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HomeMy WebLinkAbout- - Additional Documents - 3/4/2018WARRANT INFORMATION Payment Date Remittance to: I Remittance Payment planation of payment Ref. ID: Amount 0178007 2/7/14 Government Staffing 22422 $3,016.75 Nhat is this for? Services aintenance Services — This is for temporary services or project management, filling John Aguilar's vacant Facilities & Equipment supervisor position. Paid for out f salary savings. 0178043 2/7/14 Promotional Design 18373 $1,250.610 What is this for? Concepts Police Dept. — Communications The purpose of this purchase consists of an ez-up tent awning and two table covers is twofold. The first use is or display booth purposes at public community events such as the National Night Out Crime expo, the City's Public Safety expo, and other public events. The second purpose for the pop-up tent is to serve as part of the Communications disaster recovery plan in that if Communications dispatch is forced to completely evacuate the Communications building, the tent would provide shelter for the dispatch operations moved out to he parking lot next to the building. The vendor and the items were based on several previous purchases by the PD for the same items for Community Relations, Animal Control, Detectives and so forth. 0177964 2/7/14 Accountemps 6816 $5,180.53 Nhat is this for? Is it still needed? Finance - Of this amount, $2,133.36 if for help in the Treasury Division due to a vacancy. The balance of 3,047.17 is for staff support to the Pension Oversight ommittee and assistance with budget preparation. Both positions are still needed. 0177914 1/31/14 Sign Depot 4018 $6,706.60here? lice Dept. —Metal letters for Chief of Police wall, [Re coaurdsBurewall, EOC wall, PD Front Counter and stallation. 0177901 1/31/14 Peter Buffa 1440 $1,010.00 Refund for what project? 333 Hyland Avenue — Environmental Impact Report Deposit Refund. 0177884 1/31/14 Michael Brandman 3162 $10,169.63 What is this for? For what project? Associates Planning & Development Environmental Consulting Services lacentia & 20th Street — Initial Study/Mitigated Neg. eclaration for Placentia & 20' Live/Work development. 0177832 1/31/14 Crystal Glass Inc. 1885 $1,519.$1 What happened? Fire Chief's Office — Removed louvered window and installed panel. S#3 repair rollers on sliding lass door. 0177818 1/31/14 Cal PERS 8887 $1,168.56 What is this for? Explain Mandatory arrears for Fire Captain who is a reservist at flies helicopters, and I believe, has served 2 or ore tours of active military duty. This amount is a reconciliation for one of those active tours. 0177804 1/31/14 B & H Photo Video 6056 $2,701.40 Nhat is this for? Inc alearic Center new sounds stem. 0177805 1/31/14 BC Traffic Specialist 22225 $4,632.03 Nhat is this for? olice Dept. equipment for traffic. CITY COUNCIL SUPPLEMENTAL DEPORT MEETING DATE: MARCH 4, 2014 ITEM NUMBER: PH -1 SUBJECT: CODE AMENDMENT CO -13-04 — SMALL LOT SUBDIVISION ORDINANCE (CITY WIDE) DATE: FEBRUARY 28, 2014 FROM: PLANNING DIVISION/DEVELOPMENT SERVICES DEPARTME PRESENTATION BY: MINOO ASHABI, PRINCIPAL PLANNER 9 FOR FURTHER INFORMATION CONTACT: MINOO ASHABI (714) 754-5610 m i noo.ashabift_costamesaca.goy The purpose of this supplemental report is to provide additional information, from the administrative record, at the request of Councilmember Genis. Attached are the Planning Commission Staff Report meeting minutes from the public hearings that took place on December 9, 2013 and January 27, 2014. Attachment: 1. Planning Commission Staff Report and minutes, December 9, 2013 2. Planning Commission Staff Report and minutes, January 27, 2014 cc; Chief Executive Officer Assistant Chief Executive Officer Director of Economic & Development/Deputy CEO Public Services Director City Attorney Transportation Services Manager City Engineer City Clerk (9) Staff (7) File (2 PLANNING COMM/SS/ON AGENDA REPORT _ MEETING DATE: DECEMBER 9, 2013 ITEM NUMBER: PH -9 SUBJECT: CODE AMENDMENT CO -13-04— SMALL LOT SUBDIVISION ORDINANCE DATE: NOVEMBER 12, 2013 FROM: PLANNING DIVISION/DEVELOPMENT SERVICES DEPARTMENT PRESENTATION BY: MINOO ASHABI, PRINCIPAL PLANNER FOR FURTHER INFORMATION CONTACT: MINOO ASHABI, AIA (714) 754-5610 minoo.ashabi@costamesaca.gov DESCRIPTION Code Amendment CO -13-04 is a zoning code amendment to add new regulations for small lot subdivisions in multiple family residential zones which involves amending Title 13, the Zoning Code as follows: • Chapter I — Add new definitions related to small lot subdivisions; • Chapter IV, Table 13-30 (Land Use Matrix) — Allowing small lot subdivisions of up to 15 dwelling units in multiple family residential zones; • Chapter V, Article 2.5 — add new development standards for small lot subdivisions. RECOMMENDATION Staff recommends that the Planning Commission • Recommend that the City Council approve the ordinance and give first reading. • Continue the item to January 13, 2014 and provide direction to staff. BACKGROUND Historic background — Regional Common interest developments, commonly referred to as CIDs, date back to the mid 19th century but it wasn't until the 1960's that CID's really begin to take off as developers begin to engage in mass scale housing developments. By creating commonly owned parcels, developers could decrease individual lot sizes while simultaneously adding low cost amenities such as parks, tennis courts, pools, etc. This kept the housing affordable in the face of a shortage of land in suburban areas. In 1962 a FHA study found only 470 subdivisions had commonly owned property maintained by HOA's and was almost exclusively found in affluent neighborhoods. The same study done in 1994 found 130,000 nationwide and that 90% of all new development was CID. California public agencies quickly realized the benefit in encouraging the use of CIDs and HOA's to promote the construction and maintenance of public infrastructure. This became particularly helpful in addressing the growing need for public infrastructure under the newly passed Proposition 13 which significantly limited a local agencies ability to raise revenue to fund such public infrastracture. Developers have incentive to continue to build parks and other infrastructure and can provide for ongoing maintenance through the creation of an HOA. An example of public facilities which can and have been constructed and maintained through HOAs include utility services, road maintenance, street and common area lighting, refuse removal, security services, and open spaces. In 1984, the State legislature passed the Davis -Stirling Act to create a unified statutory framework for the regulation of all CIDs in the state. While Davis -Stirling continues to evolve, it is recognized that the regulations outlined in the Davis -Stirling Act may not fit every situation. Testimony before the State Senate Housing and Land Use Committee has noted the lack of flexibility within Davis Stirling. Davis -Stirling treats a thousand -unit development the same as a 3 unit development which only shares a sidewalk. As one example, both developments have the same financial reporting requirements. The costs of such requirements has significantly less impact on affordability when spread over 1,000 units as opposed to spreading the same cost over 3 units. In 2009, the City of Los Angeles, like most cities, was suffering from declining property values and a significant drop in new home construction. When the economy began to recover, tight lending standards severely stalled new construction despite significant increase in population. The city of LA enacted a small lot ordinance which allowed developers to build on lots which were underutilized and utilized a maintenance association instead of an HOA with accompanying fees (Attachment 2). City of Costa Mesa The City of Costa Mesa is experiencing an uptick in housing developments, mostly in proposals with detached units. During the past couple of years, there has been little demand in the City of Costa Mesa for condominium development with common areas and the City has approved only a few condominium projects. Instead, most housing projects involved condominium subdivisions or fee simple lots with individual units designed as townhomes or completely detached with attached garages and driveways similar to traditional single family detached products. Application of existing Common Interest Development requirements to the development of small lots has resulted in a number of requested variances or deviations from current standards such the common lot. In addition, City staff has been approached by multiple developers requesting more flexibility in the development standards to facilitate construction of marketable detached products at affordable pricing. These residential units typically include three bedrooms and range in size from 1,600 square feet to 2,000 square feet of living area. Small lot developments are fee -simple units that increase homeownership opportunities while working within existing land use designations. City Council Study Session On September 10, 2013, a study session was held with the City Council and Planning Commission that was attended by the public and homebuilders. Staff was directed to prepare a "Small Lot Subdivision" ordinance with photos of potential development for consideration by Planning Commission. The following issues were discussed at the study session: • Advantage /disadvantages of a homeowners association LHOA] versus a maintenance association. Council questioned the difference between a maintenance association and a traditional homeowners association. A maintenance association is desirable by some builders and homebuyers since a maintenance association need not be approved by the Bureau of Real Estate (BRE) and is not subject to some requirements of the Davis -Stirling Act and/or Business and Professions Code. Davis -Stirling requires common -interest developments to be managed by an HOA. Additionally, the Business and Professions Code exempts subdivisions with less than five parcels from public reporting requirements. Enacting an ordinance requiring the developer to form an association for maintenance of areas subject to access and/or maintenance easements will potentially reduce the developer's administrative costs and the monthly dues for homeowners. It should be noted that the applicability of the HOA and exemption there from is a function of state law and is not determined by the City. The City is only providing a minimum standard for Developers. Determination of the applicability of all state laws is left to the Developer. Based on staff's research, the maintenance association could be a viable option for smaller subdivisions with no common areas; however, maintenance associations do impose more risks for larger subdivisions with common areas such as driveways, landscape setbacks, drainage facilities, etc, which would affect the homeowners as well as the City. In addition, a maintenance association can not legally have lien rights and therefore must rely on private enforcement if a dispute arises between the homeowners. However, the City could additionally impose a requirement to hire a third party to handle the maintenance and/or to facilitate enforcement. Additionally, maintenance associations may still incorporate, similar to HOAs, which would require establishing a reserve and carrying insurance policies for any liabilities. This will assure the City of maintenance of common areas and the homeowners with the insurance protection. In all cases, the City has the authority to enforce maintenance standards as with any other residential development in the City. Please refer to the analysis for additional information on this issue. • Parkina standards._ Council expressed concerns with the impacts of new development on neighboring site and street parking and noted that required parking should not be modified. The Zoning Code does not specify parking standards for detached units other than single family units. The single family residential parking standards have been typically applied to detached units in common interest developments. For units with three bedrooms or more, a two -car garage and two open parking spaces are required. For smaller two bedroom units, the multiple family parking standards are applied that require three parking spaces per unit, with a minimum of one covered or garage space. Traditional subdivisions are designed with two car garages and two parking spaces in front of the garage, typically used by the same resident or their guests. Council suggested providing additional communal/ guest parking instead of parking in individual driveways that would not be practical for common guest parking. Common interest developments and the small lot subdivisions typically have an internal street system with no parking opportunities leading to overflow guest parking on public streets, many of which are already impacted in most areas of the City. Consequently, staff is recommending a new parking standard; please refer to the analysis for additional information on this issue. The Council also questioned how the use of garages would be regulated with small lot subdivisions and whether these developments would be subject to CC&Rs. Both common interest development and small lot subdivisions will be subject to CC&Rs that will need to include provisions for use of private garages as well as open guest parking. Please refer to the analysis for additional information on this issue. Current Requirements - Common Interest Development The City currently has regulations in place for residential subdivisions referred to as "common interest development standards." Common Interest Developments are permitted in all multi- family residential zoning districts. The standards include various provisions such as requirement of a common lot (typically a landscape street setback and common drive), minimum lot size and average lot size standards, as well as regulations related to formation of a homeowners association. The current requirements are applicable to both detached and attached products. While these standards have been practical for larger developments; they have been challenging for smaller subdivisions. Most small subdivisions require approval of several variance and administrative adjustments to allow development of small detached units on small lots. The following is a list of development standards and required documents that are proposed to be revised with the proposed Small Lot Subdivision Ordinance: • Common lot requirement - The current common interest development standards require that all projects be designed with a minimum of one common lot, in common ownership and maintained by a homeowners association. This lot is required to contain common driveways, parking areas, and the front 10 feet of the landscaped street setback. • Minimum distance between buildings - A 10 -foot minimum between main buildings and a 6 -foot minimum separation between main buildings and accessory structures is required. r-1 • Minimum open space - All subdivisions are required to provide a minimum 40% of total lot area as open space. Open space excludes driveways and common hardscape areas. In addition, each individual lot is required to provide a minimum of 400 square - foot open space area with no dimension less than 15 feet. • Minimum Lot size — The minimum lot size is 3,000 square feet with an overall average of 3,500 square feet. The required common lot is not included in the calculation of lot area. • Rear yard setback — A 20- foot minimum rear setback is required for the second floor of two-story structures in medium density and a minimum 15- foot for high density zones. • Parking Standards — Two garage spaces and two open parking spaces per unit (up to four bedrooms). Two bedroom units are required to provide a total of three spaces including one covered or garage spaces. In addition to the noted standards, the Common Interest Development Standards include specific provisions with respect to maintenance requirements and homeowners association. All subdivision are required to form a homeowners associations and recordation of CC&Rs that would include a plan for permanent care and maintenance of open spaces, recreational areas, and common facilities pursuant to State law (Civil Code 1350-1359). ANAL YSIS The purpose and intent of a small lot ordinance is to promote affordable ownership housing by providing more flexible development standards and maintenance mechanisms for underutilized multi -family residential lots within the densities allowed by the General Plan. This proposed code amendment will add a new section to the zoning code applicable to detached residential development of up to 15 units without modifying the current "Common Interest Development" standards. The amendment is not intended to increase the current densities or decrease the parking standards. Proposed New Development Standards - Small Lot Subdivisions The following includes a comparison of the existing and proposed development standards applicable to subdivisions of up to 15 dwellings. The development standards are proposed to allow the most flexibility in development standards and maintenance requirements without any modifications to the density and parking requirements: Common Interest Development Subdivisions of 16 or more units (Existing — No Change) Common lot required — typically includes the main drive and street landscape setback Minimum open space — 40% (not including porches of over 6 feet in depth and balconies) Minimum rear yard setback — 10 feet for one story j and 20 feet for two stories Small Lot Subdivisions Subdivisions of up to 15 units (New) Common lot not required — common areas are divided among the individual parcels and reciprocal access and parking is provided by an easement recorded with the parcel/tract map _ Minimum open space — 30% (includes porches and balconies)* Minimum rear yard setback — all setbacks are treated as side setbacks with a minimum of 5 feet Minimum lot size of 3,000 square feet and average lot size of 3,500 square feet: no minimum lot width Maximum height — two -stories or 27 feet maximum unless otherwise allowed by a specific plan or urban plan Minimum distance between buildings — 10 feet Homeowner's associatior Covenants, Conditions, and Restrictions (CC&Rs) — re uired to be recorded prior to final inspection separation from the property line. Properties abutting single family residential zones are required to provide a minimum 10 -foot setback. No minimum standards for lot area Minimum lot width — 20 feet Maximum height — two -stories or 27 feet maximum unless otherwise allowed by a specific plan or urban plans. No minimum distance required as long as the structures are completely separated, do not share a common all and meet Building and Fire Code standards. City will require that the homeowners be responsible for maintenance of all areas subject to access and/or maintenance easements (i.e., access, drainage and utilities, and landscape setbacks) and carry insurance policies for the homeowners. A maintenance agreementcan be executed for subdivision of 4 or less in lieu of requiring an association when each unit has an independent access to the public street and there is no common drive or other amenities. Covenants, Conditions, and Restrictions (CC&Rs) — required to be recorded prior to final inspection * Decorative paving will be required to compensate for the reduction in open space. Homeowners and Maintenance Associations With the cost of homeownership rising, developers are proposing an alternative mechanism for maintenance of small lot subdivisions that will reduce the monthly cost to the homeowners and reduce the administrative requirements of a subdivision. While a condominium association may be the best alternatives for most subdivisions by providing more certainty with the requirements of Davis -Stirling Act (i.e., 10 -year homebuilder warranty and lien rights), in cases where there is no common area and where permissible under state law, a maintenance association could be a less costly alternative. In either alternative the City would require recordation of CC&Rs to ensure a certain level of maintenance standards and enforcement procedures. The following is a comparison of the two alternative types with respect to maintenance and regulatory standards: Applicable Regulations Davis Stirling Act requirement for HOA to manage Common Interest Development HOA Yes Small Lot Subdivision No. Common interest developments could be exempt but determination of applicability is left to Developer. City will establish minimum standards for small lot subdivisions that association must be Business & Professions Code Public Reporting Requirements (public documents) CC&Rs Lien Rights Common areas reciprocal Easements, etc. Budget _ Standard of Maintenance Conditions of Approval Dispute Resolution Construction Defects Required by BRE Required by BRE _ Yes _Maybe subject to arbitration Subject to Davis Stirling — builder is liable for 10 vears Advisable but not required _ Advisable but not require Yes Mavbe subiect to arbitration Unknown - subject to litigation* * Homeowner and maintenance associations have the right to sue others as one entity; however, individual