HomeMy WebLinkAboutGPA 09-07; Palomar Commons; General Plan Amendment (GPA) (5)WI
(^S^SS Geotechn ical & Environment Solutions
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PUNNING DEPT
PHASE I ENVIRONMENTAL
SITE ASSESSMENT
PROPOSED COMMERCIAL DEVELOPMENT
SWC Palomar Airport Road and El Camino Real
6111 El Camino Real
APN: 213-020-18-00
Carlsbad, San Diego County, California 92009
November 4,2009
EEI Project No. SUD-70986.2
2195 Faraday Avenue • Suite K • Carlsbad. Califomia 92008-7207» Ph: 760 431-3747 » Fax: 760 431-3748 »wwv.eeiligef.com
PHASE I ENVIRONMENTAL SITE ASSESSMENT
Prepared For:
Mr. Mark K. Radelow
Vice President / Sr. Project Manager
Sudberry Properties, Inc.
5465 Morehouse Drive, Suite 260
San Diego, Califomia 92121-4714
Site Location:
PROPOSED COMMERCIAL DEVELOPMENT
SWC of Palomar Airport Road and El Camino Real
APN: 213-020-18-00
Carlsbad, San Diego County, Califomia 92009
Prepared and Edited by:
Brian R. Brennan, REA II 07920
Reviewed By:
Bernard A. Sentianin, PG 5530, REA I 3477
Principal Geologist
EEI
2195 Faraday Avenue, Suite K
Carlsbad, Califomia 92008
760-431-3747
EEI Project No. SUD-70986.2
TABLE OF CONTENTS
EXECUTIVE SUMMARY i
1.0 INTRODUCTION 1
1.1 Purpose 1
1.2 Scope of Services 1
1.3 Reliance 1
1.4 Assessor's Statement of Qualification 2
1.5 Deviations from ASTM Practices 2
2.0 PHYSIOGRAPHIC SETTING 2
2.1 Site Description 2
2.2 Topography 3
2.3 Regional and Local Geology 3
2.4 Regional and Local Hydrogeology 3
2.5 Hydrologic Flood Plain Information 4
2.6 Protected Flora and Fauna and/or Wetlands 4
3.0 SITE BACKGROUND 4
3.1 Site Ownership 4
3.2.1 Historical Use Review 5
3.2.2 Sanbom Fire Insurance Maps 6
3.2.3 City/County Directories 6
3.2.4 City of Carlsbad Development Services 8
3.3 Regulatory Database Search 8
3.3.1 Federal Databases 8
3.4 Regulatory Agency Review 11
3.4.1 County of San Diego Department of Enviromnental Health 11
3.4.2 San Diego Water Quality Control Board 12
3.4.3 Department of Toxic Substances Control 13
3.4.4 Review of Division of Oil, Gas and Geothermal Resources Files 14
3.5 Interview with the Current Property Owner 14
3.6 User Specific Infonnation 14
3.6.1 Environmental Liens or Activity and Use Limitations 15
3.6.2 Specialized Knowledge 15
3.6.3 Valuation Reduction for Environmental Issues 15
3.6.4 Presence or Likely Presence of Contamination 15
3.6.5 Other 15
3.7 Other Environmental Issues 15
3.7.1 Asbestos Containing Materials 15
3.7.2 Lead-Based Paint 15
3.7.3 Radon 16
4.0 SITE RECONNAISSANCE 16
4.1 Purpose 16
4.2 Subject Site 16
4.3 Adjacent Properties 18
5.0 CONCLUSIONS 18
6.0 REFERENCES 20
TABLE OF CONTENTS
(continued)
FIGURES
Figure 1 - Site Location Map
Figure 2 - Aerial Site Map
APPENDICES
Appendix A - Resume of Environmental Professional
Appendix B - San Diego County Assessor s Parcel Map/Flood Insurance Rate Map
Appendix C - Environmental Records Search / City Directory Report
Appendix D - Phase 1 ESA Questionnaires
Appendix E - Photographic Log
Phase I ESA - Sudberry Properties, Inc. November 4, 2009
Proposed Commercial Development, Carlsbad, California EEI Project No. SUD-70986.2
EXECUTIVE SUMMARY
At the request of client EEI conducted a Phase I Environmental Site Assessment (ESA) at the property located
at the southwest comer of Palomar Airport Road and El Camino Real, in the City of Carlsbad, San Diego
County, Califomia. The purpose of the ESA was to assess property uses which may have resulted in
historical, existing, or threatened release of any hazardous substances or petroleum products into stractures,
soil, and/or groundwater beneath the property, to the extent practical (i.e., recognized environinenlal
conditions as delineated in ASTM El527-05).
According to the City of Carlsbad Geographic Information System (GIS) (2009), the subject property is
identified as being located within Assessor's Parcel Number (APN) 213-020-18-00, which totals 241 acres.
The subject property encompasses approximately 16.1 acres of APN 213-020-18-00, located on the southwest
comer of Palomar Airport Road and El Camino Real. The subject property is currently being assessed as part
of proposed redevelopment activities, and is identified by the address 6111 El Camino Real (i.e., location of
the fonner Olympic Resort).
According to a City of Carlsbad Planning Division document entitled: "Pre 09-05 - Palomar Airport
Commons, APN: 213-020-18-00", the subject property is currently zoned as Tourist Commercial with a
Qualified Development Overlay zone (C-T-Q). The document also noted that the proposed site
redevelopment would require General Plan Amendment to change the current Land Use designations to
General Commercial, as it does not presently exist. Information regarding property ownership was provided
by the County of San Diego Assessor. The current owner of APN 213-020-18-00 is identified as County of
San Diego. A mailing address was not provided.
Based on historical records such as aerial photographs, topographic maps, and city records, the subject
property was undeveloped up until 1983, when the former Olympic Resort began constraction. While it
occupied the subject property, the Olympic Resort was comprised of hotel stractures and parking area,
swimming pools and tennis courts, located in the eastem portion of the property, while the westem portion of
the property was utilized as a golf practice range. The site is currently under demolition and the only
remaining stracture is the main hotel building.
EEI contacted the City of Carlsbad, County of San Diego Department of Environmental Health (DEH), the
Califomia Department of Toxic Substances Control (DTSC), San Diego Regional Water Quality Control
Board (SDRWQCB), and reviewed other state and federal databases to determine if the subject property, or
any adjacent properties, were listed as hazardous waste generators, underground storage tank releases (UST),
or as ha\'ing other environmental concems (i.e., spill, leak, or above-ground tank [AST]). The subject
property was not listed on any of the databases reviewed; however, the adjacent (420 feet, north) Palomar
Airport Landfill was listed.
According to Geosyntec Consultants (2008), the Palomar Airport Landfill is currently an inactive Class II
(Class III under current regulations) municipal landfill, located witiiin the City of Carlsbad, specifically at the
now present McClellan-Palomar Airport. The landfill is owned and was operated by the San Diego County
Department of Public Works.
The landfill was comprised of three Units. Unit 1 is located along the south central portion of the airport,
what is now made up of the main entrance and operations building. Unit 2, the smallest of the units, is
located immediately south of the eastem portion of the airport. And, Unit 3, the largest of the units,
comprises the eastem portion of the overall airport property. Note: Unit 3 is located immediately north
(across Palomar Airport Road) fi-om the subject property.
The landfill reportedly accepted residential, commercial, and agricultural waste. Occasionally, the facility
also accepted industrial wastes, including: paints, oils and thinners, treated sewage sludge, and medical wastes
Phase I ESA - Sudberrj' Properties, Inc. November 4,2009
Proposed Commercial Development, Carlsbad, California EEI Project No. S1JD-70986.2
for disposal. Based on a report prepared by Geosyntec (2006) Unit 1 of the landfill accepted a total of
214,000 cubic yards (cy) of waste between 1962 and 1968, Unit 2 operated between 1968 and 1972 and
accepted 195,000 cy of waste. Unit 3 accepted a total of 697,000 cy of waste between 1972 and 1975. The
waste in Unit 3 was reportedly utilized as canyon fill along the eastem portion of the airport to expand the
overall airport property.
