phase i environmental site assessment 2005 harmony

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PHASE I ENVIRONMENTAL SITE ASSESSMENT

2005 HARMONY GROVE ROAD ESCONDIDO, CALIFORNIA

PREPARED FOR: Badiee Development

P.O. Box 3111 La Jolla, California 92038

PREPARED BY: Ninyo & Moore

Geotechnical and Environmental Sciences Consultants 5710 Ruffin Road

San Diego, California 92123

March 24, 2016 Project No. 108059002

March 24, 2016 Project No. 108059002

Mr. Ben Badiee Badiee Development P.O. Box 3111 La Jolla, California 92038

Subject: Phase I Environmental Site Assessment 2005 Harmony Grove Road Escondido, California

Dear Mr. Badiee:

In accordance with our proposal, dated March 2, 2016, Ninyo & Moore has performed a Phase I En-vironmental Site Assessment of the above-referenced site. The attached report presents our methodology, findings, opinions, and conclusions regarding the environmental conditions at the site.

We appreciate the opportunity to be of service to you on this project.

Respectfully submitted, NINYO & MOORE

Brianne Cortright Senior Staff Environmental Geologist

Adrian Olivares Senior Project Environmental Scientist

Stephan A. Beck, PG 4375 Manager, Environmental Sciences Division

BMC/AO/SB/gg

Distribution: (1) Addressee (via e-mail)

2005 Harmony Grove Road March 24, 2016 Escondido, California Project No. 108059002

108059002 R.doc i

TABLE OF CONTENTS Page

1. INTRODUCTION ....................................................................................................................1 1.1. Purpose .........................................................................................................................1 1.2. Scope of Services ..........................................................................................................2 1.3. Significant Assumptions ...............................................................................................3 1.4. Limitations and Exceptions ..........................................................................................3 1.5. Special Terms and Conditions ......................................................................................4 1.6. User Reliance ................................................................................................................4 1.7. Involved Parties ............................................................................................................4

2. SITE DESCRIPTION ...............................................................................................................4

3. USER-PROVIDED INFORMATION ......................................................................................5

4. RECORDS REVIEW ...............................................................................................................6 4.1. Standard Environmental Record Source - Environmental Database Search ................6 4.2. Geocoded (Mapped) Listings .......................................................................................6

4.2.1. Non-Geocoded (Unmapped) Listings .................................................................8 4.3. Additional Environmental Record Sources ..................................................................9

4.3.1. County of San Diego Department of Environmental Health ..............................9 4.3.2. San Diego County Air Pollution Control District ...............................................9 4.3.3. Regional Water Quality Control Board, San Diego Region ...............................9 4.3.4. City of Escondido ................................................................................................9 4.3.5. Online Regulatory Databases ............................................................................10

4.4. Physical Setting ..........................................................................................................10 4.5. Site Historical Use Information ..................................................................................11

4.5.1. City Directories .................................................................................................11 4.5.2. Sanborn Fire Insurance Maps .........................................................................11 4.5.3. Historical Aerial Photographs ...........................................................................12 4.5.4. Building Department Records ...........................................................................12 4.5.5. Historical Topographic Maps ............................................................................13

4.6. Previous Reports .........................................................................................................13 4.7. Adjacent Property History ..........................................................................................13

5. SITE RECONNAISSANCE ...................................................................................................13 5.1. Methodology and Limiting Conditions ......................................................................14 5.2. General Site Setting ....................................................................................................14 5.3. Adjacent Property Observations .................................................................................14 5.4. Site Observations ........................................................................................................14

6. VAPOR ENCROACHMENT/INTRUSION ..........................................................................15

7. INTERVIEWS ........................................................................................................................16

8. FINDINGS ..............................................................................................................................16

9. OPINIONS ..............................................................................................................................17 9.1. Data Gaps ....................................................................................................................17 9.2. Additional Appropriate Investigation .........................................................................17

2005 Harmony Grove Road March 24, 2016 Escondido, California Project No. 108059002

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10. CONCLUSIONS ....................................................................................................................18

11. REFERENCES .......................................................................................................................19

12. PROFESSIONAL STATEMENT ..........................................................................................20

13. QUALIFICATIONS OF ENVIRONMENTAL PROFESSIONAL .......................................20

Tables Table 1 General Site Setting .........................................................................................................4 Table 2 Summary of User-Provided Information .........................................................................5 Table 3 ASTM Standard Environmental Databases .....................................................................6 Table 4 Facilities of Potential Concern .........................................................................................8 Table 5 Online Regulatory Databases .........................................................................................10 Table 6 Physical Setting ..............................................................................................................10 Table 7 Aerial Photographs Summary ........................................................................................12 Table 8 On-Site Observations .....................................................................................................15 Table 9 Interviews .......................................................................................................................16

Figures Figure 1 Site Location Figure 2 Site and Vicinity

Appendices Appendix A Photographic Documentation Appendix B User-Provided Information Appendix C Environmental Database Report Appendix D Regulatory Documentation Appendix E Historical Research Documentation Appendix F Vapor Encroachment Screening Matrix Appendix G Qualifications of the Environmental Professionals

2005 Harmony Grove Road March 24, 2016 Escondido, California Project No. 108059002

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1. INTRODUCTION Ninyo & Moore was retained by Badiee Development (herein referred to as the client) to per-

form a Phase I Environmental Site Assessment (ESA) of the property located at 2005 Harmony

Grove Road, Escondido, California (hereinafter referred to as the site or subject site). The fol-

lowing sections discuss the purpose, the involved parties, the scope of services, and the

limitations and exceptions associated with the Phase I ESA.

1.1. Purpose In accordance with the ASTM International (ASTM) Standard Practice for Environmental Site

Assessments on Commercial Real Estate E1527-13, the objective of the Phase I ESA is to

identify recognized environmental conditions (RECs). The term recognized environmental

conditions means the presence or likely presence of any hazardous substances or petroleum

products in, on, or at a property: (1) due to any release to the environment; (2) under condi-

tions indicative of a release to the environment; or (3) under conditions that pose a material

threat of a future release to the e

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