homeowners not part of a HOA or maintenance association would have to sue as individuals. It should be noted that common interest developments with a common lot are required to submit certain public reports to BRE and providing certain disclosures to the homebuyers under the Business & Professions Code. Small lot subdivisions under 5 parcels may avoid these requirements. However, staff is recommending establishing a minimum standard of disclosure by the developers prior to entering into sales agreement with the potential homebuyers for the sale of properties within a small lot subdivision, even if the developer is exempted from disclosure requirements under state law. These requirements are noted below and included in the draft ordinance under Section 13-42.2 (c). • The type, thickness, and R -value of the insulation that has been installed in the home • Any potential hazards or lead-based paint (24 CFR Part 35 and 40 CFR Part 745) • Uses other than residential and any unusual zoning in proximity to the project • Distance to airport if within two miles • Any special costs that will be incurred by the lot buyer as a result of the installation of a building foundation or any other construction due to unusual soil/geological conditions • If there is fill in excess of 2 feet • Schools servicing subdivision and any special conditions • Any unusual flooding conditions • Conditions of approval by the City and any resale restrictions • Dedications and easements • Project phasing plan • CC&Rs Survey of Other Jurisdictions In addition to city of Los Angeles, a number of local jurisdictions (see below) in northern and central California have adopted a small lot subdivision ordinance. -- - responsible to maintain certain areas. City association standard may be waived for developments with less than 5 units. Yes No, if less than 5 units. However determination of applicability is left to Developer. Yes Yes Yes No Yes Yes/No Required by BRE Required by BRE _ Yes _Maybe subject to arbitration Subject to Davis Stirling — builder is liable for 10 vears Advisable but not required _ Advisable but not require Yes Mavbe subiect to arbitration Unknown - subject to litigation* * Homeowner and maintenance associations have the right to sue others as one entity; however, individual homeowners not part of a HOA or maintenance association would have to sue as individuals. It should be noted that common interest developments with a common lot are required to submit certain public reports to BRE and providing certain disclosures to the homebuyers under the Business & Professions Code. Small lot subdivisions under 5 parcels may avoid these requirements. However, staff is recommending establishing a minimum standard of disclosure by the developers prior to entering into sales agreement with the potential homebuyers for the sale of properties within a small lot subdivision, even if the developer is exempted from disclosure requirements under state law. These requirements are noted below and included in the draft ordinance under Section 13-42.2 (c). • The type, thickness, and R -value of the insulation that has been installed in the home • Any potential hazards or lead-based paint (24 CFR Part 35 and 40 CFR Part 745) • Uses other than residential and any unusual zoning in proximity to the project • Distance to airport if within two miles • Any special costs that will be incurred by the lot buyer as a result of the installation of a building foundation or any other construction due to unusual soil/geological conditions • If there is fill in excess of 2 feet • Schools servicing subdivision and any special conditions • Any unusual flooding conditions • Conditions of approval by the City and any resale restrictions • Dedications and easements • Project phasing plan • CC&Rs Survey of Other Jurisdictions In addition to city of Los Angeles, a number of local jurisdictions (see below) in northern and central California have adopted a small lot subdivision ordinance. -- - Local Jurisdiction Los Angeles, CA Marysville, CA Merced, CA Modesto, CA Napa, CA Summary of Small Lot Subdivision Program • Allowed in multi -family and commercially zoned properties. • Minimum lot area, 600 sq. ft. and minimum lot width, 12 feet • 80 percent lot coverage • Design Guidelines address site planning, building design, and materials. • _ No discretionary review required Allows minimum lot size of 3.000 ft. in designated areas. • Allowed in Planned Development zones. • Minimum lot area 1,950 sq. ft. and 3,000 sq. ft. • Two sets of design guidelines based on lot width and area. • Sixty percent lot coverage • Allowed in specific plan areas and planned development zones • Design guidelines for lot areas of 5,000, 3,000 and less than 3,000 sq. ft. • Requires discretionary review • Permitted in single family residential zones that allow single family and duplex • No minimum lot area and width requirement • Subject to approval of a conditional use permit Oakland, CA Minimum lot area of 4,000 sq. ft. and minimum lot width of 25 feet • Subject to approval of a conditional use permit Santa Rosa, CA • Allowed in single-family and multi -family zones. • Minimum lot area of 2,000 sq. ft. and density of 18 du/acre • Subject to approval of a conditional use permit Advantages of Establishing a Small Lot Ordinance The following are several reasons why small lot developments would be beneficial for residential development in the City: • Small Lot Subdivision Ordinance could promote a new housing tvpe and encourage first time homebuyers. There is a target market of new homebuyers who do not wish to purchase a condominium but are unable to qualify for a traditional single-family residence. Small lot developments are fee -simple (house and lot owned by homeowner) units that increase homeownership opportunities while working within existing land use designations. Because these units are fee -simple, homeowners acquire ownership of the housing structure, as well as the land on which it is built. • Small lot developments do not have common ownershi . Under the Davis Stirling Act common interest developments must be managed by a HOA. With the elimination of the Citys common lot requirement, the development will most likely not be considered a common -interest development subject to management by a HOA. Determination of the applicability of state law requirements will be left to the Developer. • Small lot developments could increase housing roduclip r_.?.. Although small lot subdivisions will still be subject to design review and a subdivision map requirements, the more flexible standards will eliminate the lengthy entitlement process with multiple variances —b--- and adjustments. This could encourage redevelopment of marginal and underutilized parcels in the City. • Subdivision with no common lots or less than five parcels are not subject to Public Reporting Requirements. Eliminating the requirement to provide a common lot would exempt developers of four lots or less from the state law requirement of BRE review and approval which is a lengthy and costly process. Public Reporting requirements would still be applicable to larger developments. Determination of the applicability of state law requirements will be left to the Developer. GENERAL PLAN CONFORMITY The proposed ordinance is consistent with the following goals and policies of the General Plan: • LU -1 A.1, LU -1A.4, LU -10.4, HOU -1.9, HOU -2.4, HOU -4.4, CD -7A.1 and CD - 7A.2. PUBLIC NOTICE Code requires publication of a display AD in the local newspaper (Daily Pilot) for Title 13 Code Amendments. At the time of publication of this report, no public comments have been received. Any correspondence will be forwarded to the Planning Commission under separate cover. In addition to the newspaper ad, all property owners within PDI zoning, homeowners associations and other neighboring cities and government agencies were notified by mail. ENVIRONMENTAL DETERMINATION The project has been reviewed for compliance with the California Environmental Quality Act (CEQA), the CEQA guidelines, and the City's environmental procedures, and has been found to be exempt pursuant to Section 15061 (b) (3) (general rule) of the CEQA Guidelines, in that it can be seen with certainty that there is no possibility that the proposed amendment to the Zoning Code will have a significant effect on the environment. LEGAL REVIEW The staff report and the draft ordinance has been reviewed and approved by the City Attorney. CONCLUSION Given the request from local developers and to stimulate housing development in the City, staff believes there is policy support for the creation of innovative programs to increase housing development and home ownership opportunities within the allowed densities of the City's General Plan. The following summarizes a few facts with adoption of the ordinance. If adopted this will be the first of such ordinance in the County. The examples of other jurisdictions provided have not been implemented long enough, therefore all the benefits and consequences are not known, Small lot subdivision would be under a new section in the zoning code applicable to subdivision of 15 or fewer lots. q • A few jurisdictions have adopted design guidelines related to site and building design including City of Los Angeles; however, in Costa Mesa, these subdivisions will be subject to discretionary process (Design review) which allows site planning and architectural review of the projects. Design guidelines are a helpful tool; however, may not be necessary. In all cases, residential developments are subject to the City's Residential Design Guidelines. • Small lot ordinance would be applicable to all multi -family residential zoning districts and urban plan residential and live/work projects. • While all small lot subdivision would be subject to CC&Rs, small subdivisions of up to four parcels with no common areas could be exempt from a homeowner's or maintenance association and subject to only a maintenance agreement. • Small lot subdivision will allow development within the allowed densities of the zoning code and general plan. MINOO ASHABI, AIA '�� GARY AR T?IN G, AICP Principal Planner Economi & Deopment Ser 'ces Director/ Deputy EO Distribution: Director of Economic & Development / Deputy CEO Senior Deputy City Attorney Public Services Director City Engineer Transportation Services Manager Fire Protection Analyst Staff (6) File (2) Attachments: 1. Draft Ordinance 2 City of Los Angeles Small Lot Ordinance 3 City of Los Angeles Design Guidelines 4. Examples of recent projects 5. Example of a Covenant/ Maintenance Agreement --- 10 ATTACHMENT 1 ORDINANCE NO. 13 AN ORDINANCE OF THE CITY COUNCIL OF COSTA MESA, CALIFORNIA ADOPTING ZONING CODE AMENDMENT CO -13-04 AMENDING TITLE 13, CHAPTERS I, IV, AND V RELATED TO DEFINITIONS, LAND USE MATRIX AND NEW ARTICLE 13-42 THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1: FINDINGS. City of Costa Mesa recognizes that homeownership is an important aspect of community building. The City of Costa Mesa is promoting homeownership by providing the opportunity for development of a variety of housing types at various price ranges. The small lot ordinance will allow development of detached or townhome style residential units on individual parcels instead of condominium ownership. SECTION 2: Title 13 of the Costa Mesa Municipal Code is hereby amended as follows: A. Chapter I; definitions: Small Lot Subdivision. A residential development containing a maximum of 15 detached or townhome style units with no common walls where each unit is independently constructed on an individual parcel and the land is subdivided into fee simple parcels containing each unit. B. Chapter IV; Table 13-30, Citywide Land Use Matrix: Add Small Lot Subdivisions as Land Use No. 2.2 to Table 13-30 as permitted use in multi- family residential zones. TABLE 13-30 CITY OF COSTA MESA LAND USE MATRIX Z O N E S LAND USES R1 R2 R2 R3 A C C C C T M M P P P P P P 1 I P M H P L 1 2 1 C' G P D D D D D D & & D D S' R R R R C' 1' R' R L M H N S' D' D' D' C M' RESIDENTIAL USES 1. Single-family dwellings P" P P P . P P P P P P (single housekeeping units) 2. Multi -family dwellings . P P P . P 0 0 P P P P P P 2.1 Common interest 0 P P P . . . P . . P P P P P P developments, residential 2.2 Small lot subdivisions, P P P residential 3. Mobile home parks C C C C C C C C C C. Chapter V, Article 2.5. RESIDENTIAL SMALL LOT SUBDIVISION ARTICLE 2.5 RESIDENTIAL SMALL LOT SUBDIVISIONS SECTION 13-42.1 PURPOSE The purpose of this article is to regulate development and subdivision of small lots within residential zoning districts and overlay districts where residential and live/work projects are permitted. The ownership and occupancy of these developments shall be subject to applicable laws for the general health, safety and welfare of the public. This type of subdivision is intended to provide flexible development standards and to promote a wider range of homeownership of individual lots in multiple -family residential and overlay zoning districts. SECTION 13-42.2 PLANNING APPLICATION REQUIRED a) Small lot subdivisions are permitted in appropriate residential or urban plan overlay districts, subject to approval of the following planning application as may be applicable. This requirement is in addition to other permits or certificated required by law. 1) All new small lot development projects shall be processed according to the design review procedures contained in Chapter III, Planning Applications. 2) All small lot development projects require approval of a tentative tract or parcel map as required by law. 3) A tentative tract map or parcel map shall not be required until either a design review or has been approved; however, the map may be processed concurrently. b) No person shall construct, sell, lease, convey, maintain or use a lot in a small lot subdivision project within the City without first complying with the provisions of this article. SECTION 13-42.3 DEVELOPMENT STANDARDS AND REQUIREMENTS: a) Applicability. The provisions of this section shall apply to all new residential small lot subdivisions of 15 lots or less in multi -family zones and overlay zones where residential and live/work development are permitted. b) Development standards. Table 13-42 identifies the development standards for small lot subdivision developments. See also ARTICLE 9 GENERAL SITE IMPROVEMENT STANDARDS of this chapter for additional requirements. Projects shall comply with all applicable standard plans and specifications and adopted City and State codes, as well as the following provisions. - 1 rovisions: 1. The location and orientation of all buildings shall be designed and arranged to preserve natural features by minimizing the disturbance to the natural environment. Natural features such as trees, groves, waterways, scenic points, historic spots or landmarks, bluffs or slopes shall be delineated on the site plan and considered when planning the location and orientation of buildings, open spaces, underground services, walks, paved areas, playgrounds, parking areas and finished grade elevations. 2. All structures proposed to be constructed within a project shall conform to the following requirements: a. Each unit shall be provided with direct vehicular access to a public street, or an alley or a common drive connecting to a public street/ alley. b. Structures having dwelling units attached side by side shall be composed of no more than 4 dwelling units. C. Structures having dwelling units attached side by side shall include a break in the facade by having an offset in the front building line. d. Structure shall be constructed to minimize impact of the proposed development on the light, air and privacy of adjacent properties. 3. On-site lighting shall be provided in all parking areas, vehicular access ways, and along major walkways. The lighting shall be directed onto driveways and walkways within the project and away from dwelling units and adjacent properties, and shall be of a type approved by the Development Services Department. 4. The development shall comply with the provisions of CHAPTER XI. SUBDIVISIONS, which may include, but are not limited to, land dedication and improvements, such as drainage improvements and payment of fees. 5. Outside uncovered and unenclosed storage of boats, trailers, recreational vehicles and other similar vehicles shall be prohibited unless specifically designated areas for the exclusive storage of such vehicles are set aside on the final master plan and provided for in the covenants, conditions, and restrictions. Where such areas are provided, they shall be enclosed and screened from view on a horizontal plane from adjacent areas by a combination of 6 -foot high opaque fences and permanently maintained landscaping. TABLE 13-42 SMALL LOT SUBDIVISION STANDARDS STANDARDS SINGLE-FAMILY UNITS (located on individual dwelling unit lots and excluding townhouses) Maximum Number of 2 stories/ 27 feet, except as allowed in the Westside Overlay Districts. Stories & Building Note: Lofts, as defined in section 13-6, without exterior access and having only clerestory Height windows will not be regarded as a story. See also Attic discussion below. Attics Attics shall not be heated or cooled, nor contain any electrical outlets or operable windows. In zoning districts where the maximum number of stories is two stories, attics above second stories shall be an integral part of the second story roofline and not appear as a 3'd story on any building elevation. Windows in any attic space above the second story shall be incidental and limited to a dormer style. Maximum Density Same as underlying zoning district or as specified in an applicable specific plan. (based on gross acreage) Minimum Open Space 30% of total lot area. No asphalt shall be permitted for paved areas. Parking and driveways shall consist of decorative concrete, pavers or other materials as deemed appropriate by the Development Services Director. TABLE 13-42 SMALL LOT SUBDIVISION STANDARDS STANDARDS SINGLE-FAMILY UNITS (located on individual dwelling unit lots and excluding townhouses) Development Lot Separately owned private property interests or any portion thereof, necessary or desirable for common use, are subject to recordation of an easement for reciprocal access and maintenance. All areas of a development with 5 or more parcels, subject to a reciprocal access and/or maintenance easement shall be maintained by an association that may be incorporated or unincorporated. The association may be referred to as a maintenance association. Parking • Three bedroom or more units (including a den or home office) — two garage spaces and two open parking spaces • Two bedrooms or less units (including a den) — one garage space and two open parking • Tandem garage and parking (two spaces max.) are permitted for each individual unit with a maximum of 50% of the all the units allowing tandem parking. • No tandem parking is permitted for open or guest parking spaces. • For developments with 5 or more units where open/guest parking spaces are provided in driveways in front of garages for exclusive use of that unit, one additional on-site guest parking shall be provided. Two additional open guest -parking shall be provided for developments with more than 10 units. Distance between No minimum distance required subject to compliance with Building and Fire Code standards. buildings Driveway width 10 -foot minimum, except 16 -foot minimum driveway is required if the driveway serves tenants and/or guest parking for more than one dwelling unit. Driveway length Straight -in driveways to garages shall have a minimum length of 19 -feet from the ultimate property line. No driveways shall be more than 5 feet in length if parking is not provided in front of garage. Mechanical equipment, Roof -top location is prohibited unless completely screened from public rights-of-way and excluding antennas and adjacent properties. flush -mounted solar panels on roofs Front 20 feet Development Lot: Side and rear (interior) 5 feet for two -stories 10 feet for two-story development abutting R1 (single family) residential zones Side (street side, if 10 feet applicable) Note: Driveways providing straight -in access from a public street to a garage shall be at least Development Lot: 18 feet long, as measured from the property line. Rear Abutting a Publicly 5 feet; however, garages may be required to set back further to ensure adequate back up Dedicated Alley distance. Rear Yard Coverage does not apply. Bluff Top Setback No building or structure closer than 10 feet fi•om bluff crest (see Section 13-34 BLUFF -TOP DEVELOPMENT). Roof or Eaves Overhang; 2 feet 6 inches into required side setback or building separation area. Awning 5 feet into required front or rear setback. Open, unenclosed Not permitted stairways. Chimneys 2 feet above maximum building height. Automatic roll -Lip garage Yes doors TABLE 13-42 SMALL LOT SUBDIVISION STANDARDS STANDARDS SINGLE-FAMILY UNITS (located on individual dwelling unit lots and excluding townhouses) Location of Open Guest parking shall be located within a reasonable distance of the unit it serves. Detached Parking garages that are not located within a reasonable distance to the units