The landfill was constracted without a liner and does not have a leachate collection or removal system
(Geosyntec, 2008). Other than groimdwater monitoring wells installed to evaluate impacts to groundwatCT, no
leak detection system is in place. Landfill gases are present at the site, which includes: methane, a highly
volatile gas. A system of 33 landfill gas monitoring probes, extraction well field within each Unit, and flare
station comprises the gas monitoring and removal system. According to information reviewed, the landfill is
covered with soil fill ranging fi-om 2 to 7 feet in thickness, and covered with asphalt-concrete paved areas,
except for Unit 3, which is covered with soil only.
Groundwater beneath the landfill has been identified in both perched and deep zones. Perched groundwater is
situated at approximately 35 feet below ground surface (bgs) and flow is estimated to be southeasterly
(towards the subject property). A naturally occurring confining layer separates the perched and deep zones.
Deep groimdwater is situated at 65 feet bgs and greater, with flow estimated to be west and northwest (away
fi-om the subject property). According to a recent Semi-Annual and Annual monitoring report (Geosyntec,
2009), perched and deep groundwater have been impacted by general chemistry constituents (i.e., ammonia
and nitrate), volatile organic compounds (VOCs), and heavy metals.
Based on the presence of landfill gases, perched groundwater flow direction (southeasterly), and distance
fi-om the subject property (420 feet northwest). Unit 3 ofthe Palomar Airport Landfill is considered to be an
environmental concem. Groundwater monitoring data collected in August 2009 and fi-om wells MW-7
(located on the southeast comer of Unit 3) and well MW-29 (located on the southern portion of Unit 3,
immediately north of the subject property) indicates that concentrations of VOCs and heavy metals were
detected above the laboratory reporting limit. The following bulleted items summarize primary chemicals of
concem reported in well MW-29, located up-groundwater gradient fi-om the subject property:
• Tetrachloroethene (PCE) and Trichloroethene (TCE), chlorinated solvents were reported at 18
micrograms per liter (ng/1) and 13 ng/1, respectively. The reported concentrations of PCE and TCE
exceed the Califomia groundwater maximum contaminant level (MCL) of 5 ng/1.
• Vinyl chloride was reported at 1.2 ng/1, which exceeds the MCL of 0.5 jig/1.
• Benzene, a fiiel constituent was reported at 0.64 pg/l, which is less than the MCL of 1 ng/1.
• Lead was reported at 0.0403 milligrams per liter (mg/I), which exceeds the MCL of 0.015 mg/1.
In addition to perched groundwater impacts, landfill gases are present in Unit 3. EEI contacted Mr. Barry
Pulver of the SDRWQCB to discuss the status of the site. According to Mr. Pulver, two (2) landfill gas
monitoring probes (MP-7 and MP-8) are located along the northem property boundary of the fonner Olympic
Resort. The probes are monitored on a monthly basis (per Califomia regulations) for the presence of
methane, carbon dioxide, and oxygen (i.e., landfill gases). As of July 2009, no concentrations of landfill
gasses were reported above testing limits in either monitoring probe MP-7 or MP-8.
EEI also reviewed a July 2009 Operations, Monitoring, and Maintenance of Landfill Gas (LFG) Control
Facilities (SCS, 2009) report for Unit 3 of the Palomar Airport. The report confinned that landfill gases in
Unit 3 were not detected in perimeter probes MP-7 and MP-8. However, concentrations of landfill gases were
detected within the interior of Unit 3, at elevated levels. The gases are being mitigated through a series of
extraction wells, flare stations, and vent pipes, and in accordance with state and local regulations. At this
Phase I ESA - Sudberrj' Properties, Inc. November 4,2009
Proposed Commercial Development, Carlsbad, California EEI Project No. SUD-70986.2
time, the Palomar Airport Landfill may pose as an offsite impact to the subject property; therefore, the site is
considered to be an environmental concern at this time.
On October 21, 2009, EEI personnel conducted a site reconnaissance to physically observe the site and
adjoining properties for conditions indicating a potential or existing recognized environmental concem.
Concems would include any evidence of contamination, distressed vegetation, petroleum-hydrocarbon
staining, waste drams, illegal dumping, or improper waste storage and/or handling.
The subject property, fonnerly known as the Olympic Resort and Hotel, is identified by the address: 6111 El
Camino Real. Currently there are two access points to the property: a drive-way located along Palomar
Airport Road, and the main entrance along El Camino Real. A temporary chain link fence has been placed
along portions of Palomar Airport Road and El Camino Real to limit site access.
The majority of the subject property (westem portion) consists of a former golf practice range. The area has
since been overgrown with vegetation. The remainder of the site (eastem) is comprised of tennis courts and
the former Olympic Resort Hotel. Note: at the time of our site reconnaissance, the subject property appeared
to be undergoing site demolition and general clearing in preparation for fiiture redevelopment.
The fonner swimming pools, located along the eastem portion of the property, had been backfilled and all site
stractures had been demolished, except for the main hotel building and tennis courts. A pad mounted
transfonner was noted southeast of the tennis courts, which appeared to be in fair condition (i.e., no staining
was noted at the base of the pad).
Two (2) 5-gallon capacity buckets, containing what appeared to be lubricating oil and/or waste oil were noted
along the southem portion of the subject property. The ground surface beneath the waste oil bucket was
stained. Nmnerous quart-sized containers of lubricating oil were also observed the immediate vicinity. The
quart-sized containers appeared to be empty. No soil staining was observed.
We have perfonned a Phase I Environmental Site Assessment (ESA) in conformance with the scope and
limitations of ASTM Practice El 527-05 for the property located at the southwest comer of Palomar Airport
Road and El Camino Real, in the City of Carlsbad, Califomia. Any exceptions to, or deletions fi-om, this
practice are described in Section 1.5 of this report. This assessment has revealed no evidence of recognized
environmental conditions in connection with the property, except for the following:
• The former Palomar Airport Landfill is located immediately north of the subject property. Perched
groundwater has been impacted by leachate chemicals consisting of VOCs and heavy metals at
concentrations above Califomia water standards. Furthermore, landfill gases (e.g., methane) are also
reported to be present in the landfill. Based on the close proximity of the fonner landfill (420 feet
north of the subject property) documented groundwater impacts, and potential presence of methane (a
highly volatile gas) further investigation appears to be warranted. At this time, EEI reconmiends a
Phase II Enviromnental Site Assessment (ESA) consisting of soil gas and groundwater sampling
beneath the subject property be conducted to evaluate the presence (or absence) of chemicals of
concem associated with the landfill, which may impact fiiture proposed development activities.
In addition to the items above, EEI has the following comments:
• Site demolition is currently underway at the subject property, as indicated by demolition debris and
soil stockpiles. Building materials should be tested by an appropriately licensed California-
contractor for the presence of asbestos-containing material (ACM) and lead-based paint (LBP) prior
to demolition and/or disposal. Additionally, any fill material (i.e., soil) imported onsite should be
certified cleaned prior to placement, or tested for volatile chemicals, pesticides residues, and heavy
metals to verify its condition.
iii
Phase 1 ESA - Sudberry Properties, Inc. November 4,2009
Proposed Commercial Development, Carlsbad, California EEI Project No. SUD-70986.2
1.0 INTRODUCTION
1.1 Purpose
The purpose of this Phase I Environmental Site Assessment (ESA) was to assess the possible presence of
recognized emironmental conditions at the subject property located at the southwest comer of Palomar
Airport Road and El Camino Real, in the City of Carlsbad, San Diego County, California (Figure 1).
