad, CA 92008 ••• RTVERSIDE CO. ORANGE CO. SAN DIEGO CO • 1997 TOPOMAP Plate D-9 N ~ W.O. E6211-SC DATE: 3/11 SCALE: AS SHO I r l I I I I I I I I I I I I I I I I I l:ituldmu ·-- IOJ ( Olll ur I Dcpt cs~t n uarry or p n PH 1111 Trail I Job Numh.:t. L6211· <... Environmental FirstSearch Historical Topographic Map Quad Name: San Luis Rey, CA Yea r: 1975 Original Map Sca le: 1 :24 ,000 2373 2375 Pio Pico Dr, Carlsbad , CA 92008 ••• RNERSIDE CO. ORANGE CO. SAN DIEGO CO . 1975 TOPOMAP Plate D-10 N ~ W.O . E6211-5C DATE: 3/11 SCALE: AS SHO I I I I I I I I I I I I I I I I 0.~ I 13mldtn~ ··• Jnpn ( ntnllf Tanks I llcptcs 1011 uarry or 0 n Pll M.in Trai l I Environmental FirstSearch Historical Topographic Map Quad Name: San Luis Rey, CA Year. 1968 Original Map Scale: 1:24,000 2373 2375 Pio Pico Dr, Carlsbad , CA 92008 ••• RTVERSJDE CO. ORANGE CO. SAN DIEGO CO • 1968 TOPOMAP Plate D-11 N ~ W.O. E6211-5C DATE: 3/11 SCALE: AS SHO I I I I I I I I I I I I I I I I I ~I . Btlli 1111.' Topo ·onwnr Dcprcs ion Q11;11 'or Open Pll ·ti11e Environmental FirstSearch Historical Topographic Map Quad Name: San Luis Rey CA Year: 1949 Original Map Scale: 1:24,000 2373 2375 Pio Pico Dr, Carlsbad, CA 92008 Carlsbad (8M 4<4) .5 K.>ulroad Tan!-~ ••• Trail RIVERSIDE CO. ORANGE CO. SAN DIEGO CO . 1949 TOPOMAP Plate D-12 N ~ W.O. E6211-5C DATE: 3/11 SCALE: AS SHO I I I I I I I I I I I I I I I I I I 0 mil~~ Ru ilding ---[ Topo C'ont ur lC Dcpr s>t<•n C)uurry or pc11 !'11 Min Job Ntunbe1. E .II-l 11 nrgct <::itc ~-' 1723 71, -1 17 .J462 7 l t;ul Environmental FirstSea rch Historical Topographic Map Quad Name: Oceanside, CA Year : 1901 Original Map Scale: 1:62,500 2373 2375 Pio Pica Or, Carlsbad, CA 92008 ••• • RIVERSIDE CO. ORANGE CO • SAN DIEGO CO. 1901 TOPOMAP Plate D-13 W.O. E6211-SC DATE: 3/11 SCALE: ASSHO I I I I I I I I I I I I I I I I I ,..,, Huil r.ltn;; ··• Tor(l • nl(lnr 0.5 R;ulroacl Environmental FirstSearch Historical Topographic Map Quad Name . Oceanside, CA Year: 1893 Original Map Scale: 1:62 ,500 2373 2375 Pia Pica Dr, Carlsbad , CA 92008 Tan!;~ ·•• I Qu.1rry or Open P11 Mine Tra1l N D pre ·sion Prima~ lllf!h \ •'Y RIVERSIDE CO. C. ORANGE CO. SAN DIEGO CO. 1893 TOPOMAP Plate D-14 I ~----------------------------------------~--------~w_._o. __ ~-2-11-~-c--~o-Ar_r_:_Y_tt __ ._s_cA_L_E:_A_ss_~_Wi~W I I I I I I I I I I I I I I I I WSTORICAL FIRE INSURANCE MAPS NO MAPS AVAILABLE Report Date: 3/15/2011 Client Job Number: E6211-SC FirstSearch Index Number: 258123 Site Address(es): 2373 2375 PIO PICO DR CARLSBAD, CA 92008 A search ofFirstSearch Technology Corporation's proprietarY database of historical fire insurance map availability confirmed that there are NO MAPS AVAILABLE for the Subject Location as shown above. FirstSearch Technology Corporation's proprietary database of historical fire insurance map availability represents abstracted information from the Sanborn® Map Company LLC obtained through online access to the Library of Congress as well as the result of a review of the other fire insurance map microfilm collections available via various local libraries. 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