they are intended to serve are prohibited. LANDSCAPING A detailed landscape plan prepared pursuant to CHAPTER VII LANDSCAPING STANDARDS shall be approved by the Planning Division prior to issuance of any building permits, SIGNS (Sec Chapter VIII). Above -ground pool and spas are prohibited in front yards and subject to 5 -foot side and rear setback from main structures. FENCES AND WALLS Fences and walls placed between the property line and required setback line for main buildings shall conform to the City's walls, fences, and landscaping standards. See ARTICLE 9 GENERAL SITE IMPROVEMENT STANDARDS of this chapter for further information. (c) Documents required. (1) Project approval is subject to submission of complete organizational documents setting forth a plan or manner of permanent care and maintenance of any open spaces, recreational areas and commonly used areas/facilities. No such documents shall be acceptable until approved by the City Attorney as to legal form and effect, and by the Planning Division as to suitability for the proposed use of the open areas. (2) Prior to entering into a sales agreement for any property within a small lot subdivision, the developer shall disclose general information regarding the property to the future homebuyers regarding the property including but not limited to the following: a. The type, thickness, and R -value of the insulation that has been installed in the home b. Any exposed hazards during and after construction (Lead-based paint, asbestos, etc.) C. Uses other than residential in proximity to the project d. Unusual adjacent zoning e. Distance to airport if within two miles f. Where soils, filled ground and geologic information is available g. Any special costs that will be incurred by the lot buyer as a result of the installation of a building foundation or any other construction due to unusual soil/geological conditions h. If there is fill in excess of 2 feet i. Schools servicing subdivision and any special conditions. j. Any unusual flooding conditions k. Conditions of approval by the City and any resale restrictions I. Dedications and easements M. Project phasing plan n. CC&Rs _I - (3) All small lot subdivisions shall file a declaration of covenants to be submitted with the application for approval. The declaration of covenants shall include, but not be limited to, the following provisions. a. The homeowners' association or a maintenance association (as applicable) shall be established prior to the sale of any unit(s). b. Membership in the homeowners or maintenance association shall be mandatory for each owner and any successive owner. c. Provisions to restrict parking upon other than approved and developed parking spaces and to require that garages be kept available for tenant parking shall be written into the covenants, conditions and restrictions for each project. d. If the development is constructed in increments or phases which require one or more final maps, reciprocal covenants, conditions, and restrictions and reciprocal management and maintenance agreements shall be established which will cause a merging of increments as they are completed, and embody one homeowners' association with common areas for the total development. e. The declaration of covenants shall contain language or provisions substantially as follows: "The covenants, conditions and restrictions of this declaration shall run to the City of Costa Mesa insofar as they shall apply to the maintenance of the "common areas" as herein defined." ii. "In the event the association or other legally responsible person(s) fail to maintain the common area in such manner as to cause same to constitute a public nuisance, the City may, upon proper notice and hearing, institute summary abatement procedures and impose a lien for the costs of such abatement upon the common area, individual units or the whole thereof as provided by law." SECTION 2: ENVIRONMENTAL DETERMINATION. The project has been reviewed for compliance with the California Environmental Quality Act (CEQA), the CEQA guidelines, and the City's environmental procedures, and has been found to be exempt pursuant to Section 15061 (b) (3) (general rule) of the CEQA Guidelines, in that the City Council hereby finds that it can be seen with certainty that there is no possibility that the passage of this ordinance amending the zoning code will have a significant effect on the environment.. SECTION 3: INCONSISTENCIES. Any provision of the Costa Mesa Municipal Code or appendices thereto inconsistent with the provisions of this ordinance, to the extent of such inconsistencies and or further, is hereby repealed or modified to the extent necessary to affect the provisions of this ordinance. -1(0— SECTION 4: SEVERABILITY. If any provision or clause of this ordinance or the application thereof to any person or circumstances is held to be unconstitutional or otherwise invalid by any court of competent jurisdiction, such invalidity shall not affect other provisions or clauses or applications of this ordinance which can be implemented without the invalid provision, clause or application; and to this end, the provisions of this ordinance are declared to be severable. SECTION 5: PUBLICATION. This Ordinance shall take effect and be in full force thirty (30) days from and after the passage thereof, and prior to the expiration of fifteen (15) days from its passage shall be published once in the ORANGE COAST DAILY PILOT, a newspaper of general circulation, printed and published in the City of Costa Mesa or, in the alternative, the City Clerk may cause to be published a summary of this Ordinance and a certified copy of the text of this Ordinance shall be posted in the office of the City Clerk five (5) days prior to the date of adoption of this Ordinance, and within fifteen (15) days after adoption, the City Clerk shall cause to be published the aforementioned summary and shall post in the office of the City Clerk a certified copy of this Ordinance together with the names and member of the City Council voting for and against the same. PASSED AND ADOPTED this day of ATTEST: City Clerk of the City of Costa Mesa STATE OF CALIFORNIA) )ss COUNTY OF ORANGE ) 2013. Mayor of the City of Costa Mesa APPROVED AS TO FORM: City Attorney I, ------------, City Clerk and ex -officio Clerk of the City Council of the City of Costa Mesa, hereby certify that the above foregoing Ordinance No. 13- as introduced and considered section by section at a regular meeting of said City Council held on the day of , 2013, and thereafter passed and adopted as a whole at the regular meeting of said City Council held on the day of 2013, by the following roll call vote: AYES: NOES: ABSENT: IN WITNESS WHEREOF, I have hereby set my hand and affixed the Seal of the City of Costa Mesa this day of _ 2013. City Clerk City Council of the City of Costa Mesa ORDINANCE NO. 176354 ATTACHMENT 2 An ordinance amending Sections 12.03, 12.09, 12.12.1, 12.21 and 12.22 of the Los Angeles Municipal Code to permit detached for -sale small lot subdivisions in commercial and multifamily residential zones. THE PEOPLE OF THE CITY OF LOS ANGELES DO ORDAIN AS FOLLOWS: Section 1. Section 12.03 of the Los Angeles Municipal Code is amended by revising the definition of "lot" to read: LOT. A parcel of land occupied or to be occupied by a use, building or unit group of buildings and accessory buildings and uses, together with the yards, open spaces, lot width and lot area as are required by this chapter and fronting for a distance of at least 20 feet upon a street as defined here, or upon a private street as defined in Article 8 of this chapter. The width of an access -strip portion of a lot shall not be less than 20 feet at any point. In a residential planned development or an approved small lot subdivision a lot need have only the street frontage or access as is provided on the recorded subdivision tract or parcel map for the development. Sec. 2. Subdivision 3 of Subsection A of Section 12.09 of the Los Angeles Municipal Code is amended to read: 3. Apartment houses, boarding or rooming houses, dwelling units in a small lot subdivision, or multiple dwellings on lots having a side lot line adjoining a lot in a commercial or industrial zone, provided that: (a) The use, including the accessory buildings and uses and required yards, does not extend more than 65 feet from the boundary of the less restrictive zone which it adjoins; and (b) The lot area per dwelling unit or guest room regulations of the RD1.5 zone shall apply to these uses. Sec. 3. Subsection A of Section 12.12.1 is amended by adding a new subdivision 8 to read. 8. Dwelling unit or units constructed on a lot in a small lot subdivision and approved by the Advisory Agency, pursuant to Article 7 of this Chapter in conformity with the provision of 12.22 C 27 of this Code. Sec. 4. The first paragraph of Paragraph (a) of Subdivision 4 of Subsection A of Section 12.21 of the Los Angeles Municipal Code is amended to read: (a) For Dwelling Units. In all zones, there shall be at least two automobile parking spaces on the same lot with each one -family dwelling thereon, and in any RW Zone there shall be at least two automobile parking spaces per dwelling unit which shall be upon the same lot with the dwelling unit. However, for small lot subdivisions approved pursuant to Article 7 of this Chapter in conformity with the provisions of Section 12.22 C 27 of this Code, the required parking spaces shall not be required to be located on the same lot with each dwelling unit, but shall be provided within the boundaries of the parcel or tract map, The ratio of parking spaces required for all other dwelling units shall be at least one parking space for each dwelling unit of less than three habitable rooms, one and one-half parking spaces for each dwelling unit of three habitable rooms, and two parking spaces for each dwelling unit of more than three habitable rooms. Where the lot is located in an RA, RE, RS, R1, RU, RZ, RMP, or RW Zone, the required parking spaces shall be provided within a private garage. Where the lot is located in an R2 Zone, at least one of the required parking spaces per dwelling unit shall be provided within a private garage. Any door or doors installed at the automobile entry to a garage serving a one or two-family dwelling where one or more required parking spaces is located shall be of conventional design constructed so as to permit the simultaneous entry of automobiles into each required parking space without damaging the door or door frame and constructed so as to permit the flow of air through the automobile entry when the door is in the fully closed position. Sec. 5. Paragraph (h) of Subdivision 5 of Subsection A of Section 12.21 of the Los Angeles Municipal Code is amended by adding a new subparagraph numbered (4) to read: (4) In a private garage or parking area serving an approved small lot subdivision, where the tandem parking is not more than two cars in depth, and provided that at least one parking stall per dwelling unit and all of the parking stalls required for any guest rooms are individually and easily accessible.. Sec. 6. Subsection C of Section 12.22 of the Los Angeles Municipal Code is amended by adding a new subdivision 27 to read: 27. Small Lot Subdivision in the R2, RD, R3, R4, R5, RAS and the P and C zones pursuant to an approved subdivision tract or parcel map. N Notwithstanding any provisions of this Code relating to minimum lot area to the contrary, in the R2, RD, R3, R4, R5, RAS and the P and C zones, parcels of land may be subdivided into lots which may contain one, two or three dwelling units, provided that the density of the subdivision complies with the minimum lot area per dwelling unit requirement established for each zone, or in the case of a P zone, the density of the subdivision shall comply with the minimum lot area per dwelling unit of the least restrictive abutting commercial or multi -family residential zone(s). (a) A parcel map or tract map, pursuant to Section 17.00 of seq. of this Code shall be required for the creation of a small lot subdivision. (b) The minimum lot width shall be 16 feet and the minimum lot area shall be 600 square feet. The Advisory Agency shall designate the location of front yards in the subdivision tract or parcel map approval. (c) Vehicular access may be provided to either a lot containing a dwelling unit or to its required parking spaces by way of street or alley frontage, driveway access or similar access to a street. (d) All structures on a lot which includes one or more dwelling units, may, taken together, occupy no more than 80% of the lot area, unless the tract or parcel map provides common open space equivalent to 20% of the lot area of each lot not meeting this provision. (e) No front, side, or rear yard shall be required between lots within an approved small lot subdivision. However, a five-foot setback shall be provided where a lot abuts a lot that is not created pursuant to this subdivision. (f) No passageway pursuant to Section 12.21 C 2 of this Code shall be required. (g) In a P zone, lots may be developed as a small lot subdivision, provided that the General Plan land use designation of the lot is "commercial" or "multiple family residential." (h) In an R2 zone, a lot may be developed as a small lot subdivision provided that the lot meets the requirements of Section 12.09 A 3 of the Code. (105208) (i) A dwelling unit in a small lot subdivision shall not be required to comply with Paragraphs (a), (b), (f) and (g) of Section 12.21 A 17 of this Code. 0) Fences and walls within five feet of the front lot line shall be no more than three and one-half feet in height. Fences and walls within five feet of the side and rear lot lines shall be no more than six feet in height. _21- r-� Sec. 7. The City Clerk shall certify to the passage of this ordinance and have it published in accordance with Council policy, either in a daily newspaper circulated in the City of Los Angeles or by posting for ten days in three public places in the City of Los Angeles: one copy on the bulletin board located in the Main Street lobby to the City Hall; one copy on the bulletin board located at the ground level at the Los Angeles Street entrance to the Los Angeles Police Department; and one copy on the bulletin board located at the Temple Street entrance to the Los Angeles County Hall of Records. I- hereby certify that this ordinance was passed by the Council of the City of Los Angeles, at its meeting of DEC 14 2004 FRANK T. MARTINEZ, City Clerk By Deputy DEC 16 2004 Approved Approved as to Form and Legality Rockard J. Delgadillo, City Attorney Byz SHARON SIEDORF CARDENAS Assistant City Attorney Date DEC 0 3 2004 File No. CF 04-1546: CPC 2004 -3334 -CA Mayor Pursuant to Charter Section 559, 1 approve this ordinance on behalf of the City Planning Commission and recommend it be adopted ...... —2-3— December •3, 2004 see at"ed report. 6�a� CONHOWE Director of Planning DECLARATION OF POSTING ORDINANCE I, JULIA AMANTI, state as follows: I am, and was at all times hereinafter mentioned, a resident of the State of California, over the age of eighteen years, and a Deputy City Clerk of the City of Los Angeles, California. Ordinance No. 176354 - Amending Sections 12.03, 12.09, 12.12.1, 12.21 and 12.22 f the L.A.M.C. re: To Permit- Detached For -Sale Lot Subdivisions in Commercial & Multifamily Residential Zones - a copy of which is hereto attached, was finally adopted by the Los Angeles City Council on Dec. 14,L 2004, and under the direction of said City Council and the City Clerk, pursuant to Section 251 of the Charter of the City of Los Angeles and Ordinance No. 172959, on Dec. 22, 2004, I posted a true copy of said ordinance at each of three public places located in the City of Los Angeles, California, as follows: 1) One copy on the bulletin board at the Main Street entrance to Los Angeles City Hall; 2) one copy on the bulletin board at the ground level Los Angeles Street entrance to the Los Angeles Police Department; and 3) one copy on the bulletin board at the Temple Street entrance to the Hall of Records of the County of Los Angeles. Copies of said ordinance were posted conspicuously beginning on Dec. 22, 2004 and will be continuously posted for ten or more days. I declare under penalty of perjury that the foregoing is true and correct. Signed this 22nd day of Dec. 2004 at Los Angeles, California. Ordinance Effective Date: Jan. 31, 2005 (Rev. 3/21/03) i, bep4t-y--C i t y Clerk Council File No. 04-1546 i� DIVISION OF LAND LOS ANGELZCS CITY PLANNING City Hall • 200 N. Spring Street, Room 750 • Los Angeles, CA 90012 ° Date: January 10, 2006 To: Licensed Engineers, Surveyors and Subdivision Consultants From: Emily Gabel L Deputy Advisory Agency Subject: ADVISORY AGENCY POLICY NO. 2006-1 SMALL LOT SUBDIVISION (TOWNHOME) ORDINANCE Introduction On January 31, 2005 Ordinance No. 176,354 became effective. It is also known as the "Small Lot Subdivision (Townhome) Ordinance". The new ordinance is posted on the web at http://citypianning.lacity.org, under Housing Initiatives. The ordinance permits the subdivision of multi -family and commercially zoned properties into small single family or townhome style lots by reducing the minimum lot size and side yard requirements, and eliminating requirements for conventional street frontage. The ordinance does NOT apply to single family zones. The Small Lot Ordinance applies onlyto projects involving divisions of land applications for: Tracts (5 dwelling units or lots or more) or Parcel maps (4 or less dwelling units or lots). The dwelling units can be townhome, patio, bungalow courtyard style or other configurations, as long as each structure, from the foundation to the roof, is separate and independent on its own. The Department of Building and Safety will only accept construction drawings for Plan Check, after the effective date of the Advisory Agency approval under the Small Lot Ordinance of a subdivision for the division of land (Tract or Parcel Map applications) The purpose of the Small Lot ordinance is to enable ownership of fee simple single family homes. Because this new type of subdivision requires the analysis and recommendations of several City agencies, the following items must be addressed through the clear depiction of the proposed subdivision. Filing Documents for Your Small Lot Subdivision In addition to the routine documents filed with new subdivision/parcel applications, a Small Lot subdivision/parcel map filing must contain additional specific items: -25- Advisory Agency Policy No. 2006-1: Small Lot Subdivision 2 A Tract Map is required to create 5 or more lots. The Tract must be filed as a "Vesting Tentative Tract Map for Small Lot Subdivision Purposes," and accompanied by illustrative site plan, buildings elevation(s) and other illustrative information. A Site Plan Layout shall be superimposed over the proposed lot lines. 2. A Parcel Map is required to create 4 or less lots. The Parcel Map must be filed as a "Preliminary Parcel Map for Small Lot Subdivision Purposes," and accompanied by similar illustrative plans. A Site Plan layout shall be superimposed over the proposed lot lines. 3. Each tentative or preliminary map shall include in the Notes Section of the map: "Note: Small Lot Single Family Subdivision in the Zone, pursuant to Ordinance No. 176,354. " 4. A Site Plan superimposed on the proposed Small Lot tentative or preliminary map shall denote the following items: a. Any easement(s) outside of the building envelopes for vehicular and pedestrian ingress/egress; emergency access, utilities and infrastructure purposes. These easements must be identified as either public easements (for public utility purposes, for example); or private reciprocal easements (crossing lot lines for vehicular and pedestrian access and/or cross lot surface drainage, common landscape areas, for example). b. Building footprint(s). C. Identification of front, side and rear lot lines for each internal lot. d. Identification of setbacks —from adjoining properties; from front, rear and side yards within the proposed Small Lot subdivision. A matrix may also be used to identify setbacks, but should be placed on the Site Plan for ease of analysis (a sample matrix will be available online on the small lot website). A setback of 3 feet is allowed within the Venice Coastal Specific Plan Ord. No. 172,897 from adjoining properties on the side yard. e. Identification of Driveway Easement(s), location and width. Label "community driveway/fire lane" for clarity. Identification of vehicular back up space consistent with the requirements of the Zoning Code and the Department of Building and Safety. g. Identification of trash collection areas. Advisory Agency Policy No. 2006-1: Small Lot Subdivision Ordinance 3 h. All public and private easements will be shown on the Final Map. The Final Map must be labeled: "Final Vesting Tract Map for Small Lot Subdivision Purposes" OR "Final Parcel Map for Small Lot Subdivision Purposes" Accessary structures shall be shown on the tentative and Final Map and shall not be located in the required setback area. Other Requirements for a Small Lot Subdivision A Maintenance Association will be required, composed of all property owners, to maintain all common areas such as trees, landscaping, trash, parking, community driveway, walkways, monthly service for private fire hydrant (if required), etc. Each owner and future property owners shall automatically become members of the association and shall be subject to a proportionate share of the maintenance. 