Recognized environmental conditions include those property uses that may indicate the presence or likely
presence of an existing, historical, or threatened release of any hazardous substances or petroleum products
into stractures, soil, and/or groundwater beneath the property. The tenn recognized environmental conditions
are not intended to include de minimis conditions that generally do not present a material risk of hann to
pubHc health or the enviromnent and that would not be subject to enforcement actions by a regulatory agency.
This ESA was perfonned in general confonnance with the American Society for Testing and Materials
(ASTM) Standard Practice for Environmental Site Assessments: Phase J Environmental Site Assessment
Process, designation El 527-05.
1.2 Scope of Services
The following scope of services was conducted by EEI;
• A review of readily available documents which included topographic, geologic, and hydrogeologic
conditions associated with the subject site.
• A review of readily available maps, aerial photographs and other documents relative to historical
subject site usage and development.
• A review of readily available federal, state, county, and city documents and database files conceming
hazardous material storage, generation and disposal, active and inactive landfills, existing
enviromnental concems, and associated pennits related to the subject property and/or immediately
adjacent sites.
• A site reconnaissance to ascertain current conditions of the subject property.
Interviews with person(s) knowledgeable of the subject property.
The preparation of this report which presents our findings, conclusions, and recommendations.
1.3 Reliance
This ESA has been prepared for the sole use of Sudberry Properties, Inc. This assessment should not be relied
upon by other parties without the express written consent of EEI and Sudberry Properties, Inc. Any use or
reliance upon this assessment by a party other than the Sudberry Properties, Inc., therefore, shall be solely at
the risk of such third party and without legal recourse against EEI, its employees, officers, or directors,
regardless of whether the action in which recovery of damages is brought or based upon cbntract, tort, statute
or otherwise.
Phase I ESA - Sudberrj' Properties, Inc. November 4,2009
Proposed Commercial Development, Carlsbad, California EEI Project No. SUD-70986.2
This assessment should not be interpreted as a statistical evaluation of the subject site, but rather is intended to
provide a preliminary indication of onsite impacts fi-om previous site usage and/or the release of hazardous
materials. If no significant indicators of the presence of hazardous materials and/or petroleum contamination
are encountered during this search, this does not preclude their presence. The findings in this report are based
upon published geologic and hydrogeologic infonnation, information (both documentary and oral) provided
by the City of Carlsbad, County of San Diego, FirstSearch® (i.e., agency database search), various state and
federal agencies, and EEl's field observations. Some of these data are subject to change over time. Some of
these data are based on infonnation not currently observable or measurable, but recorded by documents or
orally reported by individuals.
1.4 Assessor's Statement of Qualification
Pursuant to ASTM Designation El527-05 Guidelines, EEI declares that, to the best of our professional
knowledge and belief, we meet the definition of Environmental Professional as defined in 40 CFR Section
312.10. EEI has specific qualifications based on education, training, and experience to assess a property of
the nature, history, and setting of the subject property. We have developed and perfonned the all appropriate
inquires in conformance with tiie standards and practices set forth in 40 CFR Part 312. A copy of ttie resume
of the Environmental Professional, under whom the report was prepared, is included as Appendix A.
1.5 Deviations from ASTM Practices
The following items are exceptions to, or deletions fi-om, the ASTM Practice El527-05 Guidelines:
• At the time of our site reconnaissance, EEI was unable to access and inspect the single stracture
currentiy present on the site. Therefore, we are unable to comment on its use and/or contents at tiiis
time.
2.0 PHYSIOGRAPHIC SETTING
2.1 Site Description
According to tiie City of Carlsbad Geographic Information System (GIS) (2009), the subject property is
identified as being located within Assessor's Parcel Number (APN) 213-020-18-00, which totals 241 acres
(Appendix B). The subject property encompasses approximately 16.1 acres of APN 213-020-18-00, located
on the southwest comer of Palomar Airport Road and El Camino Real. The subject property is currentiy
being assessed as part of proposed redevelopment activities, and is identified by the address 6111 El Cammo
Real (i.e., location of the former Olympic Resort).
As indicated above, the subject property was formerly the Olympic Resort, which consisted of tennis courts, a
golf practice range, swimming pools, and hotel/spa stractures. The site is currentiy under demolition and the
only remaining stracture is the main hotel building.
According to a City of Carlsbad Planning Division document entitled: '"Pre 09-05 - Palomar Airport
Commons, APN: 213-020-18-00", the subject property is cuirentiy zoned as Tourist Commercial witii a
Qualified Development Overlay zone (C-T-Q). The document also noted tiiat the proposed site
redevelopment would require General Plan Amendment to change the current Land Use designations to
General Commercial, as it does not presently exist. Infonnation regarding property ownership was provided
by the County of San Diego Assessor. The current owner of APN 213-020-18-00 is identified as County of
San Diego. A mailing address was not provided.
Based on historical records such as aerial photographs, topographic maps, and city records, the subject
Phase 1 ESA - Sudberrj' Properties, Inc. November 4,2009
Proposed Commercial Development, Carlsbad, California EEI Project No. SUD-70986.2
property was undeveloped up until 1983, when the former Olympic Resort began constraction. While it
occupied the subject property, the Olympic Resort was comprised of hotel stractures and parking area,
swimming pools and tennis courts, located in the eastem portion of the property, while the westem portion of
the property was utilized as a golf practice range. The site is currently under demolition and the only
remaining stmcture is the main hotel building.
2.2 Topography
The subject property is located on the United States Geological Survey (USGS) San Luis Rey, Califomia 7.5
Minute Quadrangle map (USGS, 1997). The property is located in a valley witii a surface elevation at
approximately 300 feet above mean sea level (amsl). Based on topographic relief, surface water drains in a
southwest direction towards an unlined drainage, which ultimately drains into the Pacific Ocean.
2.3 Regional and Local Geology
The subject property lies within the Peninsular Ranges geomorphic province. The Peninsular Ranges
geomorphic province, one of the largest geomorphic units in westem North America, extends fi-om the
Transverse Ranges geomorphic province and the Los Angeles Basin, south to Baja Califomia. It is bound on
the west by the Pacific Ocean, on the south by the Gulf of Califomia and on the east by the Colorado Desert
Province, The Peninsular Ranges are essentially a series of northeast-southeast oriented fault blocks (CDMG,
2002).
During the Pleistocene-age, regional sea levels gradually increased, causing wave-cut platforms, most of
which were covered by relatively thin marine and nonmarine terrace deposits, formed as the sea receded fi-om
the land. Fluvial erosion caused by periods of heavy rainfall, along with lowering sea levels noted during the
Quartemary-age, resulted in the existing rolling hills, mesas, and canyons that characterize the setting of the
site vicinity.
The subject property does not lie witiiin an active fault zone. The nearest fault zone is the northwest-
southeast trending Newport-Inglewood - Rose Canyon Fault zone, which is located approximately 6.9 miles
west of the subject property. In addition, the JuHan Segment of the Elsinore Fault Zone is approximately 30
miles east ofthe subject property (Jennings, 1994).
Soil in the "vicinity ofthe site has been identified by the United States Department of Agriculture - Natural
Resource Conservation Service, online Web Soil Survey database as the loamy alluvial land of the Huerhuero
complex (USDA, 2009). The complex is defined as residuum material weathered from calcareous sandstone
and shale; at 15 to 30 percent slopes; and moderately well drained.
2.4 Regional and Local Hydrogeology
According to the San Diego Regional Water Quality Control Board - Region 9 Basin Plan (SDRWQCB,
1994), the subject property is located within the Carlsbad Hydrologic Unit, and Agua Hedionda Hydrologic
Sub Area. Groundwater east of the 5 Freeway has been designated beneficial for industrial service,
commercial and sport fishing, and wildlife and marine habitats.