2. Recorded Covenant and Agreement(s) will be required for all reciprocal private easements. 3. The minimum driveway/fire lane width will be 20 feet; any back up space (vehicles leaving garages) must comply with the Zoning Code and the Department of Building and Safety requirements. 4. Light courts or wells shall be a minimum of 3 feet in width for up to two-story buildings and 4 feet in width for three-story buildings when it is next to exterior openings providing natural light and ventilation. LAMC 91.1203.4.1. 5. Emergency access and egress windows at bedrooms shall be so located that they are accessible by the Fire Department. LAMC 91-1203. The following Departments have standard requirements. In the event, a subdivider has an alternative proposal to these, then s/he must meet and get approval from relevant department prior to the Advisory Agency hearing. 6. Los Angeles Fire Department Requirements: a. The entrance or exit of all ground dwelling units shall not be more than 150 feet from the edge of a roadway of an improved street, access road, or designated fire lane. If it exceeds 150 feet, a turnaround is required. b. The Fire Department will require additional vehicular access (community driveway/fire lane width of 28 feet) where buildings exceed 28 feet in height at the edge of the roof. If they exceed 28 feet, a minimum 5 -foot stepback is required — or other alternative to the satisfaction of the Fire Department. The Advisory Agency Policy No. 2006-1: Small Lot Subdivision Ordinance 4 subdivider must secure tentative approval from the Fire Department prior to the Advisory Agency hearing. C. No building or portion of a building shall be constructed more than 300 feet from an approved fire hydrant. Distance shall be computed along path of travel. Exception: Dwelling unit travel distance shall be computed to front door of unit. d. That all Small Lot Subdivisions are required to be fully fire sprinklered. 7. Bureau of Sanitation (BOS) Solid Resource Collection Division - If the subdivider elects to utilize a City of LA waste collection service, the following are required: a. In order for BOS to provide "community driveway" collection, a LAFD turnaround area is required. Otherwise, the residents will be required to place their containers on the City street for collection. b. BOS requires the driveway serving the small lot to be no less than 15 feet in width. If parking is allowed, the vehicle travel area, with cars parked cannot be less than 15 feet wide at any point. C. If the property is gated, the gate opening must be a minimum of 20 feet wide and the gates must remain open on trash collection day from 6 am to 6 pm. d. Prior to making collection on a "community driveway" the BOS must have a signed waiver releasing them from any damage to the road that may occur due to the weight or hydraulic system in their trucks. e. There must be 20 feet of clearance directly above the curb. It must be clear of any trees or other obstacles. f. All collection Rules and Regulations would apply. A Word About Specific Plan Regulations and Small Lot Proposals Adopted specific plans may contain detailed regulations for multi -family zones, including restrictions on parking, guest parking, building heights and open space. READ THE PLAN CAREFULLY. It is likely that a small lot subdivision will be evaluated against the multi -family regulations of any adopted specific plan. In the event a deviation is sought from a specific plan, the Advisory Agency recommends that any such deviation fall within the boundaries of a Project Permit Adjustment (PPA) described in Section 11.5.7-E,2 of the Municipal Code, as these are minor deviations; and a PPA will be processed concurrently with the subdivision. If a Specific Plan Exception is required, that application must be processed separately through a Commission Hearing Examiner. Advisory Agency Policy No. 2006-1: Small Lot Subdivision Ordinance 5 Other Handy References: Small Lot Guidelines The Planning Department website also posts Small Lot Subdivision Guidelines to provide visual examples and some of the "do's and don'ts" of this innovative ordinance. Please consult the guide for good ideas. Departments Participating in Preparation of the Policy This policy has been issued with concurrence of the most affected departments: Building and Safety, Bureau of Engineering, Bureau of Sanitation, Transportation and Fire. Subdividers are always encouraged to discuss individual site circumstances with all departments prior to the Advisory Agency public hearing. This Policy will be reviewed on July 1, 2006. EGL:dl CADocuments and Settings\pcuseALocal Settings\Temp\smalllotpolicy.01.10.06.FINAL.wpd •---2—"l . Jnr, d�;-�: �,.�� • • . �L 4 CITY OF LOS ATTACHMENT 3 ANGELES SMALL LOT DESIGN GUIDELINES TABLE OF CONTENTS 1 INTRODUCTION 1 2 SITE ORGANIZATION AND URBAN FORM 3 2.1 SETBACKS AND SIDEYARDS 3 2.2 SITE LAYOUT AND DESIGN 4 2.3 HEIGHT AND MASSING 8 2.4 GRADE LEVEL 9 2.5 BUILDING TO STREET PROPORTION 10 3 PARKING AND DRIVEWAYS 13 3.1 NUMBER OF SPACES 13 3.2 DIMENSIONS 13 3.3 DESIRABLE CONFIGURATIONS 14 3.4 DRIVEWAY MATERIALS 14 4 BUILDING DESIGN AND MATERIALS 15 4.1 FENESTRATION 15 4.2 ARTICULATION OF ENTRYWAYS 16 4.3 BUILDING MATERIALS 17 4.4 ROOF LINES 17 5 LANDSCAPING 18 5.1 LANDSCAPING ADJACENT TO THE PUBLIC RIGHT OF WAY 18 5.2 LANDSCAPING WITHIN THE SITE 20 5.3 PLANT MATERIALS 20 6 ACCESS 21 6.1 PRIVACY 21 6.2 AIR, LIGHT, AND VENTILATION 21 6.3 SERVICES 22 APPENDIX A: SAMPLE SMALL LOT TRACT MAP 23 SMALL LOT DESIGN GUIDELINES -31- I INTRODUCTION THE CITY of Los ANGELES has enacted the Small Lot Ordinance (No. 17354) to allow the construction of fee -simple, infill housing on small lots in multi -family zones. The housing can take the form of single-family homes, duplexes, or triplex- es. Small lot developments can offer a space -efficient and economically attractive alternative to the traditional condo- minium development. Additionally, the ordinance offers a welcomed smart -growth alternative to the suburban single-family home. However, it brings a new set of spatial complexities. Lots may be both small and awkwardly shaped. Driveways and parking can take up much of an already limited lot size. Adjacent struc- tures and neighborhood context may effectively limit build- ing heights above two stories. In short, these spatial con- straints and complexities require innovative design solutions. This handbook provides design guidelines and suggestions both for addressing these complexities, and for ensuring that each small lot development benefits both its residents and the neighborhood. LOOKING AT SMALL LOT DESIGN FROM THREE LEVELS Constructing infill housing offers a unique set of design chal- lenges not simply on the parcel level, but also on the neigh- borhood level and within the public realm. Developers and architects must therefore consider both the design elements of each townhouse and how these designs will enhance the overall neighborhood character and vitality of the street and sidewalk. PARCEL Small lot design and layout is fundamentally a site planning challenge. It requires simultaneously addressing practical spatial requirements while creating high-quality living envi- ronments. Those practical requirements include: parking and automobile access; small lot sizes and awkward configu- rations; adequate access to air, light, and ventilation; outdoor space and privacy. Developers must address these issues in ways that ultimately enhance the living environment of each dwelling unit. Additionally, each home must exhibit a high level of design quality: well -articulated entries and facades, proportionate windows, quality building mat erials, contex- tual landscaping. SMALL LOT DESIGN GUIDELINES NEIGHBORHOOD By its very nature, infill development occurs in neigh- borhoods with preexisting development and preexist- ing characteristics. In some cases, the neighborhood will be predominantly residential; in others, the neighborhood might be predominantly commerical. Whatever the case, the design should enhance the overall quality of the neighborhood. At this scale, de- velopers and architects must consider not simply the aesthetic nature of each townhouse, but the three-di- mensional nature of the entire development: height, massing, siting and orientation. These characteristics must relate to the surrounding built form, respect- ing the overall neighborhood character and existing topography. INTRODUCTION PUBLIC REALM Each infill project, however small, must add to a vital and coherent public realm—streets and sidewalks that are pleasant, interesting, and comfortable to walk down. To do so, one must consider the three-di- mensional relationship between the infill project and the street and sidewalk. Key variables to consider are: building siting and orientation, height and massing; articulation of facades and entryways; place- ment and type of street trees; landscaping and transitional spaces; and location of driveways and ga- rages. COMPREHENSIVE GOALS: -Create high-quality indoor and outdoor living environments for all residents -Design and configure housing to mesh well within the existing neighborhood context -Enhance the public realm -Provide fee -simple home ownership opportunities for greater numbers of people, of a range of income levels -Consolidate service and access areas (parking, driveways, garbage) to minimize their adverse effects on both the public and private realms -Create high-quality public spaces or common areas (i.e. shared driveways, landscaped areas) Z SMALL LOT DESIGN GUIDELINES —33- 2 SITE ORGANIZATION AND URBAN FORM 2.1 SETBACKS AND SIDEYARDS No setbacks are required; however, neighbor- hood context should provide direction for set- ting buildings further back from the street. On commercial streets, which have a more urban character, minimal setbacks are appropriate - simply enough room for a small front stoop, and some landscaping to delineate the public and private realms (however, dwellings with ground -floor retail require no setbacks). On residential streets, preexisting setbacks will guide how far a small lot development is set back. In residential neighborhoods, AVOID configurations that ignore existing setbacks. USK M Where a uniform neighborhood setback exists, align the small lot development with this setback. Slight deviations from the setback are acceptable. WE V� 'may x� On residential streets with a range of setbacks, align small lot dwellings with the furthest protruding build- ing. On commercial streets with a range of setbacks, small lot developments should nearly abut the sidewalk, al- lowing some room for an entry, front stoop, and some transitional landscaping. However, dwellings with ground -floor retail do not require such elements. SETBACK GUIDELINES -For both commercial and residential streets, provide space for an entry, front landing, and transitional landscaping between the public side- walk and the private entryway. -Match existing setbacks to the extent possible. -On streets with varying setbacks, align small lot dwellings with the furthest protruding dwelling. SMALL LOT DESIGN GUIDELINES SITE ORGANIZATION AND URBAN FORM 2.2 SITE LAYOUT AND DESIGN Numerous spatial constraints – parking and driveways, adequate indoor and outdoor living space, and small lot size – require spatially innovative solutions. Builders and designers should ask such ques- tions as: Can I provide outdoor space not only at ground level, but also on balconies and rooftops? Is there an alternate configuration that might take advantage of existing topography to provide more open space? How might adjacent structures and street characteristics affect the development's overall form and orientation? Builders and designers should explore as many spatial avenues as possible, ultimately striking a balance between practical spatial requirements (i.e. parking, adequate interior space) and the provision of amenities (i.e. private outdoor space). Rear driveway off flanking street .J — F] a� a� Y � . C m T -driveway off front street L -driveway off front street 4 SMALL LOT DESIGN GUIDELINES SITE ORGANIZATION AND URBAN FORM a � f ^1 /�rD Townhouses with a center access driveway can enhance the public realm when front townhouses are accessible from the side- walk. iUr Small lot developments with a side access driveway should configure front townhouses to be accessible from the sidewalk. Interior townhouses should be accessed from both the driveway and a private walkway at the front of the homes. Configurations should also engage the street, sidewalk and public realm. Streets serve not only as space for vehicular movement, but also as public space for pedestrian activity and casual social interaction. When designed well, small lot developments can enhance the pre-existing character of a good street, or improve a fragmented one. To do so, infill housing should embrace rather than ignore the street. Rowhouses with integral front garages can adequately engage the street if garages are not allowed to dominate the facade. Tandem parking can minimize how much facade space is allo- cated to parking. One might also consider stacked parking with the aid of lifts. alleyway Rowhouses on commercial streets with rear alleyway access can eliminate integral front driveways and minimize setbacks to enhance the urban nature of the street. SMALL LOT DESIGN GUIDELINES —3&— MUM 3&— 5 I i Rowhouses on commercial streets with rear alleyway access can eliminate integral front driveways and minimize setbacks to enhance the urban nature of the street. SMALL LOT DESIGN GUIDELINES —3&— MUM 3&— 5 alleyway SITE ORGANIZATION AND URBAN FORM alleyway Plan view Parking -level floor plan It is possible to locate parking beneath dwellings. In this particular layout, residents access parking from the alleyway and use a community driveway to reach their own parking stall. Notice in the above righthand illustration how the dwellings are still structurally independent. As shown in this side elevation, the parking is not technically subterranean. The site is excavated so that the buildings sit below the average natural grade (indicated with a dashed line) and can be accessed from the side staircase and walkway as well as from the community driveway. 6 SMALL LOT DESIGN GUIDELINES SITE ORGANIZATION AND URBAN FORM SITE LAYOUT GUIDELINES: -To the extent possible, configure townhouses to front streets and open spaces, not driveways. -For townhouses not immediately adjacent to the street, provide a private walkway from the side- walk to them. -Minimize the total amount of driveway space and maximize green space. -Where possible, utilize alleyways for access. -Take advantage of existing topography and natu- ral features (i.e. existing trees). -Small lot developments that occupy a corner lot must have the corner townhouse entrance front the flanking street. Small lot developments that occupy a corner must have the corner townhouse entrance and main facade front the flanking street. ',3a SMALL LOT DESIGN GUIDELINES 7 SITE ORGANIZATION AND URBAN FORM 2.3 HEIGHT AND MASSING Massing refers to how a building's volume is broken up and articulated. A building envelope is the maxi- mum built volume allowed under the code. Well-designed buildings tend not to max out the building envelope but rather employ volumetric variations (i.e. height, massing, rhythm, texture) to create visual interest. These variations serve dual functions: they help small lot developments mesh with their sur- roundings, and they enhance the overal quality of the street and public realm by providing visual inter- est for pedestrians. �a I Small -lot developments that max out the building envelope rarely blend well into existing single-fam- ily neighborhoods. HEIGHT AND MASSING GUIDELINES - Use surrounding built context to inform varia- tions in height and massing. - Avoid excessive differences in height between the new development and adjacent buildings. -On streets with a more urban character, en- sure adequate massing and facade variation at street level. SMALL LOT DESIGN GUIDELINES Variations in height and massing, borrowing various forms from adjacent structures, can help small -lot developments blend better into the neighborhood. On streets with a more urban character, small -lot de- velopments should still employ variations in massing (particularly at street level) to enhance the pedes- trian realm. r3gr SITE ORGANIZATION AND URBAN FORM 2.4 GRADE LEVEL A common concern of infill townhouses is their excessive height in relation to surrounding structures. Appropriate grade levels consistent with those of surrounding structures can help to offset the potentially negative effects of increased building height. Designers and builders should avoid designs with excessive artificial grading. Resulting buildings ulti- mately appear taller than what they may be, and their facades tend to tower above the sidewalk, creating an unsightly and inhospitable environment for pedestrians and neighbors. On the other hand, subtle changes in grade can create a key tran- sitional zone between the public and private realms, as well as additional privacy for townhouse inhabitants. 10'—f— 17'---�— T N N O Small lot developments with excessive grading tend to tower above the neighborhood as well as the sidewalk. The healthy interaction between the public and private realms is compromised. 1 10'+- 17' Subtle grade changes (here, three feet) clearly delin- eate the public and private realms while still maintain- ing a comfortable relationship between these realms and their users. GRADE LEVEL GUIDELINES - Entrances should be three to five steps above grade or consistent with the average grade of existing structures. - Use "theoretical grade" as opposed to "average natural grade" when siting the development. "Theoreti- cal grade" is defined by "an imaginary line from the midpoint of the parcel on the front property line to the midpoint of the parcel on the rear property line." - Townhouses whose entrances front commercial boulevards should sit three to five steps above sidewalk level to allow room for a stoop and entryway and ideally some landscaped area. However, live -work or ground -floor commerical arrangements whose work spaces front the boulevard do not require a grade separation. SMALL LOT DESIGN GUIDELINES 9 i SITE ORGANIZATION AND URBAN FORM 2.5 BUILDING -TO -STREET PROPORTION Building -to -street proportion refers to the relationship between the height of buildings on each side of the street, to the width between those buildings. Ideal proportions create a public realm that is pleasant for both the street's residents and passers-by. In essence, this means thinking of the street and sidewalk as a potential "outdoor room." These are the kinds of outdoor spaces humans tend to most enjoy being in and walking through. Through setbacks, appropriate heights, and landscaping, small lot develop- ments can help contribute to the creation of these outdoor rooms. �15'+10'+10'–} 60'• — 10+10'-12' 127' With a height of 41 feet, the small lot development creates a height -width ratio of approximately 1:3. While this ratio is sufficient for creating the semblance of an outdoor room, the street could benefit from landscape interventions within the public and private realms adjacent to the small lot development. 17 101 SMALL LOT DESIGN GUIDELINES Many Los Angeles streets have skewed height -width ratios: low-rise buildings abut narrow sidewalks and extremely wide streets. Shown at left: Hollywood Boulevard near the 101 Freeway, looking west. — —11 SITE ORGANIZATION AND URBAN FORM While there is no magic number, the "walls," or building heights, should extend upwards at least one-quarter the width of the "floor," or the width between buildings on opposite sides of the street. Widths exceeding four times the height of buildings tend to eliminate any sense of enclosure for the pedestrian. In some cases, neighborhood con- text may preclude increased building heights. In this case, one can add street trees within the public right- of-way, and trees and landscaping within the front yard area, to add further definition to the public realm. The effect is to create clearly defined, shady spaces 1 „� The simple addition of shade trees along the parkway (here, above right, Sycamores) can greatly enhance the sense of enclo- sure and comfort for pedestrians and residents. �15'—+10'+ 10 60' 10+10,- 10'—�12'� 127' Landscaping within the public, transitional, and private realms heightens the semblance of an outdoor room. Use canopy -creating shade trees in the public and private realms. Groundcovers and low -growing plants (not higher than 4') can further enhance the understory of the public and transitional realms without creating wall- like barriers. SMALL LOT DESIGN GUIDELINES SITE ORGANIZATION AND URBAN FORM BUILDING -TO -STREET PROPORTION GUIDELINES - Attempt to achieve a building + grade height of at least 1/4 the width of the space between buildings on opposite sides of the street. - Define the public right of way through the planting of shade trees (see landscaping section for suggest- ed species) and low -growing vegetation. - Plant shade trees and ornamental plants within the private realm, to add increased definition and visual interest to both the public and private realms. However, avoid landscape schemes that call for 4'+ shrubs or other plants immediately adjacent to the sidewalk. Normandie Boulevard, Kore- atown Street width: 50' Width, building face to building face: 78' Building heights: 65-80' Height -width ratio: 1:1 7sti... a r:� a• t + Dunsmuir Avenue, Miracle Mile Street width: 40' Width, building face to building face- 86' ace:86' Building heights: 24' Ratio: 1:3 Larchmont Boulevard, Larchmont Village Street width: 70' Width, building face to building face: 101' Building heights: 13-26' Ratio: 1:4 Boulevard Saint -Michel, Paris Via Cola di Rienzo, Rome Fifth Avenue, New York Street width: 50' Street width: 50' Street width: 45' Width, building face to building Width, building face to building face: Width, building face to park edge: face: 98' 82' 100' Building heights: 80' Building heights: 50-70' Building heights: 60-300+' Height -width ratio: 1:1.2 Ratio: 1:1.4 Ratio: 1:2 to 3:1 + Street drawings and dimensions taken from Jacobs, Allan B. Great Streets Cambridge: MIT Press, 1993. 2 SMALL LOT DESIGN GUIDELINES 3 I PARKING AND DRIVEWAYS +10' 26' If an integral front driveway configuration is the only option for a small lot development, ensure that the building width allows for landscaping and a front entryway. Avoid designs in which the garage dominates the dwelling's facade. PARKING AND DRIVEWAYS The design of small -lot developments must strike a particular spatial balance: simultane- ously accommodate for the automobile but maintain high-quality public and private living environments. Often, small -lot configura- tions allow parking, driveways, and garages to dominate the landscape. These kinds of configurations both create conflicts for pedes- trians and decrease the overall aesthetic quality of the development. Frequent curb cuts and driveways jeopardize pedestrian safety and eliminate space for street trees and on -street parking. Parking improperly placed at the front of townhouses can transform their facades into large, unsightly garages. Ideally, designs should locate parking behind dwellings, accessed from alleys where present. If driveways are neces- sary, designs should minimize their number. 3.1 NUMBER OF SPACES The small lot ordinance requires the provision of two parking spaces per unit. Tandem parking is perfectly acceptable, space permitting. One space can be for a compact car. For small lot developments under to units, guest parking is not required. For develop- ments between io and loo units, .25 spaces should be provided per unit. For developments larger than this, .5 spaces should be provided per unit. 3.2 DIMENSIONS The small lot ordinance stipulates the following dimensions for parking spaces: 8'8" x 18' for standard -size cars; 7'6" x 15' for compact cars. Driveway width depends on lot depth and building configuration. Integral front drive- ways should be io'. In these configurations, the building width should adequately allow for integral front parking plus some yard and porch or landing space. Access driveways will vary in width depending on lot size, depth, and building height. Please consult the Fire Department. SMALL LOT DESIGN GUIDELINES _ Z12A _ 113 PARKING AND DRIVEWAYS 3.3 DESIRABLE CONFIGURATIONS See section 2.2 for configurations. 3.4 DRIVEWAY MATERIALS Currently semi -pervious driveway materials are not allowed under the code. However, one can use stamped concrete to create a more aesthetically pleasing alternative to the black asphalt driveway. PARKING GUIDELINES -Favor townhouse configurations that locate parking to the rear of dwellings -Where available, use alleyways as access to off-street parking -If integral front driveways must be used, the building width should allow for the driveway plus an ample amount of landscaping space and a front entryway, porch, or landing. When driveways are located to the rear of dwellings, the streetscape can become a comfortable outdoor space for residents and passers-by. 14 SMALL LOT DESIGN GUIDELINES Integral front driveway configurations tend to disrupt the continuity of the sidewalk and public realm, and eliminate space for street trees and on -street parking. _45- 4 BUILDING DESIGN AND MATERIALS 4.1 FENESTRATION Effectively placed and articulated windows serve several practical and aesthetic functions: access to light and air; a transparent bridge between the public and private realms; rhythm and visual interest. Because Los Angeles architecture runs the gamut of styles, it is difficult to suggest one particu- lar window style for townhouse developments. However, some general rules of thumb exist for ensuring that window placement and design enhance the overall quality of the project. FENESTRATION GUIDELINES - Placement should follow some consistent rhythm, to create visual clarity as well as to help avoid the creation of blank walls. -Windows need not all be horizontally or vertically propor- tioned but rather their placement and orientation should take cues from the building's overall style and configuration. Regardless of architectural style, window placement should follow some consistent rhythm. Note that rhythm is not necessarily synonymous with symmetry. SMALL LOT DESIGN GUIDELINES 15 6 11 SMALL LOT DESIGN GUIDELINES BUILDING DESIGN AND MATERIALS 4.2 ARTICULATION OF ENTRYWAYS Entryways serve as the gateway between the public and pri- vate realms. When designed well, and clearly defined, they simultaneously welcome visitors and clearly delineate the boundaries of the private realm. They may also offer habit- able outdoor space in the form of a small front porch or patio. ENTRYWAY GUIDELINES - Entryways should be clearly identifiable. This can be achieved through stepping up the entryway, adding awnings, creating a landing area or front porch, and the addition of design details. - Those townhouses fronting a street should always have their primary entryway accessible from the street. - In the case of corner townhouses, the entryway should open onto the flanking street. - Entryways should sit at a grade comparable to those of the surrounding structures but should never tower above the street. - Garages should not take the place of the main entryway. BUILDING DESIGN AND MATERIALS 4.3 BUILDING MATERIALS Because Los Angeles architecture varies in style – oftentimes within neighborhoods — these guidelines do not prescribe particular build- ing materials. However, neighborhood context and the surrounding structures should inform one's choice of materials. Generally, one should choose durable, high-quality materials, consid- ering how the materials will effect the overall look and feel of the small lot development 4.4 ROOF LINES Roof lines should offer some variation in form, both vertically and horizontally. However, less is often more. While townhouses should exhibit some individuality, excessively varied and multi -pitched and gabled roofs tend to create a visual chaos that is undesirable and unneces- sary. The key is to consider the effect the build- ing's design elements (i.e. height and massing, entryways, balconies, roof lines) will have on the overall look and form of the dwelling. Excessively varied and multi -pitched and gabled roofs risk creating a visual chaos. Roof lines can create subtle variations in form while still allowing room for individuality. SMALL LOT DESIGN GUIDELINES 17 —491 -- LANDSCAPING AND SMALL LOTS Two types of landscape areas exist when de- signing small lots: those adjacent to the public right of way, and those located within the site. Each fulfills a dual but somewhat separate role. Those adjacent to the public right of way are not simply assets to their owners, but also to the neighborhood, the public realm, and to pass- ers-by. These landscapes help to create a sort of outdoor living room. Those landscapes located within the site are assets not simply to the resi- dents of the small -lot development, but also to the individual owners of that landscape. They provide much-needed private outdoor space and some territory to treat as their own. 5.1 LANDSCAPING ADJACENT TO THE PUBLIC RIGHT OF WAY Front yard space serves a dual function, and thus deserves particular attention. It acts as both habitable outdoor space for its owners, and as a proverbial shared living room of the neigh- borhood. That is, while strangers may not walk into the space, the yard is still a visual amenity to the neighborhood and passers-by. Addition- ally, it serves as a semi -transparent bridge be- tween the private interior of the townhouse, and the public realm of the sidewalk and street. Typical but inappropriate landscaping comes in the form of turf grass along the parkway and no street trees; 7' -tall shrubs or fencing in the tran- sitional zone, or just turf grass; and turf grass in the private realm, with a few shrubs abutting the building. The effect is a bland environment that offers little visual interest, but that requires much water to maintain. This kind of landscap- ing views the space as an afterthought. 18 SMALL LOT DESIGN GUIDELINES LANDSCAPING 5 Transtional planting of Senecio (ground cover), Silver Jade (foreground), Fox Tail Agave (center), Toothless Sotol (upper), and olive trees. This landscape of turf grass and few trees is visu- ally bland, requires extensive irrigation, and fails to enhance or define both the public and private outdoor realms. , �/i q` _ LANDSCAPING U @ N C CL +�o c u, a G f6 d Subtle variations in grade and drought -tolerant plant ma- terials gracefully define transitions between the public and private realms. A better approach is to view the landscape as three interlocking but separate zones: the public realm (the street, parkway, and sidewalk); the transitional zone near the lot line; and the private realm beyond the lot line. When landscaping for these zones, a general rule of thumb is to strike a balance between privacy and transparency, visual interest and order. One can delineate the three zones through subtle but defined grade separations, which step up to the private realm of the home. Within each zone one can plant a different set of plant materials, to add further definition. The addition of shade trees, both within the public and private realms, can complete the outdoor room. This approach accomplishes several goals: - Clearly delineates zones without creating walls - Maintains visual interest through varia- tions in plant materials, grades, and lim- ited hardscape - Minimizes water consumption and maxi- mizes contributions to local flora and fauna - Enhances the living environment of both the public and private realms LANDSCAPING AND PUBLIC RIGHT -Of -WAY GUIDELINES -Use a range of low-water and drought - tolerant plant materials to provide visual interest. -Employ subtle variations in grade to delineate transitions. Avoid the use of tall fencing (over 4') and shrubbery immedi- ately adjacent to the sidewalk. -Avoid water -thirsty turf grass. Use low- water and drought -tolerant ground covers instead (see suggested species list). -Plant shade trees within the public realm, ideally spaced between 15' and 2o' apart. SMALL LOT DESIGN GUIDELINES 19 5.2 LANDSCAPING WITHIN THE SITE Whenever possible, small lot designs should designate some fully private outdoor space for each dwelling. This can take the form of small interior yards, balconies, and roof decks. For these spaces, the emphasis should be placed on flexibility, rather than a sense of completion. For yard space, plant materials need not be too varied, so that residents may easily modify them to make them their own. For balconies and roof decks, size should be generous enough to create usable spaces. 5.3 PLANT MATERIALS Ultimately the landscape should in some way enhance the natural environment of the neigh- borhood. Additionally it should be relatively low -maintenance. Drought -tolerant and native species satisfy both of these criteria. Requir- ing little maintenance once established, these kinds of plants can create visually appealing and ecologically sound landscapes. The follow- ing website offers suggested species, as well as sample landscapes to show possible groupings of plants: www.bewaterwise.com/Gardensoft/ garden—gallery.aspx . PLANTING GUIDELINES - Apply mulch in between and around plants, both to conserve moisture and to eliminate bare earth, which can look unsightly and give the landscape a barren feel. - Use low-water ground covers instead of high-water turf grass. However, avoid inva- sive ground covers such as English Ivy and Ice Plant. See above website for suggested species. - Plant in groupings according to water needs. - Maximize soft landscaping - Incorporate existing natural features and topography 20 SMALL LOT DESIGN GUIDELINES LANDSCAPING Groundcovers of Shrimp Pink Aloe and Senecio en- hance and define the public realm without creating walls or barriers. A boulevard planting of Deer Grass, Fescue, and low- water shade trees. _�+— 6 ACCESS Narrow sideyards can pose problems of privacy and often fail to provide adequate access to air, light, and ventilation. 6.1 PRIVACY With small lot developments come issues of privacy — not only for residents of the new townhouses, but also for those of neighboring properties. Improperly designed developments create situations in which balconies overlook neighboring yards or face other balconies, and windows face directly onto neighboring win- dows. Small lot designs should maximize access to private outdoor space, light, and views, while ensuring an adequate level of privacy of all resi- dents. This will require particular attention to the orientation and spatial form of the develop- ment, distances between walls, and the location of windows and balconies. PRIVACY GUIDELINES - Windows and balconies should not face or overlook each other. - When possible, minimize the number of windows overlooking into neighboring interior private yards. Otherwise use translucent glass and/or screen the windows with landscaping. 6.2 AIR, LIGHT, AND VENTILATION The small lot ordinance minimizes the size of side, rear, and front yards in order to make townhouse construction feasible. While al- lowing for increased density, the reductions make providing access to air, light, and ventila- tion more complicated, Thus, architects and builders must take full advantage of three-di- mensional space to create environments that are livable. Key criteria for natural light and ventilation are that the building's orientation and configuration, and the placement of win- dows allow for: - daylight to reach all living space for part of the day, to the extent possible; - adequate cross ventilation from cross breezes when windows are open. Certain configurations lend themselves better than others to meeting these criteria. In gener- al, one should avoid configurations that rely on narrow sideyards (less than 6 feet from building SMALL LOT DESIGN GUIDELINES 21 face to building face) for access to air and light. Look to provide courts, niches, alcoves and other spaces to allow for access to air, light, and ventilation. 6.3 SERVICES With small lot developments come a concentra- tion of service and utility facilities — garbage storage, vents, meters and transformers. To minimize impact on adjacent dwellings and the surrounding neighborhood, small lot designs should attempt to locate these facilities in areas that are unobtrusive, and in ways that integrate them into the surroundings. Ideally, locations for service should be consolidated. SERVICE GUIDELINES - Whenever possible, consolidate servicing areas (i.e. trash) where they are easily accessible but do not adversely impact adjacent residences -Screen trash pickup areas with landscaping so that they blend into the surroundings as much as possible -Locate transformers, utility meters and HVAC equipment to the rear of dwellings whenever possible. If this is not possible, ensure that they are not visible from the public right of way. 22 SMALL LOT DESIGN GUIDELINES ACCESS A APPENDIX: SAMPLE SMALL LOT TRACT MAP VESTING TENTATIVE TRACT MAP for SMALL LOT Include in Notes SUBDIVISION PURPOSES' Section: "Note: Small Lot Single Family Subdivision in the __ Zone, pursuant to Ordinance No 176354" _ — _ _ _ _ _ _ _ _ _ — _ Indicate location of I any guest parking 1 I I Designate Show building I I front yards for footprints and LOT 1 LOT 4 each lot label lots I I I s= �l I I 1 I LOT 2 3 LOT 5 — Indicate property lines �— I E E LOT 3 ° I LOT 6 Icy'+ Indicate setbacks for + " w; all front, rear, Indicate and side yards — — — — trash collection areas Label "community driveway/fire lane" (including dimensions), and identify any easements outside the building envelopes (e.g. pedestrian ingress/egress, emergency access, utilities) 1. All other information required by Sec. 17.00 for filing is also required but is not shown in this example. SMALL LOT DESIGN GUIDELINES 23 MCN7E N5TA,%,t`AC Y PARCEL Pop" PARCEL 4 1V MONTE VT;T.% -AVE IAKF 1, 3 43 MONTE VISTA -A\'F- _... _ I 135 Monte Vista Ave. '4'c47 ELPE1 AVE. [Project Site Area: 0.21 Acre 'No. of Units: 4 Developer: Harbinger Homes, Inc. -...;Status: Under Construction 2,01 FILEN AVE. Ti won boil i 01 ' a 0 101 On 411U fYi11 1911Y IIfII 1 0 MZ M l Cant.FMT% 1W" INRTAXO 1 Wood MM Stacked SM90 Front Elevation ewe loth MMMT Gear Elevation Right Elevation Lett Elevation 1596 Santa Ana Ave. -� ;' Project Site Area: 0.194 Acre No. of Units: 2 ,,,E • _ u-- � .A •.. t } Developer: RSI Status: Construction I I Completed f ao•r+ Gear Elevation Right Elevation Lett Elevation pow"" � .-ra res 2590 Orange Ave. Project Site Area: 0.20 Acre No. of Units: 2 Developer: Jim Marino, Marino Investments Status: ----------------------- ------- s . . D .. K— - t ----------------------- ------- A A EM790 This page is part of your document - DO NOT DISCARD o�l�$ 20091320039 + . } I III II VIII VIII VIII VIII VIII VIII VIII VIII VIII VIII IIII 1111 } Recorded/Filed in Official Records k Recorder's Office, Los Angeles County, California 08/27/09 AT '08:OOAM FEES: TAXES: OTHER: PAID: IN11IIIIIIIIVIIIIIVI111IIIIIIIUIIIIII111111IIIRIIIIIIII111IWlllnl111 LEADSHEET IIIIILIIIVIII111IIIIIII101I11IIIIAIISISIILIINSIYIIIIIII111HI 200908270210010 00001114320 iMtn��mmrum 002285176 SEQ: 26 iisNTitle �iCompany n(Hard rniCopy) 11111111111111111 IN 111111111111111111THIS FORM IS NOT TO BE DUPLICATED� �q - T44 ATTACHMENT 5 I■ P0046'. 144.00 0.00 0.00 144.00 RECORDING REQUESTED Or FIRST AMERICAN TITLE COMPANY NATIONAL HOMEBUILDER SERVICES SU13DMSION DEPARTMENT RECORDING REQUESTED BY: WHEN RECORDED, MAIL TO: JACKSON, DeMARCO, TIDUS & PECKENPAUGH (SLM) 2030 Main Street, Suite 1200 Irvine, CA 92614 *20091320039* (Space Above for Recorder's Use) DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND RESERVATION OF EASEMENTS FOR GATSBY HOLLYWOOD 6177-49502\CCRS\ 799589.6 8/19/09 El TABLE OF CONTENTS FOR DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND RESERVATION OF EASEMENTS FOR GATSBY HOLLYWOOD ARTICLE I DEFINITIONS... Page 1 1.1 Architectural Rules............................................................................................ 1 1.2 City.................................................................................................................... 2 1.3 Close of Escrow................................................................................................ 2 1.4 County............................................................................................................... 2 1.5 Committee.........................................................................................................2 1.6 Declarant........................................................................................................... 2 1.7 Declaration..................................................... ................................................... 2 1.8 Family ........ ........ ---.......................................................................................... 2 1.9 Fannie Mae.................................................................:...................................... 2 1.10 FHA................................................................................................................... 2 1.11 Freddie Mac....................................................................... 1.12 Ginnie Mae........................................................................................................ 2 1.13 Improvement.....................................................................-----...--...................... 2 1.14 Includes, Including............................................................................................ 3 1.15 Lot .................... ........................................................... -... ............................... 3 1.16 Maintain, Maintenance...................................................................................... 3 1.17 Maintenance Guidelines, Maintenance Manual or Maintenance Recommendations............................................................................................. 