EEI reviewed tiie Califomia Department of Water Resources Water Data Library (WDL, 2009) Website for
infonnation regarding wells and deptii to groundwater information. A review indicated that no public water
wells are located in the immediate vicinity of the subject property.
Phase I ESA - Sudberrj' Properties, Inc. November 4,2009
Proposed Commercial Development, Carlsbad, California EEI Project No. SUD-70986.2
2.5 Hydrologic Flood Plain Information
EEI reviewed the Federal Emergency Management Agency (FEMA) Flood Hazard Map for San Diego
County onhne (2009) to detennine if the subject property was located within an area designated as a Flood
Hazard Zone. According to the information reviewed on the Flood Insurance Rate Map (FIRM), Community-
Panel Numbers 060285, -294 and -297 of0769 (effective June, 1997), the subject property is located witiiin
Zone X, which are areas outside the 1 percent annual chance floodplain; areas of 1 percent annual chance
sheet flow flooding where average depths are less than 1-foot; areas of 1 percent annual chance stream
flooding where the contributing drainage area is less than 1 square mile, or areas protected fmm the 1 percent
annual chance flood by levees. No Base Flood Elevations or depths are shown within this zone. Insurance
purchase is not required in these zones. A copy of the FIRM map is included in Appendix B.
2.6 Protected Flora and Fauna and/or Wetlands
EEI contacted the City of Carlsbad Planning Department for information regarding protected flora and fauna
and/or wetiands on or near the subject property. According to Mr. Jason Goff, Planner with the City, tiie
existing project site has been modified and was utilized as the fonner Olympic Resort (currentiy under
demolition). Additionally, Mr. GofF noted that at tiie time of the Olympic Resort development, the subject
property was cleared of native vegetation and replaced with non-native species and a golf practice range.
Mr. Goff also noted that prior to development of the fonner Olympic Resort; an unlined and unnamed
drainage bisected the centrzl portion of the subject property fi-om the northeast to the southwest. Mr. Goff
stated that no standing water or signs of wetiands were noted at the time ofthe Olympic Resort development.
Mr. Goff fiirther stated that drainage continues soutiiwest of the subject property and that the drainage
designation (i.e., potential wetland) may have changed, due to changes in state and federal policy since tiie
time of initial site development.
Mr. GofF also noted that at the time of project review for the Olympic Resort, a negative declaration was
issued for the subject property. Based on tiiis infonnation, any natural habitat or sensitive species would have
already been removed or modified; and the presence of any endangered and tiireatened species (i.e., biological
resources), is considered highly unlikely.
EEI also reviewed tiie US Fish and Wildlife Service (USFWS) National Wetiands Inventory (NWI, 2009)
website to detennine the potential for wetiands on tiie subject property and in tiie immediate area. Based on
the infonnation reviewed, there are no occurrences of wetiands on tiie subject property. However, along the
southem border of the subject property, Freshwater Forested/Shrab Wetiand (approximately 1.65 acres)
extends southwest and away fi-om the site. This area appears to be associated wifli the former drainage that
bisected the central portion of the subject property.
3.0 SITE BACKGROUND
3.1 Site Ownership
Infonnation regarding site ownership was obtained from the County of San Diego Assessor's office.
According to office personnel, the current owner of the subject property (APN 213-020-18-00) is listed as the
County of San Diego. A mailing address was not provided.
Phase I ESA - Sudberrj' Properties, Inc.
Proposed Commercial Development, Carlsbad, California
November 4, 2009
EEI Project No. SUD-70986.2
3.2 Site History
EEI reviewed readily available infonnation sources to evaluate historic land use in and around the subject site.
These information sources include aerial photographs, USGS maps, and City of Carlsbad and County of San
Diego Development Services infonnation. The information reviewed is summarized as follows.
3.2.1 Historical Use ReAiew
Aerial photographs and historical topographical maps were reviewed to identify historical land
development and any surface conditions which may have impacted tiie subject property. Photographs
dating 1928,1960,1967,1970,1974,1977,1978,1983,1989,and 1994 were reviewed at tiie County
of San Diego Operations Center Annex Building. A 2002 photograph was obtained and reviewed
fl-om Microsoft TerraServer Imagery®. A 2008 aerial photograph was obtained fi-om Google
Earth®, a copy of which is included herein (Figure 2).
Historical topographic maps dating 1963 and 1976 were reviewed at the County of San Diego
Operations Center Annex Building. Topographic map coverage of the subject property was provided
by the 7.5 minute USGS Quadrangle, San Luis Rey Califomia. Table 1 summarizes the results of the
aerial photograph and historical topographic map review.
TABLE 1
Summary of ffistorical Use Review
Year Source and
Scale Comments
1928 Aerial Photograph
30-D5
Subject property appeared to be undeveloped and covered with native vegetation. 1
Palomar Airport Road was not present to the north of the subject property. EI |
Camino Real was present and appeared to be unimproved at the time of the |
photograph. The surrounding area was comprised primarily of undeveloped land |
and/or used for agricultural purposes. |
1960 Aerial Photograph
T.2.SDC 3-85
Subject property remained undeveloped and covered witb native vegetation.
What appeared to be overhead power lines bisected the southem portion of the
subject property from southwest to northeast. Palomar Aiiport Road was present
and terminated and McClellan-Palomar Airport to the north. A commercial
development appeared to the west, while agricultural land was noted to the south
and east. No environmental issues were noted.
1963 Topographic Map
The map indicated no development on the subject property. A segment of
Palomar Airport Road and McClellan-Palomar Airport was noted to the north of
the subject property. Subject property elevation was noted at approximately 300
feet above mean sea level (amsl) along tlie east to 250 feet amsl aiong the westem
portion. No other pertinent information or environmental issues were noted.
1%7 Aerial Photograph
GS-VBTA 1-173
No ^parent changes were noted to the subject parcel or adjacmt and surrounding
property since the 1960 photograph.
1970 Aerial Photograph
SDC 4-17
No apparent changes were noted to tfie subject parcel since the 1960 photograph.
The eastem portion of McClellan-Palomar Airport (immediately north of the
subject property) appeared to be graded and/or excavated. Palomar Airport Road
continued west bound past the airport. No other pertinent information or
environmental issues wa-e noted.
1974 Aerial Photograph
SDPD 5-8
No apparent changes were noted to flie subject parcel or adjacent and surrounding
property since the 1970 photograph.
1976 Topographic Map No apparent changes were noted to the subject parcel or adjacrait and surrounding 1
property since the 1963 topographic map.
1977 Aerial Photograph
122 02461
No apparent changes were noted to the subject parcel or adjacent and surrounding
property since the 1974 photograph.
1978 Aerial Photograph
210 16B30 SOCO
No apparent changes were noted to the subject parcel, except for what appeared
to be an unimproved road or easement that bisected the eastem portion of the
Phase I ESA - Sudberry Properties, Inc.
Proposed Commercial Development, Carlsbad, California
November 4,2009
EEI Project No. SUD.70986.2
5815 El Camino Real
(approximately 0.57 miles northwest of
the subject property)
No Response
6111 El Camino Real
Olympic Hotel and Spa
6155 El Camino Real
Viasat Inc.