3 1.18 Mortgage........................................................................................................... 3 1.19 Mortgagee......................................................................................................... 3 1.20 Mortgagor..........................................................................................................3 1.21 Official Records................................................................................................ 3 1.22 Owner................................................................................................................3 1.23 Person................................................................................................................3 1.24 Properties.......................................................................................................... 4 1.25 Record, Recorded, Recordation, or Filed.......................................................... 4 1.26 Residence.......................................................................................................... 4 1.27 Right to Repair Law.......................................................................................... 4 1.28 Rules and Regulations....................................................................................... 4 1.29 Supplemental Declaration................................................................................. 4 1.30 VA..................................................................................................................... 4 ARTICLE II USE RESTRICTIONS...................................................................................... 4 2.1 Single Family Residence ........................................ ........... --.............................. 4 2.2 Owners Association.......................................................................................... 4 4- 61774950ZCCRS\ 799589.6 8/19/09 3 TABLE OF CONTENTS (continued) Page 2.3 Improvements.................................................................................................... 5 2.4 Height and Setback Requirements.................................................................... 5 2.5 Grading and Concrete....................................................................................... 5 2.6 No Liability....................................................................................................... 5 2.7 Mechanics' Liens.............................................................................................. 5 2.8 Signs......... ......................................................................................................... 5 2.9 View Obstructions............................................................................................. 6 2.10 Occupancy of Vehicles..................................................................................... 6 2.11 Nuisances ...................... __..... ...-...................................... ................................. 6 2.12 Antenna and Satellite Dish Restrictions............................................................ 7 2.13 Animal Restriction............................................................................................ 8 2.14 Parking and Vehicular Restrictions................................................................... 9 2.15 Business or Commercial Activity ...................................................................10 2.16 Trash................................................................................................................I1 2.17 No Hazardous Activities................................................................................. 11 2.18 No Mining and Drilling................................................................................. 11 2.19 Water and Sewer Systems............................................................................... 11 2.20 Drainage.......................................................................................................... 12 2.21 Further Subdivision........................-----............................................•............... 12 2.22 Pollutant Controls; Planter Boxes; Permeable Pavers; Sump Pit ................... 12 2.23 Solar Energy Systems..................................................................................... 13 2.24 Floor and Roof Load Limitations.................................................................... 13 ARTICLE III EASEMENTS AND ENCROACHMENTS 14 3.1 Utility Easements............................................................................................ 14 3.2 Exclusive Use Easements - Utility Vaults ...................................................... 14 3.3 Access to Drainage Ways................................................................................. 14 3.4 Sidewalks........................................................................................................ 14 3.5 Declarant Easements....................................................................................... 14 3.6 Right of Entry.................................................................................................. 15 3.7 Support, Settlement and Encroachment.......................................................... 15 3.8 Cross -Lot Drainage............ ............................................................................. 15 3.9 Clustered Mailboxes........................................................................................ 15 ARTICLE IV LANDSCAPE, IRRIGATION, AND MAINTENANCE ............................... 15 4.1 Exterior Maintenance and Repair; Owner's Obligations ................................ 15 4.2 Perimeter Wall Maintenance........................................................................... 16 4.3 Party Walls......................................................................................................16 ARTICLE V ARCHITECTURAL AND LANDSCAPE COMMITTEE ............................17 5.1 General Duties.................................................................................................17 5.2 Exemptions From Committee Review............................................................ 17 5.3 Members of Committee.....................................................................•---.......... 17 6177-49502\CCRS\ 799589.6 8/19/09 TABLE OF CONTENTS (continued) Page 5.4 Election of Committee Members.................................................................... 18 5.5 Meetings of the Committee........, ...................................................... 19 5.6 Submittals to Committee................................................................................. 19 5.7 Approval and Disapproval.............................................................................. 19 5.8 No Waiver of Future Approvals...................................................................... 19 5.9 Time Requirements.....................---•................................................................ 19 5.10 Pre-Approvals................................................................................................. 20 5.11 Variance.......................................................................................................... 20 5.12 Nonconformity................................................................................................ 20 5.13 Compensation of Members............................................................................. 20 5.14 Non -Liability of Committee Members............................................................ 20 ARTICLE VI TERMINATION, AMENDMENT, AND SEVERABILITY ......................... 21 6.1 Term; Termination.......................................................................................... 21 6.2 Amendment by Declarant............................................................................... 21 ARTICLE VII EXEMPTION AND RIGHTS OF DECLARANT ......................................... 22 7.1 In General........................................................................................................ 22 7.2 Assignment of Declarant's Rights.................................................................. 22 7.3 Exercise of Rights........................................................................................... 23 ARTICLE VIII DISCLOSURES.............................................................................................. 23 8.1 No Representations or Warranties.................................................................. 23 8.2 Property Lines................................................................................................. 23 8.3 Utility Improvements...................................................................................... 23 8.4 Electrical Power Lines...--•.............................................................................. 23 8.5 Urban Environment......................................................................................... 24 8.6 Lot 35/Orchard Gables Cottage...................................................................... 24 8.7 Highways and Major Thoroughfares.............................................................. 24 8.8 Surrounding Uses............................................................................................ 24 8.9 Earthquake Fault Zones................................................................................... 25 8.10 Special Districts.............................................................................................. 25 8.11 Supplemental Real Property Taxes................................................................. 25 8.12 Mold................................................................................................................26 ARTICLE IX DISPUTES WITH DECLARANT PARTIES ................................................ 26 9.1 Disputes...........................................................................................................26 9.2 No Enhanced Protection Agreement............................................................... 33 ARTICLE X ENFORCEMENT OF RESTRICTIONS........................................................ 33 10.1 Enforcement ...................... 10.2 Costs and Attorneys' Fees. -4-,3- 33 34 6177-49502\CCAS\ 799589.6 8/19/09 5 A TABLE OF CONTENTS (continued) Page ARTICLE XI MISCELLANEOUS....................................................................................... 34 11.1 Constructive Notice and Acceptance............................................................ 34 11.2 Insurance Obligations of Owners .................. .:..:::........................................... 35 11.3 Interpretation ............................... ........................................................... 35 11.4 Severability......:.:.:.:...:...:...:......::...::................................35 11,5 Mortgage Protection........................................................................................ 35 11.6 Statutory References....................................................................................... 35 11.7 Articles, Sections and Exhibits....................................................................... 35 11.8 Priorities and Inconsistencies.......................................................................... 35 SUBORDINATION EXHIBIT A - APPROXIMATE LOCATIONS OF EXCLUSIVE USE AREA UTILITY VAULTS -iv- 617749502\CCRS\ 799589.6 8/19/09 ME a DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND RESERVATION OF EASEMENTS FOR GATSBY HOLLYWOOD THIS DECLARATION OF COVENANTS, CONDITIONS, RESTRICTIONS AND RESERVATION OF EASEMENTS is made by MH WILCOX, LLC, a Delaware limited liability company, hereinafter referred to as "Declarant" PREAMBLE: A. Declarant owns certain real property located in the City of Los Angeles, County of Los Angeles, State of California, more particularly described as follows: Lots 1 to 34, inclusive, of Tract No. 66782, as shown on a Subdivision Map, recorded in Book 1354, at Pages 42 to 46, inclusive, of Maps, in the Office of the Los Angeles County Recorder. B. Declarant has deemed it desirable to impose a general plan for the improvement and development of all of the Lots (as hereinafter defined) located within the Properties (as hereinafter defined), through the creation of certain protective covenants, conditions, restrictions, reservations, easements, equitable servitudes, liens, and charges all running with the Properties as hereinafter set forth. C. Declarant hereby declares that all of the Properties shall be held, sold, conveyed, encumbered, hypothecated, leased, used, occupied, and improved subject to the following easements, restrictions, covenants, conditions, and equitable servitudes, all of which are imposed for the purpose of uniformly enhancing and protecting the value, attractiveness, and desirability of the Properties in furtherance of a general plan for the protection, maintenance, subdivision, improvement, and sale of the Properties, or any portion thereof. The covenants, conditions, restrictions, reservations, easements, and equitable servitudes set forth herein shall run with the Properties and shall be binding upon all Persons having any right, title, or interest in the Properties, or any portion thereof, their heirs, successors, and assigns, and shall inure to the benefit of every portion of the Properties and any interest therein, and shall inure to the benefit of and be binding upon Declarant and its successors in interest, and each Owner (as defined herein) and his or her respective successive Owners, and may be enforced by Declarant or by any Owner. ARTICLE I DEFINITIONS 1.1 ARCHITECTURAL RULES. Architectural Rules means the rules or guidelines setting design standards and procedures for submission of improvement plans for Committee approval. -1- 6177-49502\CCRS\ 799589.6 8/19/09 1.2 CITY. City means the City of Los Angeles, California, its various departments, divisions, employees and representatives. 1.3 CLOSE OF ESCROW. Close of Escrow means the date on which a deed conveying any Lot in the Properties from Declarant to an Owner is Recorded in the Office of the Los Angeles County Recorder. 1.4 COUNTY. County means the County of Los Angeles, California, its various departments, divisions, employees and representatives. 1.5 COMMITTEE. Committee means the Architectural and Landscape Committee formed pursuant to Article V hereof. 1.6 DECLARANT. Declarant means MH WILCOX, LLC, a Delaware limited liability company, its successors, and any Person to whom it assigns any of its rights as Declarant by written assignment. For purposes of this Section, "successor" means a Person who acquires Declarant or substantially all of Declarant's assets by sale, merger, consolidation, sale of stock, operation of law, or otherwise. Declarant may determine, in its sole discretion, the time, place and manner by which is discharges its obligations and exercises its rights under this Declaration. 1.7 DECLARATION. Declaration means this instrument as is or as it may be amended or restated. 1.8 FAMILY. Family means one or more natural Persons related to each other by blood or legally related to each other by marriage or adoption, or a group of Persons not all so related, but who maintain a common household in a Residence. 1.9 FANNIE MAE. Fannie Mae means the Federal National Mortgage Association, a government-sponsored private corporation established pursuant to Title VIII of the Housing and Urban Development Act of 1979 and its successors. 1.10 FHA. FHA means the Federal Housing Administration of the United States Department of Housing and Urban Development and its successors. 1.11 FREDDIE MAC. Freddie Mac means the Federal Home Loan Mortgage Corporation created by Title II of the Emergency Home Finance Act of 1970 and its successors. 1.12 GINNIE MAE. Ginnie Mae means the Government National Mortgage Association administered by the United States Department of Housing and Urban Development and its successors. 1.13 IMPROVEMENT. Improvement means all structures and appurtenances thereto of every type and kind, including, but not limited to, the Residence and additions thereto, balcony covers, awnings, walkways, sprinkler pipes, drainage pipes and facilities, clustered mail box improvements, garages, roads, driveways, parking areas, satellite dishes and similar receiving and broadcasting devices, solar heating fixtures, fences, screening walls, retaining walls, stairs, decks, landscaping, hedges, windbreaks, plantings, trees and shrubs, poles, signs, 6177-49502\CC12S\799589.6 8/19/09 and exterior air conditioning and water softener fixtures and equipment and the visible surface of any such item, and the paint or finish on the surface thereof. 1.14 INCLUDES, INCLUDING. Whether capitalized or not, includes and including mean "includes without limitation" and "including, without limitation," respectively. 1.15 LOT. Lot means any residential Lot shown upon a Recorded Subdivision or Parcel Map or Maps of the Properties as it may be amended and subject to any applicable lot line adjustments. 1.16 MAINTAIN, MAINTENANCE. Whether capitalized or not, maintain and maintenance mean "maintain, repair and replace" and "maintenance, repair and replacement," respectively; provided, however, that maintain or maintenance shall not include repair and replace(ment) where the context or the specific language of this Declaration provides another meaning. 1.17 MAINTENANCE GUIDELINES, MAINTENANCE MANUAL OR MAINTENANCE RECOMMENDATIONS. Maintenance Guidelines means any current written guidelines, setting forth procedures and standards for the maintenance of the Lots by the Owners, that may be provided to each Owner by Declarant or any governmental agency. Maintenance Guidelines include any Maintenance Manual initially prepared at Declarant's direction and containing Maintenance Recommendations prepared by Declarant pertaining to a Residence or Lot. 1.18 MORTGAGE. Mortgage means any Recorded instrument, including a deed of trust, by which a Lot or Lots are hypothecated to secure performance of an obligation. 1.19 MORTGAGEE. Mortgagee means a Person to whom a Mortgage is made, or the assignee of the Mortgagee's rights under the Mortgage by a Recorded assignment. Mortgagee includes the beneficiary under a deed of trust. 1.20 MORTGAGOR. Mortgagor means a person who has mortgaged his property. Mortgagor includes the trustor under a deed of trust. 1.21 OFFICIAL RECORDS. Official Records means the Official Records of Los Angeles County, California. 1.22 OWNER. Owner means the Person or Persons, including Declarant, holding fee simple interest of record to any Lot. The term "Owner" shall include sellers under executory contracts of sale but excludes Mortgagees. For purposes of Article II only, unless the context otherwise requires, "Owner" shall also include the Family, guests, invitees, licensees, and tenants of any Owner. 1.23 PERSON. Person means a natural individual, a corporation, or any other entity recognized under California law. When not capitalized, "person" refers only to natural individuals. 6177-49502\CCAS\ 799589.6 8/19/09 +T Y9.j- 1.24 PROPERTIES. Properties means the real property described in Preamble A of this Declaration. 1.25 RECORD, RECORDED, RECORDATION, OR FILED. Record, Recorded, Recordation or Filed means, concerning any document, the recordation or filing of such document in the Office of the County Recorder. 1.26 RESIDENCE. Residence means a detached building located on a Lot and designed and intended for use and occupancy as a dwelling for a single Family. 1.27 RIGHT TO REPAIR LAW. Right to Repair Law means Division 2, Part 2, Title 7 (commencing with Section 895) of the California Civil Code. 1.28 RULES AND REGULATIONS. Rules and Regulations means the current rules and regulations for the Properties that may be created by the Committee. 1.29 SUPPLEMENTAL DECLARATION. Supplemental Declaration means a Recorded instrument that imposes conditions, covenants, or restrictions, or reserves easements. A Supplemental Declaration may affect one or more Lots. Declarant may Record a Supplemental Declaration against any Lots that Declarant owns. A Supplemental Declaration may modify this Declaration as applied to the Lots made subject to the Supplemental Declaration. 1.30 VA. VA means the Department of Veterans Affairs of the United States of America and its successors. ARTICLE II USE RESTRICTIONS All real property within the Properties shall be held, used, and enjoyed subject to the following limitations and restrictions, subject to the exemptions of Declarant set forth in Article VII and elsewhere herein: 2.1 SINGLE FAMILY RESIDENCE. Each Lot shall be used as a dwelling for a single Family and for no other purpose. Subject to any Owner occupancy requirements separately imposed by Declarant, an Owner may rent his Lot to a single Family provided that the Lot is rented pursuant to a lease or rental agreement which is (a) in writing, and (b) subject to this Declaration. 2.2 OWNERS ASSOCIATION. The Owners may establish an "association," as defined in California Civil Code Section 1351(a), only with the prior approval of fifty-one percent (51%) of the Owners in the Properties. Such association may be formed to exercise the powers enumerated in California Civil Code Section 1363, including (1) maintaining and administering real property within the Properties, (2) administering and enforcing the Declaration and other governing documents, and (3) collecting and disbursing assessments and charges. Approval of the creation of an association under this Section further constitutes the requisite Owner approval of an amendment to this Declaration to provide for the rights and obligations of the association. 6177-49502\CCRS\ 799589.6 8/19/09 P 2.3 IMPROVEMENTS. 2.3.1 Outdoors. The following outdoor Improvements are prohibited unless installed as a part of the original construction of the Properties by Declarant, or with the approval of the Declarant or Committee: (a) clotheslines, except those installed out of sight of other Lots, (b) balconies, (c) patio or deck covers, (d) wiring, air conditioning equipment, water softeners, or other similar Improvements, (e) Improvements protruding through or on the surface of the walls or roofs of buildings, and (f) other exterior additions or alterations to any Residence or Lot. 2.3.2 Installation of Front Yard Landscaping. Declarant shall install front yard landscaping for each Lot in the Properties. 2.3.3 Indoors. No Owner or other resident of the Properties may line or coat any window with paint, foil, paper, newspaper, cardboard or other reflective material. However, for a period not to exceed ninety (90) days following the Close of Escrow for the sale of the Lot, the Owner may use clean white sheets as temporary window coverings pending installation of permanent draperies, shutters or other appropriate window coverings. 2.3.4 Code Requirements. All Improvements in the Properties must be completed in accordance with the Uniform Building Code and applicable laws, ordinances, regulations or requirements of governmental authorities with jurisdiction over the Properties. 2.4 HEIGHT AND SETBACK REQUIREMENTS. Pursuant to the City conditions of approval for the Properties, the maximum building height for buildings in the Properties is thirty-six (36) feet from the City approved pad grade. Contact City for specific minimum setback areas for each Lot. No Owner shall construct or cause to be constructed any Improvement on such Owner's Lot which violates these height and setback requirements. 2.5 GRADING AND CONCRETE. No Owner may alter the grading design or concrete areas installed in an Owner's Residence or in any portion of the Properties. 2.6 NO LIABILITY. Declarant shall not be liable or responsible for any damage that results from Improvements installed, constructed or modified by or at the direction of an Owner. Owners are advised to consult and use qualified consultants and contractors when installing, constructing or modifying Improvements in the Owner's Residence or on the Lot. 2.7 MECHANICS' LIENS. No Owner may cause or permit any mechanic's lien to be filed against another Owner's Lot for labor or materials alleged to have been furnished or delivered to such Owner, and any Owner who permits a mechanics' lien to be so filed shall cause the lien to be discharged no later than five (5) days after notice to the Owner from the Declarant or the Owner of the affected Lot. 2.8 SIGNS. Subject to California Civil Code Sections 712, 713 and 1353.6, no sign, poster, billboard, balloon advertising device or other display of any kind shall be displayed within the Properties or on any public street within or abutting the Properties except for the following signs, so long as they comply with applicable City requirements: 617749502\CCRS\ 799589.6 8/19/09 �k 2.8.1 signs (regardless of size or configuration) used by Declarant in connection with construction, alteration or development of the Properties or sale, lease or other disposition of Lots in the Properties; 2.8.2 one (1) nameplate or similar Owner name or address identification sign for each Lot which complies with Committee rules; 2.8.3 one (1) sign for a Lot advising of the existence of security services protecting a Lot which complies with Committee rules; 2.8.4 one (1) sign which may be displayed on each Lot advertising the Lot for sale or lease; and 2.8.5 other signs or displays authorized by the Committee. 2.9 VIEW OBSTRUCTIONS. Neither Declarant nor any of its authorized agents, representatives or employees have made any warranties or promises concerning any view, present or future, that may be enjoyed from all or any portion of the Properties. The view from the Residence and Lot and any portion of the Properties may change or differ from renderings, computer generated models and other visual representations. These views may be affected or obstructed by (i) current or future construction outside the Properties; (ii) installation of Improvements, including, but not limited to, structures, fences, walls and landscaping installed by Declarant, Owners or owners of property outside the Properties and (iii) the growth of trees, landscaping or other vegetation within or outside the Properties. Owners acknowledge that, under California law, views are not subject to legal protection. Owners also acknowledge that this Declaration contains no provisions intended to protect the view from the Residence, Lot or any other portion of the Properties. 2.10 OCCUPANCY OF VEHICLES. No garage, trailer, camper, motor home, boat, or recreational vehicle shall be used as a dwelling in the Properties, either temporarily or permanently. 2.11 NUISANCES. Noxious or offensive activities are prohibited in the Properties and on any street abutting or visible from the Properties. The Committee is entitled to determine if any device, noise, odor, or activity constitutes a nuisance. 2.11.1 Nuisance Devices. Nuisance devices may not be kept or operated in the Properties or on any public street abutting the Properties, or exposed to the view of other Lots or streets. Nuisance devices include the following: (a) All horns, sirens, whistles, bells or other sound devices (except security devices used exclusively to protect the security of a Residence or a vehicle and its contents); (b) Noisy or smoky vehicles, power equipment (excluding lawn mowers and other equipment used in connection with ordinary landscape maintenance), and Prohibited Vehicles (defined below); 6177-49502\CCRS\ 799589.6 8/19/09 ,v (c) Devices that create or emit loud noises or noxious odors; (d) Construction or demolition waste containers (except as permitted in writing by the Committee); (e) Devices that unreasonably interfere with television or radio reception to a Lot; (f) Plants, trees, shrubs, seeds or any other landscaping materials infected with noxious insects or plant diseases; (g) The presence of any other thing in the Properties which may (i) increase the rate of insurance in the Properties, (ii) result in cancellation of the insurance, (iii) obstruct or interfere with the rights of other Owners, (iv) violate any law or provisions of this Declaration or the Rules and Regulations, or (v) constitute a nuisance or other threat to health or safety under applicable law or ordinance. 2.11.2 Nuisance Activities. Nuisance activities may not be undertaken in the Properties or on any public street abutting the Properties, or exposed to the view of other Lots or streets. Nuisance activities include the following: (a) Hanging, drying or airing clothing, fabrics or unsightly articles in any place that is visible from other Lots or public streets; (b) The creation of unreasonable levels of noise from parties, recorded music, radios, television or related devices, or live music performance; (c) The creation of unreasonable levels noise from a barking dog or other animal kept in the Properties (e.g., chronic daily nuisance barking by a dog over extended periods of time); (d) Repair or maintenance of vehicles or mechanical equipment, except in a closed garage or rear yard screened from view by other Lots; (e) Outdoor fires, except in barbecue grills and fire pits designed and used in such a manner that they do not create a fire hazard; (f) Outdoor storage of bulk materials or waste materials except in temporary storage areas designated by the Committee; (g) Any activity which may (i) increase the rate of insurance in the Properties, (ii) result in cancellation of the insurance, (iii) obstruct or interfere with the rights of other Owners to quiet enjoyment of their Lots, (iv) violate any law or provisions of this Declaration or any Rules and Regulations, or (v) constitute a nuisance or other threat to health or safety under applicable law or ordinance. 2.12 ANTENNA AND SATELLITE DISH RESTRICTIONS. No Person may install on the exterior of any Residence or in any portion of the Lot any antenna or over -the -air receiving device except for an "Authorized Antenna." An Authorized Antenna is (i) an antenna 6177-49502\CCRS\ 799589.6 8/19/09 7+ -- I designed to receive direct broadcast satellite service, including direct -to -home satellite service, that is one meter or less in diameter, or (ii) an antenna designed to receive video programming service, including multichannel multipoint distribution service, instructional television fixed service, and local multipoint distribution service, and is one meter or less in diameter or diagonal measurement, or (iii) an antenna designed to receive television broadcast signals, and includes (iv) a mast supporting an antenna described in items (i), (ii), or (iii) above. 2.12.1 Restrictions on Installation. The Committee may adopt reasonable restrictions on installation and use of an Authorized Antenna in order to minimize visibility of the Authorized Antenna from other Lots. Such restrictions may designate one or more preferred installation locations, or require camouflage such as paint (subject to the antenna manufacturer's recommendations) or screening vegetation or other Improvements. However, no restriction imposed by the Committee may (i) unreasonably delay or prevent the installation, maintenance or use of an Authorized Antenna, (ii) unreasonably increase the cost of installation, maintenance or use of an Authorized Antenna, or (iii) preclude acceptable duality reception. 2.12.2 Prohibitions on Installation. The Committee may prohibit the installation of an Authorized Antenna in a particular location if, in the Committee's opinion, the installation, location or maintenance of such Authorized Antenna unreasonably affects the safety of the Owners or any other Person, or for any other safety-related reason established by the Committee. The Committee may also prohibit an Owner from installing an Authorized Antenna on any real property which such Owner does not own or is not entitled to exclusively use or control under the restrictions. The Committee also has the power to prohibit or restrict the installation of any antenna or other over -the -air receiving device that does not meet the definition of an Authorized Antenna above. 2.12.3 Review after Installation. The Committee may review the location and installation of an Authorized Antenna after it is installed. After its review, the Committee may require that the Authorized Antenna be moved to a preferred location (if one has been designated) for safety reasons or to comply with reasonable restrictions subject to this Section 2.12 and applicable law. 2.12.4 Restatement of Applicable Law. This Section is intended to be a restatement of the authority granted to the Committee under the law. All amendments, modifications, restatements and interpretations of the law applicable to the installation, use or maintenance of an antenna or other over -the -air receiving device shall be interpreted to amend, modify, restate or interpret this Section. 2.13 ANIMAL RESTRICTION. No livestock, large reptiles, poultry or other animals of any kind shall be raised, bred or kept in the Properties. However, domestic dogs, cats, birds, or other customary household pets may be kept in the Properties, provided that they are not kept, bred, or maintained for commercial purposes or in numbers greater than allowed by City ordinance. Small household pets such as fish and caged birds may be kept in reasonable numbers so long as there is no external evidence of their presence in the Properties. Notwithstanding the foregoing, no Person may keep any animal that is obnoxious to residents in the vicinity or that is a nuisance under Section 2.11.1(g). Animals belonging to Owners, occupants, or their licensees, tenants, or invitees within the Properties must be either kept within an enclosure or on a leash at all times under the control of a Person capable of controlling the 6177-49502\CCRS\ 799589.6 8/19/09 6 animal. Furthermore, an Owner shall be absolutely liable to each and all remaining Owners, their Families, guests, tenants, and invitees for damages or injuries caused by any animals brought or kept upon the Properties by an Owner or by members of his Family, his tenants, or his guests. Each Owner shall clean up or remove any excrement or other unsanitary conditions caused by such Owner's animals on any portion of the Properties. 2.14 PARKING AND VEHICULAR RESTRICTIONS. 2.14.1 Definitions. The following definitions shall apply to parking and vehicular restrictions set forth in this Declaration: (a) Authorized Vehicle. An "Authorized Vehicle" is an automobile, a sport -utility vehicle, a recreational vehicle, a passenger van designed to accommodate ten (10) or fewer people, a motorcycle, or a pickup truck having a manufacturer's rating or payload capacity of one (1) ton or less. The Committee has the power to identify additional vehicles as Authorized Vehicles in the Rules and Regulations in order to adapt this restriction to other types of vehicles that are not listed above. (b) Prohibited Vehicles. The following vehicles are "Prohibited Vehicles:" (i) commercial -type vehicles (for example, stakebed trucks, tank trucks, dump trucks, step vans, delivery trucks, concrete trucks and any other vehicles with manufacturer's rating or payload capacity in excess of one (1) ton), (ii) limousines, buses or vans designed to accommodate more than ten (10) people, (iii) inoperable vehicles or parts of vehicles, (iv) aircraft, (v) boats, (vi) water toys such as wave runners, (vii) boat trailers, (viii) other trailers designed for hauling vehicles, livestock, equipment or materials, (ix) any vehicle or vehicular equipment deemed a nuisance by the Committee, and (x) any other vehicle not classified as an Authorized Vehicle. If a vehicle qualifies as both an Authorized Vehicle and a Prohibited Vehicle, then the vehicle is presumed to be a Prohibited Vehicle, unless the vehicle is expressly authorized in writing by the Committee. The Committee has the power to identify additional vehicles as Prohibited Vehicles in the Rules and Regulations to adapt this restriction to other types of vehicles that are not listed above. 2.14.2 Parking and Garage Restrictions. (a) Prohibited Vehicles. Prohibited Vehicles may not be parked, stored or kept in the Properties except for brief periods during loading, unloading, or emergency repairs. However, a resident may park a Prohibited Vehicle in the garage so long as the garage is kept closed and the presence of the Prohibited Vehicle does not prevent any Authorized Vehicle from being parked in the garage at the same time. (b) Garages. Each Owner shall at all times ensure that the garage accommodates at least the number of Authorized Vehicles for which it was originally constructed by Declarant. The garages shall be used for parking vehicles and storage of personal property only. Garages are not for use as additional living space. Garage doors must be kept closed except as necessary for entry or exit of vehicles or persons. 2.14.3 Shared Driveways. All Lots in the Properties are served by shared driveways constructed on portions of the Lots in the approximate locations as shown on the Final 6177-49502\CCRS\ 799589.6 8/19/09 X13_. 15 Map (the "Shared Driveways'. Each Lot in the Properties shall have an appurtenant and nonexclusive easement over the Shared Driveways for pedestrian and vehicular access, ingress and egress reasonably necessary for the purpose of accessing a Residence. By acceptance of a deed to a Lot in the Properties, each Owner understands and accepts that the Shared Driveways are solely to be used for access to and from such Owner's Residence. No Shared Driveway in the Properties may be used for storage of personal property or for parking, other than for temporary purposes, not to exceed thirty (30) minutes in any twenty-four (24) hour period. No Owner shall unreasonably interfere with another Owner's exercise of easement rights over the Shared Driveways. Each Owner shall be responsible for the cost of repair of damage to the Shared Driveways to the extent caused by such Owner, or such Owner's Family, tenants or invitees. Each Owner shall also be responsible for an equal share of the costs associated with reasonable maintenance of the Shared Driveways that serve their Lot. If any Owner refuses to pay their share of maintenance or repair costs for the Shared Driveways, the remaining Owners shall have the right to perform the maintenance or repair and to sue the defaulting Owner for reimbursement of the costs of maintenance or repair, attorney's fees and the costs of suit. Shared Driveway Improvements, particularly the permeable pavers, shall be replaced with Improvements substantially the same materials as the original installed by Declarant unless prior written City approval is obtained and an alternative method of storm water management is installed or implemented. 2.14.4 Repair, Maintenance and Restoration. No Person may repair, maintain or restore any vehicle in the Properties, unless such work is conducted in the garage with the garage door closed. However, no Person may carry on in any portion of the Properties any vehicle repair, maintenance or restoration business. 2.15 BUSINESS OR COMMERCIAL ACTIVITY. 2.15.1 Generally. No Owner or other occupant of the Properties may undertake any activity on any Lot or on any other portion of the Properties for business or commercial purposes including manufacturing, mercantile, storage, vending, auctions, transient occupancy (such as vacation rental, hotel, or time-share), vehicle or equipment repair, or other non- residential purposes. Such activities are prohibited whether they are engaged in full- or part- time, whether they are for-profit or non-profit, and whether they are licensed or unlicensed. 2.15.2 Exceptions. This Section shall not be interpreted to prohibit any of the following. (a) The hiring of employees or contractors to provide maintenance, construction or repair of any Improvement consistent with this Declaration or any Supplemental Declaration; (b) Exercise by Declarant of any rights reserved to it under Article XV; (c) The provision of family home child care services as defined in California Health and Safety Code Section 1597.44, so long as such services comply with all applicable zoning requirements and state law; 6177-49502\CCRS\ 799589.6 8/19/09 60 (d) with all of the following: permanent, full-time basis; The operation of small home-based service businesses that comply 10 (ii) place solely inside the Residence; The operator of the business lives in the Residence on a When conducted in the Properties, business activities take (iii) Visits by clientele or suppliers are limited to regular business hours and clientele and suppliers park their vehicles outside the Properties or in the garage on the Lot; (iv) The activity complies with all laws, regulations and ordinances applicable to the Properties, including zoning, health and licensing requirements; (v) The activity otherwise complies with the Declaration and is consistent with the residential character of the Properties; (vi) The operator of the business posts no signage anywhere in the Properties; (vii) Other than visits by clientele or suppliers, there is no visible evidence in the Properties of the activity; and (viii) The activity does not generate noise or odors that are apparent outside the Residence. 2.16 TRASH. Trash must be stored in sanitary trash containers. No trash or containers may be left or stored outdoors. However, trash containers may be set out at curbside for a reasonable period of time on trash collection days (not to exceed twelve (12) hours before and after scheduled trash collection hours). At all other times, Owners must store trash containers in the garage until scheduled collection times. 2.17 NO HAZARDOUS ACTIVITIES. No activities shall be conducted on any Lot, and no Improvements shall be constructed on any Lot which are or might be unsafe or hazardous to any Person or property. 