2002
5815 El Camino Real
(approximately 0.57 miles northwest of
the subject property)
Farmers Ins
6111 El Camino Real
Olympic Resort Hotel and Spa
6155 El Camino Real
Viasat Inc
1997
5815 El Camino Real
(approximately 0.57 miles northwest of
the subject property)
Farmers Ins
6111 El Camino Real
Olympic Resort Htl
6155 El Camino Real
Koll Facilities Srv
1992
5815 El Camino Real
(approximately 0.57 miles northwest of
the subject property)
Farmers Ins
6111 El Camino Real
Olympic Resort Htl
6155 EI Camino Real
Hughes Aireraft Co
1989
5815 El Camino Real
(approximately 0.57 miles northwest of
the subject property)
Fanners Ins
6111 El Camino Real
Olympic Resort Htl
6155 El Camino Real
Hughes Aircraft Co
1984
5721 El Camino Real
(approximately 0.73 miles northwest of
the subject property)
No Response
6111 El Camino Real
Address no listed
6155 EI Camino Real 1
Hughes Aircraft Co
1979
5005 El Camino Real
(approximately 2.26 miles northwest of
the subject property)
No Response
6111 El Camino Real
Address no listed
6155 EI Camino Real
Hughes Aircraft Co
1974
5005 El Camino Real
(approximately 2.26 miles northwest of
the subject property)
Critchfield Bert E; Critchfield Laura
6111 El Camino Real
Address not listed
6491 El Camino Real
(approximately 1.11 miles
southwest of the subject property)
Alvarez Julius R
1969
5005 El Camino Real
(approximately 2.26 miles nortliwest of
the subject property)
Athey John W
6111 El Camino Real
Address not listed
El Camino Real
Highest listing odd side of street
is 5005
1965
5005 El Camino Real
(approximately 2.26 miles northwest of
the subject property)
RoyHJ
6111 El Camino Real
Address not listed
El Camino Real
Highest listing odd side of street
is 4901
1963
4901 El Camino Real
(approximately 2.81 miles northwest of
the subject property)
Marja Acres Rnch
6111 El Camino Real
Address not listed
EI Camino Real
Highest listing odd side of street
is 4901
1954
4901 El Camino Real 6111 El Camino Real EI Camino Real
Phase I ESA - Sudberrj' Properties, Inc.
Proposed Commercial Development, Carlsbad, California
November 4,2009
EEI Project No. SUD-70986.2
(approximately 2.81 miles northwest of
the subject property)
Tootsie K Rnch
Address not listed Highest listing odd side of street
is 4901
Earlier Directory or street reference not found.
3.2.4 City of Carlsbad Development Services
EEI contacted the City of Carlsbad Development Services to review any existing files related to
development at the subject property. EEI spoke with department personnel Ms. Janet Altar. A search
for building records revealed several permits were on file in association with the subject property
address of 6111 El Camino Real. The permits consisted of plumbing, electrical, and/or
additions^pdates to the fonner Olympic Resort and Hotel. A demolition permit was on file for
decommissioning of the fonner resort. No environmental-related pennit information (i.e., USTs,
hazardous materials, and/or storage/uses of wastes) or records indicating historical development,
other than the fonner Olympic Resort were available.
33 Regulatory Database Search
EEI reviewed known electronic database listings for possible hazardous waste generating establishments in
the vicinity of the subject site, as well as adjacent sites with known enviromnental concems. Facilities were
identified by county, state, or federal agencies that either generate, store, or dispose of hazardous materials.
The majority of infonnation in this section was obtained from FirstSearch™, an environmental infonnation
/database retrieval service. A copy of the FirstSearch™ report is provided in Appendix C, along with a
description of the individual databases. The subject property was not listed on any of the databases reviewed
as having enviromnental concems. For discussion purposes, the term "non-geocoded" is applied to sites that
eitiier have non-existent or incomplete addresses. EEI has attempted to locate tiiese sites, based on the
description provided in the records search. Below is a list of databases that were reviewed in the preparation
of this report. The subject property was not listed in any of the databases reviewed as having environmental
concems.
33.1 Federal Databases
National Priority List (NPL) - No listings were reported within a one-mile radius of the subject
property.
NPL-Delisted - No listings were reported within a one-half mile radius of the subject property.
Comprehensive Environmental Response. Compensation, and Liabilitv Information Svstem
(CERCLIS) - No listings were reported within a one-half mile radius of the subject property.
CERCLIS No Further Remedial Action Planned (NFRAP) Archived Sites - One (1) listing was
reported within a one-half mile radius of the subject property. Beckman Instruments, Inc (6200 E;
Camino Real, 0.44 miles southwest) was listed as a Discovery site in 1979. In 1980 the EPA
classified the site as low priority for fiirther assessment, and in 1989 the site was archived. No
fiirther infonnation was provided. Based on the distance fi-om the site (0.44 miles southwest) and
lack of a documented release and/or dual listing (i.e., LUST) the site is not considered to be an
environmental concem at this time.
Resource Conservation and Recoverv Act - Corrective Action Sites (RCRA-COR) - No listings were
reported witiiin a one mile radius of the subject property.
Phase 1 ESA - Sudberrj' Properties, Inc. November 4,2009
Proposed Commercial Development, Carlsbad, California EEI Project No. SUD-70986.2
from the subject site and release nature, the Palomar Airport Landfill is considered to be an
environmental concern and described in more detail under section 2.5.3 San Diego Regional Water
Quality Control Board.
The remaining sites: Palomar Transfer Station, Inc (listed twice) and; Coast Waste Management,
Inc. (botii located at 5960 El Cammo Real, 0.19 miles northwest) are listed as pemiitted and active,
large volume tiransfer of constraction/demolition, green material, industrial and mixed municipal
waste faciUties. The site also has multiple listings, which includes: RCRA Generator, Permits, USTs,
and a LUST. Further information is provided in the following sections.
State/Tribal Leaking Underground Storage Tanks (LUST) - Eighteen (18) sites, some with duplicate
listings, were noted within a one-half mile radius of the subject property. Two (2) of these listings,
were reported within a one-quarter mile radius of the subject property.
The majority of the sites (some duplicated) have been closed and/or are located fiirther than one-
quarter mile from the subject property, and based on this infonnation are not considered
environmental concems at tiiis time. The two (2) remaining sites were listed within one-quarter to
one-half mile of the subject property. EEI reviewed tiie on-line database GeoTracker, which provides
records on LUSTs, maintained by the State Water Resources Control Board, for more information
regarding the open cases.
Coast Waste Management Inc (5960 El Camino Real, 0.19 miles northwest) was listed twice on the
GeoTracker database. After fiirther review, it was noted tiiat a release of diesel fiiel to soil occurred
in 1999. The County of San Diego Department of Environmental Health (DEH) closed the site in
2000. No additional and pertinent information was reported. Based on the distance fi-om the subject
property, regulatory oversight, and case closed status this site is not considered to be an
environmental concern at this time.
Westem Flight Inc. (2210 Palomar Airport Road, 0.44 miles southwest) was listed as having an
open release case from 1987 and 1992. No additional infonnation was provided in the FirstSearch'^^
database. EEI reviewed the onhne database GeoTracker, for additional infonnation pertaining to the
release. According to infonnation reviewed on GeoTracker, in 1987, approximately 3,000 to 4,000
gallons of aviation fiiel was released to the subsurface from a punctured UST (DEH Case Number
HI3987-003). In Febraary 1992, anotiier puncture occurred, this time to a 20,000 gallon capacity
UST, resulting in approximately 600 gallons of Jet A fliel to be released to flie subsurface (DEH Case
Number H13987-003). Since tiiat time, subsurface investigations, including groundwater monitoring
well installation and monitoring, have been conducted to fiirther evaluate and delineate the release.
According to an SCS Engineers Site Assessment Activities report (SCS, 2008) perched groundwater
beneath the Westem Flight Inc. project site has been impacted by gasoline fiiel constituents, as high
as 9,300 micrograms per liter (jig/l). The interpreted groundwater flow direction was estimated to the
southwest, away from the subject property. Based on the distance from the site and estimated
groundwater flow direction, this site is not considered to be an environmental concem at this time.
State/Tribal Pennitted Underground Storag;e Tanlos and Aboveground Storage Tanks (REG
UST/AST) - Two (2) listings were reported within a one-quarter mile radius of the subject property,
along with one (1) non-geocoded listing. Coast Waste Management, Inc (5960 El Camino Real,
0.19 miles northwest) was listed as having three (3) 1,000-gallon capacity diesel fiiel tanks. Two of
the three tanks have been removed, leaving only one active. Carlsbad Municipal Water District
(5950 El Camino Real, 0.19 miles northwest) was listed as having one (1) 1,000-gallon capacity
gasoline tank, which has been removed. Carlsbad Ranch Unit 1 (location unknown), was listed as
having one (1) 1,000-gallon capacity tank, which has been removed.
Phase 1 ESA - Sudberry Properties, Inc. November 4,2009
Proposed Commercial Development, Carlsbad, Califomia EEI Project No. SUD-70986.2
Operational pennits are not generally rationale for environmental concem, unless a facility has a dual
listing, or a reported release. Coast Waste Management, Inc (5960 El Camino Real, 0.19 miles
northwest) has a documented release and is listed on the Leaking Underground Storage Tank (LUST)
database. See the LUST section above for fiirther information.
State/Tribal Institutional Control (EC/IC) - No listings were reported within a one-quarter mile radius
of the subject property.
State/Tribal Voluntary Cleanup Program Properties (VCP) - No listings were reported within a one-
half mile radius of the subject property.
State/Tribal Brownfieids - No listings were reported within a one-half mile radius of the subject
property.
State Permits - Sixteen (16) listings were reported, five (5) of which were reported within a one-
quarter mile radius of the subject property. Department of Animal Control (listed twice) (2481
Palomar Airport Road, 0.10 miles northwest) was listed as a small quantity generator of medical
waste; Coast Waste Management LVTS (listed tiiree times) (5960 El Camino Real, 0.19 miles
northwest) was listed as having waste oil, mixed oil, and other organic solids; Ruben Lopez (listed
twice), Tom Lopez Jr, and Emerald Ridge East (listed three times) (Palomar Airport Road, exact
location unknown) were Usted as inactive status witii no additional details available; Tango Air/DBA
Schubach Ablation (2100 Palomar Airport Road, northwest) was hsted as active with no additional
details available; Beasley Cleaners (Usted twice) (7668 El Camino Real, 1.6 miles south) was listed
as inactive with no additional details available; Leslie Farms Inc (Palomar Airport Road, exact
location unknown) was listed as inactive and no additional details available; and Carlsbad Ranch
Unit 1 (Palomar Airport Road, exact location unknown) was Usted as inactive with no additional
details available.
Operating permits are not generally considered rationale for enviromnental concem, unless the
facility has a dual listing, or a reported release. The aforementioned listings have not reported a
release, and are not considered as an environmental concem, with the exception of: Emerald Ridge
East (Palomar Airport Road, exact location unknown), was Usted as a Spills site; however, has a case
closed status and is not considered to be an environmental concem at this time. Coast Waste
Management, Inc (5960 El Camino Real, 0.19 miles northwest) has a documented release and is
listed on the Leaking Underground Storage Tank (LUST) database. See the LUST section above for
fiirther infonnation.
State Other - One non-geocoded listing was provided. Robertson Ranch - Parcel 1 (El Camino
Real and Calavera Drive, greater than 2 miles northwest of the subject property) was listed as an
evaluation site under the DTSC. No fiirther infonnation was provided. Based on the nature of the
listing and regulatory overeight, this site is not considered to be an environmental concem at this
time.
3.4 Regulatory Agency Review
3.4.1 County of San Diego Department of Environmental Health
EEI contacted the County of San Diego Department of Environmental Health (DEH) conceming any
pennit, inspection, UST, or cleanup infonnation available for the subject property. According to Ms.
Joyce Ellman, Office Support Specialist with DEH, there were no records associated with the subject
property addresses of 6111 El Camino Real, Carlsbad, Califomia.
Phase I ESA - Sudberry Properties, Inc. November 4,2009
Proposed Commercial Development, Carlsbad, California EEI Project No. SUD-70986.2
layer separates the perched and deep zones. Deep groundwater is situated at 65 feet bgs and
greater, with flow estimated to be west and northwest (away from the 'subject property).
According to a recent Seini-Annual and Annual monitoring report (Geosyntec, 2009), perched
and deep groundwater have been impacted by general chemistry constituents (i.e., ammonia and
nitrate), volatile organic compounds (VOCs), and heavy metals.
Based on the presence of landfill gases, perched groundwater flow direction (southeasterly), and
distance from tiie subject property (420 feet northwest). Unit 3 of the Palomar Airport Landfill is
considered to be an environmental concem. Groundwater monitoring data collected in August
2009 and from wells MW-7 (located on the southeast comer of Unit 3) and well MW-29 (located
on the southem portion of Unit 3, immediately north of the subject property) indicates that
concentrations of VOCs and heavy metals were detected above the laboratory reporting limit.
The following bulleted items summarize primary chemicals of concem reported in weU MW-29,
located up-groundwater gradient from the subject property:
• Teti-achloroethene (PCE) and Trichloroethene (TCE), chlorinated solvents were reported
at 18 micrograms per liter (ng/1) and 13 \ig/], respectively. The reported concenft-ations
of PCE and TCE exceed the Califomia groundwater maximmn contaminant level (MCL)
of 5 ng/1.
• Vinyl chloride was reported at 1.2 ng/1, which exceeds the MCL of 0.5 jig/1.
• Benzene, a fuel constituent was reported at 0.64 |ig/l, which is less than the MCL of 1
Mg/1-
• Lead was reported at 0.0403 milUgrams per liter (mg/1), which exceeds the MCL of
0.015 mg/1.
In addition to perched groundwater impacts, landfill gases are present in Unit 3. EEI contacted
Mr. Barry Pulver of the SDRWQCB to discuss the status of tiie site. According to Mr. Pulver,
two (2) landfill gas monitoring probes (MP-7 and MP-8) are located along the northem property
boundary of the fonner Olympic Resort. The probes are monitored on a monthly basis (per
Califomia regulations) for the presence of methane, carbon dioxide, and oxygen (i.e., landfill
gases). As of July 2009, no concentrations of landfill gasses were reported above testing limits
in either monitoring probe MP-7 or MP-8.
EEI also reviewed a July 2009 Operations, Monitoring, and Maintenance of Landfill Gas (LFG)
Control Facilities (SCS, 2009) report for Unit 3 of the Palomar Airport. The report confinned
that landfill gases in Unit 3 were not detected in perimeter probes MP-7 and MP-8. However,
concentrations of landfill gases were detected within the interior of Unit 3, at elevated levels.
The gases are being mitigated through a series of extraction wells, flare statiotis, and vent pipes,
and in accordance with state and local regulations. At this time, the Palomar Airport Landfill
may pose as an offsite impact to the subject property; therefore, the site is considered to be an
enviromnental concem.
3.4.3 Department of Toxic Substances Control
EEI contacted the Department of Toxic Substances Conti-ol (DTSC) regarding any records for flie
subject property. EEI also research the DTSC online database EnviroStor for Ustings on or adjacent
to the subject property. Neither the subject property nor any adjacent or nearby properties were Usted
Phase I ESA - Sudberrj' Properties, Inc. November 4,2009
Proposed Commercial Development, Carlsbad, California EEI Project No. SUD-70986.2
on any of flie databases researched, except for the Palomar Airport Landfill (see section above for
details).
3.4.4 Review of Division of Oil, Gas and Geothermal Resources Files
Oil and gas wells were not observed at the subject property during our site reconnaissance. A review
of the Califomia Division of Oil, Gas, and Geothennal Resources Website for oil and gas fields in
CaUfomia and Alaska (CDOGGR, 2009) indicated no petroleum exploration or production has
occurred on or adjacent to the site.
3.5 Interview with the Current Property Owner
EEI provided the property developer representative, Mr. Mark K. Radelow of Sudberry Properties, Inc.
(representative of the property owner) with a Phase I ESA Owner Questionnaire to obtain this infonnation.
Key items are summarized below. A list of the questions (per ASTM I*ractice El 527-05) with associated
responses is included in Appendix D.
3.5.1 Past or Present Uses Indicating Environmental Concem
Mr. Radelow stated that tiie site is currently under demolition and was historically used as an athletic
resort and driving range.
3.5.2 Environmental Liens or Governmental Notification
Mr. Radelow stated that he has no knowledge of any environmental liens or govemmental
notification relating to past or recurrent violations of environmental laws wifli respect to the property
or any faciUty located on the property.
3.5.3 Presence of Hazardous Substances or Environmental Violations
Mr. Radelow stated that no hazardous substances are used or stored onsite, and was not aware of any
environmental violations related to tiie property.
3.5.4 Previous Assessments
Mr, Radelow stated that he has no knowledge of any previous assessment conducted on the subject
property.
3.5.5 Legal Proceedings
Mr. Radelow stated that he has no knowledge of any past, threatened, or pending lawsuits or
administrative proceedings conceming a release or threatened release of any hazardous substance or
petroleum products involving the property by any owner or occupant of the property.
3.6 User Specific Information
Per ASTM El527-05, EEI provided a Phase I ESA User Specific Questionnaire to the "user" (the person on
whose behalf the Phase I ESA is being conducted), Mr. Mark K. Radelow of Sudberry Properties, Inc. The
User Specific Infonnation provided by Mr. Radelow is documented below. A Ust of the user specific
questions (per ASTM El527-05) with Mr. Beck's associated responses is included in Appendix D.
Phase I ESA - Sudberry Properties, Inc. November 4,2009
Proposed Commercial Development, Carlsbad, California EEI Project No. SUD-70986.2
• A slight risk is present from paint applied before 1977.
Paint appUed after 1977 is not expected to contain lead.
All pennanent stiuctures historically located on the subject property have been demolished, except
for tiie main fonner resort building. Based on the age of the building, approximately 1980, tiie
presence of lead-based paint is unlikely.
3.7.3 Radon
Radon is a radioactive gas which has been identified as a human carcinogen. Radon gas is typically
associated with fine-grained rock and soil, and results from the radioactive decay of radium. The
USEPA recommends that homeowners in areas with radon screening levels greater than 4 Picocurries
per liter (pCi/L) conduct mitigation of radon gas to reduce exposure.
Sections 307 and 309 ofthe hidoor Radon Abatement Act of 1988 (IRAA) directed the USEPA to
list and identify areas of the U.S. with flie potential for elevated indoor radon levels. USEPA"s Map
of Radon Zones (EPA-402-R-93-071) assigns each of the 3,141 counties in the U.S. to one of three
zones based on radon potential:
• Zone 1 counties have a predicted average indoor radon screening level greater than 4 pCi/L.
• Zone 2 counties have a predicted average indoor radon screening level between 2 and 4
pCi/L.
• Zone 3 counties have a predicted average indoor radon screening level less than 2 pCi/L.
Based on such factors as indoor radon measurements; geology; aerial radioactivity; and soil
permeabiUty, the U.S. EPA has identified the County of San Diego as Zone 3 (i.e., a predicted
average indoor radon screening level less than 2 pCi/L). Based on the proposed site development,
EEI does not consider radon as a significant environmental concem.
4.0 SITE RECONNAISSANCE
4.1 Purpose
The purpose of our site reconnaissance was to visually and physically observe the subject site, site stractures,
and adjoining properties for conditions indicating an existing release, past release, or threatened release of any
hazardous substances or petroleum products into stractures on the subject site, or into soil and/or groundwater
beneath the subject property. This would include any evidence of contamination, distressed vegetation,
petroleum-hydrocarbon surface staining, waste drams, USTs, ASTs, illegal dumping, or improper waste
storage/handling. Detailed infonnation pertaining to our site reconnaissance is provided in the foUowing text.
4.2 Subject Site
On October 21, 2009, EEI personnel conducted a site reconnaissance to physically observe the site and
adjoining properties for conditions indicating a potential or existing recognized enviromnental concem.
Concems would include any evidence of contamination, distressed vegetation, peti-oleum-hydrocarbon
staining, waste drums, illegal dumping, or improper waste storage and/or handling. Visual conditions present
during the site reconnaissance are documented in the Photographic Log (Appendix E), and summarized in
Tables.
Phase I ESA - Sudberrj' Properties, Inc. November 4,2009
Proposed Commercial Development, Carlsbad, California EEI Project No. SUD-70986JS
The subject property, fonnerly known as the Olympic Resort and Hotel, is located on the southwest comer of
Palomar Airport Road and El Camino Real, in the City of Carlsbad, Califomia. The site is identified by the
address: 6111 El Camino Real. C^irrently there are two access points to the property: a drive-way located
along Palomar Airport Road, and the main entrance along El Camino Real. A temporary chain link fence has
been placed along portions of Palomar Airport Road and El Camino Real to limit site access.
The majority of the subject property (westem portion) consists of a fonner golf practice range. The area has
since been overgrown with vegetation. The remainder of the site (eastem) is comprised of tennis courts and
the former Olympic Resort Hotel. Note: at the time of our site reconnaissance, the subject property appeared
to be undergoing site demolition and general clearing in preparation for fiiture redevelopment.
The fonner swimming pools, located along the eastem portion of tiie property, had been backfilled and all site
stractures had been demolished, except for the main hotel building and tennis courts. A pad mounted
transfonner was noted southeast of the tennis courts, which appeared to be in fair condition (i.e., no staining
was noted at the base of the pad).
A mobile trailer office, used for onsite security is located along the southeast comer of the property. At the
time of our site reconnaissance the trailer was locked and a guard was not present. AdditionaUy, a rock
crasher (presumably used for site demolition activities), a tour bus, flat bed trailer, and trash dumpsters were
staged in the general area. EEI was unable to access the interior of the trailer, tour bus, and remaining site
stiucture during our site recoimaissance.
Miscellaneous demolition debris was noted throughout the subject property, along with various remnants (i.e.,
shower enclosures, roofing tile, plumbing, etc.) from the former hotel, and misceUaneous golf practice range
materials (i.e., golf baUs and buckets).
Numerous stockpiles of dirt, which appeared to be import fill material, were located along the south central
portion of the subject property. The material appeared to be used for backfiUing the former swimming pools
in the general area.
The northem property boundary abuts Palomar Airport Road. Three (3) stonn water outiets were noted along
the northem property boundary. The unlined outlets drained into the former golf practice range area.
Standing water was observed at two (2) of the three (3) outlets. No sheen was noted on the water; however, a
dark discoloration and organic odor was noted at both locations. Miscellaneous trash was also noted along
the northem property boundary.
The soufliem portion of the subject property is delineated by trees and vegetation and a block retaining wall,
A commercial building and associated parking lot are adjacent to the property boimdary, A concrete lined
drainage swale runs north to south along the southern property boundary. Drainage appeared to be towards
the west and southwest. No standing water was noted. EEI noted an impoundment along the southeastem
portion of the subject property, which appeared to be used as a fonner golf sand practice bunker. Two (2) 5-
gallon capacity buckets, containing what appeared to be lubricating oil and/or waste oil were noted along tiie
southem portion of the subject property. The ground surface beneath the waste oil bucket was stained.
Numerous quart-sized containers of lubricating oil were also observed the immediate vicinity. The quart-
sized containers appeared to be empty. No soil staining was observed.
At tiie westem portion ofthe subject property were the remnants of temporary stractures, Demohtion ofthe
stractures was underway and the material generated was stockpiled immediately to the east. Demolition
debris observed, consisted of wooden beams, poly vinyl chlorinated (PVC) tubing, trees and brash, and
concrete.
Phase I ESA - Sudberrj' Properties, Inc.
Proposed Commercial Development, Carlsbad, California
November 4,2009
EEI Project No. SUD-70986.2
EEI physically walked flie perimeter of tiie property, and h-aversed the area from north to south and east to
west. Based on EEl's site walk, there was no evidence of contamination, distressed vegetation, petroleum-
hydrocarbon staining, waste drams, iUegal dumping, or improper waste storage and/or handling, except for
the waste/lubricating oil containers noted along the southem property boimdary.
TABLES
Summary of Site Reconn&issaace
Item Concerns Comments
General Housekeeping No Tlie property was in fail condition. Site clearing and
demolition was observed.
Surface Spills No Stained soil from a leaking waste oil container.
Railroad Spurs No None observed.
Stained Soil/Pavement No Minor staining observed in the parking lot areas; typical of
vehicle use.
Visible Signs of Contamination No Stained soil ftom a leaking waste oil container.
Surface Water Drainage No
Surface water drainage is to the west and south. Standing
water was noted along two storm water outlets on the northem
property boundary.
Fill Materials No Stockpiled soils from site demolition operations were noted.
Pits/Ponds/Lagoons No None observed.
Surface Impoundments No None observed.
ASTs/USTs No None observed.
Distressed Vegetation No None observed.
Wetlands No None observed.
Waste/Scrap Storage No Demolition debris was noted throughout the subject property.
Chemical Use/Storage No Small quantities of waste/lubricating oil were noted on the
subject property.
43 Adjacent Properties
EEI conducted an auto reconnaissance of the adjacent nei^borhoods (to the extent possible) to evaluate the
potential for offsite environmental conditions that could affect the subject site. These environmental
conditions include evidence of chemical storage or usage, surface staining or leakage, distressed vegetation,
or evidence of dumping. In general, the subject property is bound to the north by Palomar Airport Road and
McClellan-Palomar Airport beyond; commercial development to tiie south; El Camino Real and mixed
commercial/residential to the west; and a County of San Diego Animal Shelter to the west. No environmental
issues were observed, to the extent practical. In addition, the adjacent and nearby properties were not
identified as having environmental related issues on any of the databases researched, and are not considered
as an environmental concem at this time, except for McClelland-Palomar Airport located immediately north
of the subject property.
5.0 CONCLUSIONS
We have performed a Phase I Enviromnental Site Assessment (ESA) in confonnance witii the scope and
Umitations of ASTM Practice El 527-05 for the property located at the southwest comer of Palomar Airport
Road and El Camino Real, in the City of Carlsbad, Califomia. Any exceptions to, or deletions from, this
Phase I ESA - Sudberry Properties, Inc. November 4,2009
Proposed Commercial Development, Carlsbad, California EEI Project No. SUD-70986.2
practice are described in Section 1.5 of this report. This assessment has revealed no evidence of recognized
environmental conditions in connection with the property, except for the following:
• The fonner Palomar Airport Landfill is located immediately north of the subject property. Perched
groundwater has been impacted by leachate chemicals consisting of VOCs and heavy metals at
concentrations above Califomia water standards. Furthennore, landfill gases (e,g., methane) are also
reported to be present in the landfill. Based on the close proximity of the fonner landfill (420 feet
north of the subject property) documented groundwater impacts, and potential presence of mefliane (a
highly volatile gas) fiirther investigation appears to be warranted. At this time, EEI recommends a
Phase II Enviromnental Site Assessment (ESA) consisting of soil gas and groundwater sampUng
beneath the subject property be conducted to evaluate the presence (or absence) of chemicals of
concem associated with tiie landfiU, which may impact fiiture proposed development activities.
In addition to the items above, EEI has the following comments:
• Site demolition is currently underway at the subject property, as indicated by demolition debris and
soil stockpiles. Building materials should be tested by an appropriately Ucensed CaUfomia-
conh-actor for the presence of asbestos-containing material (ACM) and lead-based paint (LBP) prior
to demolition and/or disposal. Additionally, any fiU material (i,e., soil) imported onsite should be
certified cleaned prior to placement, or tested for volatile chemicals, pesticides residues, and heavy
metals to verify its condition.
Phase I ESA - Sudberry Properties, Inc. November 4,2009
Proposed Commercial Development, Carlsbad, California EEI Project No. SUD-70986,2
6.0 REFERENCES
American Society for Testing and Materials (ASTM), 2005, ASTM Standards on Environmental Site
Assessments for Commercial Real Estate, E 1527-05,
Califomia Department of Water Resources (CDWR), Water Data Library (WDL) Website, accessed October
2009 (http://wdl.water,ca,gov/gw/inap/index.cfin),
Califomia Division of Mines and Geology (CDMG), 2002, Califomia Geomorpliic Provinces, Note 36, dated
May 27.
Califomia Division of Oil, Gas, and Geothermal Resources (CDOGGR) Website, accessed October, 2009
(http://maps.conservation.ca.gov/doms/index,htinl).
City of Carlsbad, 2009, Website, Development Services, accessed October 2009
(http://www,carlsbadca,gov/Pages/default.aspx)
Federal Emergency Management Act (FEMA), 2009, Website, Federal Insurance Rate Map (FIRM), accessed
October 2009 (www.fema.gov).
Geosyntec Consultants, 2009, "October 2008 - March 2009 Semi-Annual and 2008 Annual Monitoring
Report, Palomar Airport Landfill, Carisbad, Califomia, SWIS #37-AH-0002," dated April.
Geosyntec Consuhants, 2008, "Report of Additional Environmental Evaluations - Unit 3, Palomar Airport
Landfill, Carlsbad, California," dated December,
Geosyntec Consultants, 2006, "Report of Waste Discharge/Corrective Action Plan Palomar Airport Landfill -
Deep Groundwater San Diego County, California," dated October,
SCS Engineers (SCS), 2009, "July 2009, Operation, Monitoring, and Maintenance of Landfill Gas (LFG)
Conti-ol FaciUties, Palomar Airport Landfill, Carlsbad, Califomia," dated August 10,
SCS Engineers (SCS), 2008, "Site Assessment Activities, Westem Flight, 2100 Palomar Airport Road,
Carlsbad, California," dated January 18,
San Diego Regional Water Quality Control Board (SDRWQCB), Region 9, 1994, Water Quality Control
Plan: Califomia State Water Resources Control Board Publication,
United States Department of Agriculture (USDA), Natural Resources Conservation Center, 2009, Website,
Web Soil Survey, accessed October 2009 (http://websoilsurvey,nrcs,usda,gov/app/WebSoilSurvey,aspx),
United States Fish and Wildlife Service (USFW), Website, National Wetiands Inventory (NWI), accessed
October 2009 (http://www.nwi.fws.gov/).
United States Geological Survey (USGS), 1997, 7.5-Minute Topographic Map, San Luis Rey, Califomia
Quadrangle.
Phase I ESA - Sudberrj' Properties, Inc. November 4,2009
Proposed Commercial Development, Carlsbad, California EEI Project No. SUD-70986.2
FIGURES
Map Source: USGS San Luis Rey. Califomia 7.5 Minute Quadrangle map (USGS, 1997)
Scale: I" = 1,000'
0 600 FT 1.000 FT 2,000 FT
Note: All Locations Are Approximate
SITE LOCATION MAP
PROPOSED COMMERCIAL DEVELOPMENT
6111 El Camino Real
Carlsbad, Califomia 92009
Created October 2009
EEI Project No. SUD-70986.2
-r Si
1. V_/ U'~
FIGURE 1
Map Source: Google Earth™ website, accessed October 2009
Note: All Locations Are Approximate
Scale: 1" = 225'
0 135 FT 225 FT 450 FT
AERIAL SITE MAP
PROPOSED COMMERCIAL DEVELOPMENT
6111 El Camino Real
Carlsbad, California 92009
Created October 2009
EET Project No. SUD-70986.2
FIGURE 2