2.18 NO MINING AND DRILLING. No oil drilling, oil, gas or mineral development operations, oil refining, geothermal exploration or development, quarrying or mining operations of any kind shall be permitted upon or in any Lot, nor shall oil wells, tanks, tunnels or mineral excavations or shafts be permitted upon the surface of any Lot or within five hundred (500) feet below the surface of the Properties. No derrick or other structure designed for use in extraction of soil, rock or gravel, or for boring or drilling for water, oil, geothermal heat or natural gas shall be erected, maintained or permitted upon any Lot. 2.19 WATER AND SEWER SYSTEMS. No individual water supply system, water softener system, or sewage disposal system shall be permitted on any Lot unless such system is designed, located, constructed, and equipped in accordance with the requirements, standards, and 617749502\CCRS\ 799589.6 8/19/09 _3T 11 recommendations of any applicable water district and any applicable governmental health authority having jurisdiction. 2.20 DRAINAGE. There shall be no interference with or obstruction of the established surface and subsurface drainage pattern(s) over any Lot within the Properties, unless an adequate alternative provision is made for proper drainage. Any alteration of the established drainage pattern must at all times comply with all applicable local governmental requirements. For the purpose hereof, "established" drainage is defined as the drainage which exists at the time of the first Close of Escrow for the sale of the Lot by Declarant, or as shown on any plan approved by the Committee and may consist of earthen or concrete drainage swales, concrete channels, catch basins with underground drainage pipelines, roof -mounted gutters or downspouts ("Surface Drainage Improvements'. Established drainage includes drainage from Lot to Lot and to and from property lying outside the Properties. Each Owner shall maintain, repair, and replace and keep free from debris or obstructions all Surface Drainage Improvements, if any, located on the Owner's Lot, except those for which a public authority or utility is responsible. To the extent such drainage improvements are shared, the benefited Owners shall share in the cost of maintenance, repair and replacement thereof. Each Owner, by accepting a grant deed to his Lot, acknowledges and understands that in connection with the development of the Properties, Declarant may have installed one or more "drain lines" beneath the surface of such Owner's Lot ("Sub Drains'. The Sub -drains and all appurtenant improvements constructed or installed by Declarant if any, provide for subterranean drainage of water from and to various portions of the Properties. To ensure adequate drainage within the Properties, it is essential that the Surface Drainage Improvements and the Sub -Drains, if any, not be modified, removed or blocked without having first made alternative drainage arrangements. Therefore, no Owner may install, alter, modify, remove or replace any Surface Drainage Improvements or Sub -Drains located within such Owner's Lot without first making alternative drainage arrangements approved by the Committee and applicable governmental agencies. Owner -installed irrigation systems must be installed and maintained to prevent excess runoff and accumulation of surface water. 2.21 FURTHER SUBDIVISION. No Owner shall further partition or subdivide his Lot; provided, however, that this provision shall not be construed to limit the right of an Owner (a) to rent or lease his entire Lot by means of a written lease or rental agreement subject to the restrictions of this Declaration, so long as the Lot is not leased for transient or hotel purposes; (b) to sell his Lot; or (c) to transfer or sell any Lot to more than one person to be held by them as tenants-in-common, joint tenants, tenants by the entirety or as community property. The terms of any such lease or rental agreement shall be made expressly subject to this Declaration. Any failure by the lessee of such Lot to comply with the terms of this Declaration shall constitute a default under the lease or rental agreement. 2.22 POLLUTANT CONTROLS; PLANTER BOXES; PERMEABLE PAVERS; SUMP PIT. The Properties are subject to all federal, state and local requirements of the National Pollutant Discharge Elimination System ("NPDES'� adopted pursuant to the federal Clean Water Act. The City has adopted a Water Quality Management Plan for the Properties to reduce the discharge of pollutants to storm water facilities. The Water Quality Management Plan for the Properties may impose so-called best management practices ("BMPVto regulate pollutant discharge by Owners. Each Owner shall comply with the applicable post -construction 6177-49502\CCRS\ 799589.6 8/19/09 74,;� BMPs: Copies of the NPDES General Permit and any BMPs that are applicable to the Properties are on file with the City. 2.22.1 Planter Boxes. Flow-through planter boxes have been installed on the Lots by Declarant to comply with NPDES and BMP requirements for the Properties. Each Owner is responsible for maintaining the flow-through planter boxes and water quality features thereof located on their Lot, which includes maintaining the vegetation and irrigation system and inspecting the planters periodically, as well as after storms, to ensure structural integrity and that a planter has not become clogged. Flow-through planter boxes may not be removed and may not be replaced with any Improvements that do not provide the same water quality features as those installed by Declarant without the prior written consent of the City. 2.22.2 Permeable Pavers. Shared Driveways in the Properties have been installed with permeable pavers that have water quality features to comply with NPDES and BMP requirements for the Properties. Permeable pavers must be repaired and replaced with substantially the same materials as originally constructed and must be maintained properly to allow the water quality features to work as intended. 2.22.3 Sump Pit. Certain Lots contain a sump pit that must be maintained by the Owner in accordance with the requirements of the City. Owners of affected Lots agree, but the acceptance of a deed to said Lot, that they understand the sump pit located on the Lot is for conducting site and roof water to the street and that they will be responsible for maintaining the pump system in proper working condition at all times for this purpose, including ensuring that any water which accumulates in the sump pit is removed by the sump pump or by other means. 2.23 SOLAR ENERGY SYSTEMS. Residences in the Properties have been constructed with a roof based solar energy system. Owners are responsible for maintenance of their solar energy system, including hiring an authorized installer to perform an annual inspection of the electrical components and periodically cleaning the solar roof with a garden hose from the ground level if necessary. Owners are solely responsible for monitoring costs associated with the solar energy system, if any. Owners who purchase their Residence from Declarant will receive a copy of the system warranty and shall be responsible to providing a copy to any subsequent purchasers during the warranty period. 2.24 FLOOR AND ROOF LOAD LIMITATIONS. The second floor and roof deck of the Residence are designed to support a forty (40) pound per square -foot live load plus a twelve (12) pound per square foot dead load as outlined in the Uniform Building Code. Prior to installation of any heavy furnishings or equipment into the Residence or on the roof, Owners are required to consult with a structural engineer or other qualified professional to confirm that the heavy furnishings or equipment will not exceed the structural design of the Residence and that the flooring system (whether on second story floors or roof) will not be overloaded, damaged or otherwise adversely affected by such heavy furnishings or equipment. Heavy furnishings or equipment include, without limitation, waterbeds, safes, weight benches, heavy exercise equipment, large fish tanks, spas and pool tables. Declarant does not accept responsibility for damage resulting from Owners placing anything in the second floor of the Residence that exceeds this weight limit. 6177-49502\CCAS\ 799589.6 8/19/09 0 ARTICLE III EASEMENTS AND ENCROACHMENTS OF 3.1 UTILITY EASEMENTS. Each Owner agrees, by acceptance of his deed, that his Lot is granted subject to easements for utility installations and maintenance (a) as shown on the Recorded Final Subdivision Maps of the Properties, (b) of Record prior to the Close of Escrow for his Lot, and (c) or recorded by Declarant in accordance with the terms of the Grant Deed to Purchaser. Within these easements, no structure, planting, or other material shall be placed or permitted to remain which may damage or interfere with the installation and maintenance of utilities and drainage facilities. The utility easement areas of each Lot and all Improvements therein shall be maintained continuously by the Owner of such Lot, except for those Improvements for which a public authority or utility company is responsible. 3.2 EXCLUSIVE USE EASEMENTS — UTILITY VAULTS. Declarant reserves for the benefit of specified Owners exclusive easements over the Properties for access and use of utility vaults approximately located in the areas shown on Exhibit A attached hereto. Owners shall maintain the vault and any utilities therein that are not maintained by a utility company. The foregoing easements shall be conveyed by Recorded deed, and the easements so conveyed shall be appurtenant to and run with the Owner's Lot, subject to the right of Declarant and its representatives to enter such areas as described in this Declaration. 3.3 ACCESS TO DRAINAGE WAYS. Each Owner agrees for such Owner and such Owner's successors in interest, by the acceptance of the deed to a Lot, to permit free access by Owners of other Lots to drainage ways, if any, located on the Lot, which drainage ways affect said other Lots, when such access is essential for the maintenance of drainage ways for the protection or use of said other Lots. 3.4 SIDEWALKS. Declarant reserves, for the benefit of the City, every Owner, and each Owner's Family, tenants and invitees, nonexclusive easements for pedestrian access, ingress and egress and City maintenance over the sidewalks constructed on a portion of each Lot in the Properties. This easement is appurtenant to and passes with title to every Lot in the Properties. No Owner may store anything in the sidewalks, block access over the sidewalks or affix any Improvement on the sidewalks. Declarant further reserves easements over each Lot in the Properties for the benefit of the City as reasonably necessary for maintenance of the sidewalks. 3.5 DECLARANT EASEMENTS. Declarant hereby reserves to itself, together with the right to transfer the same, nonexclusive easements over and under each Lot for construction, installation, operation, replacement, repair and maintenance of storm drain facilities and for other utility and service lines, systems and other devices and Improvements which may be reasonably necessary for the delivery of water, sewer, gas, telephone, electricity, television, cable television, telecommunications services and other utilities to the Properties (collectively, the "Facilities'. Each Owner by accepting a deed to a Lot expressly consents to the foregoing easements and rights of way and authorizes and appoints Declarant (so long as Declarant owns one or more Lots in the Properties) as attorney in fact of such Owner to execute and deliver all instruments necessary to convey such easements. The holders of the utility easements reserved hereby shall have the right to remove permanent Improvements including concrete, walls, fences and 617749502\CCRS\ 799589.6 8/19/09 10 e landscaping from the easement area as necessary to the exercise of the easement. The cost of replacement or repair shall be borne solely by the Owner of the Lot. 3.6 RIGHT OF ENTRY. Declarant also has the right to enter the Lots (i) to complete and repair any Improvements located thereon as determined necessary or proper by the Declarant, in its sole discretion, (ii) to comply with requirements for the recordation of subdivision maps or lot line adjustments in the Properties, (iii) for repair of Improvements in accordance with the provisions of the Right to Repair Law, (iv) to accommodate grading or construction activities, and (v) to comply with requirements of applicable governmental agencies. Declarant shall provide reasonable notice to the Owner prior to entry into the Owner's Lot under this Section 3.4 except for emergency situations, which shall not require notice. Nothing in this Section 3.4 limits the right of an Owner to exclusive occupancy and control over the Lot. Any damage to a Residence or Lot caused by entry under this Section 3.4 shall be repaired by the Declarant. Unless otherwise specified in the initial grant deed of a Lot from Declarant, this right of entry shall automatically expire on the date that is twelve (12) years after the date of Recordation of the deed by which Declarant first conveyed title to an Owner. 3.7 SUPPORT, SETTLEMENT AND ENCROACHMENT. Should any Improvement installed by Declarant or any Owner on a Lot, including walls or fences, encroach on any portion of any adjacent Lot due to engineering errors, errors in original construction, settlement or shifting of structures or other inadvertent causes, the Owner of the adjacent Lot shall be deemed to have granted an appurtenant easement for such encroachment for so long as such Improvement, as constructed or reconstructed, shall remain in a useful state; provided, however, that no valid easement for encroachment shall exist if such encroachment occurred due to the negligence or willful misconduct of the Owner constructing or installing same. 3.8 CROSS -LOT DRAINAGE. Declarant reserves, for the benefit of the Properties and each Owner, perpetual, reciprocal easements over each Lot in the Properties for drainage of surface water. 3.9 CLUSTERED MAILBOXES. Declarant reserves nonexclusive easements over the Properties for (a) placement of mailbox clusters in the locations required by the United States Postal Service and local governmental agencies with jurisdiction over the Properties, (b) delivery, deposit and pickup of United States mail, and (c) access to and maintenance and replacement of mailbox clusters by the Owners of the Lots in the Properties. The actual locations of the easements reserved in this Section shall be determined by the as -built location of each mailbox cluster. The easements reserved hereby are appurtenant to each Lot in the Properties, as necessary to ensure the Owners reasonable access to their respective mailboxes. The Owners of mailboxes in a mailbox cluster shall share equally in the costs of maintenance and replacement of the common components of the mailbox cluster. Each Owner shall be solely responsible for maintenance and replacement of his mailbox. ARTICLE IV LANDSCAPE, IRRIGATION, AND MAINTENANCE 4.1 EXTERIOR MAINTENANCE AND REPAIR; OWNER'S OBLIGATIONS. Except for any areas maintained by a community facilities district, special tax assessment district or any other governmental entity, each Owner shall maintain his Lot and all Improvements 6177-49502\CCRS\ 799589.6 8/19/09 thereon in clean, neat and attractive condition at all times, consistent with the requirements of this Declaration and applicable City ordinances. Declarant has planted or will plant street trees on or adjacent to Lots within the Properties as required by the City. Any such tree may not be removed or replaced with a tree of a different species or a new tree added without the prior approval of the City. Each Owner is responsible for maintaining and irrigating the street trees and other landscaping located within such Owner's Lot. In addition, each Owner is responsible for maintaining all turf and irrigation facilities located within such Owner's Lot and any vines affixed to walls separating the Lots. Further, Owners shall maintain their roof decks and balconies free from debris and clutter. Roof decks and balconies are not intended to be used for storage of personal property and are subject to any rules and regulations promulgated by the Committee. In addition, Owners are responsible for maintaining lighting installed on the exterior of their Residence in good working order to provide common lighting for the Properties and for the costs to deliver electricity thereto. All Owners benefited by a clustered mail box accompanying structure shall share equally in the cost of maintenance thereof in accordance with Section 3.9 of this Declaration. 4.2 PERIMETER WALL MAINTENANCE. Any wall or fence that is constructed by Declarant on the perimeter of the Properties is a "Perimeter Wall." Each Owner shall maintain all sides and surfaces and the structural integrity of that portion of any Perimeter Wall which encloses the Owner's Lot; provided, however, that the Owners of Lots along the west side of the Properties and the Owner of Lots adjacent to Lot 35 have the common law right of contribution from the owners located outside the Properties who share in the use of said Perimeter Walls. If a portion of a Perimeter Wall is damaged or destroyed, the Owner of the damaged portion shall promptly repair or reconstruct the damaged portion using the same design and identical or substantially equivalent materials as used in the original construction. 4.3 PARTY WALLS. Each wall or fence that separates adjoining Lots is a party wall ("Party Wall's and, to the extent not inconsistent with the provisions of this Section, the general rules of law regarding party walls and liability for property damage due to negligence or willful acts or omissions apply thereto. 4.3.1 Sharing of Repair and Maintenance. The cost of reasonable repair and maintenance of a Party Wall shall be shared equally by the Owners of the Lots separated by the Party Wall. However, each Owner shall be solely responsible for repainting or refinishing the surface of any Party Wall that faces the Owner's Lot. 4.3.2 Destruction by Fire or Other Casualty. If a Party Wall is destroyed or damaged by fire or other casualty, any Owner whose Lot is affected thereby may restore it, and the Owner of the other Lot which is affected thereby shall contribute equally to the cost of restoration thereof, without prejudice, however, to the right of any such Owner to call for a larger contribution from the other under any rule of law regarding liability for negligent or willful acts or omissions. 4.3.3 Right to Contribution Runs With Land. The right of any Owner to contribution from any other Owner under this Section is appurtenant to the land and passes to such Owner's successors in title. 617749502\CCRS\ 799589.6 8/19/09 --90 - ARTICLE V ARCHITECTURAL AND LANDSCAPE COMMITTEE 5.1 GENERAL DUTIES. The Architectural and Landscape Committee, sometimes referred to herein as the Committee, shall have the following general duties and authority: 5.1.1 Rule Making. The Committee may adopt, amend and supplement standards, procedures, rules and guidelines (collectively, "Architectural Rules' that (i) concern design and materials standards, rules and guidelines for the development, erection, construction, alteration, grading, addition, excavation, modification, decoration, redecoration or reconstruction of the visible exterior of any Improvement, including any Residence or Lot, or any other activity within the jurisdiction of the Committee pursuant to this Declaration ("Construction Activity', (ii) set forth procedures for the submission of plans for approval, (iii) require a reasonable fee ("Review Fee") payable to the Committee for any costs involved to accompany each application for approval, and (iv) specify additional factors which it will take into consideration in reviewing submissions. The Committee may require such detail in plans and specifications submitted for its review as it deems proper, including floor plans, site plans, drainage plans, elevation drawings, and description or samples of plantings, exterior materials and colors. 5.1.2 Review of Construction Activities. Subject to Section 5.2 of this Declaration, no Construction Activities shall be commenced or maintained on the exterior of the Residence and all portions of the Lot located outside the Residence until plans and specifications showing the nature, design, kind, shape, height, width, color, materials, location and other aspects of the proposed Improvement have first been submitted to and approved in writing by the Committee. 5.2 EXEMPTIONS FROM COMMITTEE REVIEW. The Declarant shall not be required to seek or obtain approval of the Committee with respect to any of its activities, including any activity which would be classified as a Construction Activity in the absence of this Section. Each other Owner, as well as each tenant of an Owner, must obtain Committee approval in the manner provided herein for any Construction Activity in the Properties, along with all required approvals of the City, the County, and any approvals required under the Declaration. 5.3, MEMBERS OF COMMITTEE. The Committee shall consist of three (3) members. The initial members shall be representatives of Declarant. Declarant shall have the unrestricted right to appoint and remove all the members the Committee and to fill any vacancies on the Committee until the "Turnover Date," which shall be either (a) the date on which Close of Escrow has occurred for the last sale by Declarant of a Lot in the Properties, or (b) the date on which Declarant delivers written notice of its withdrawal from the Committee to a majority of the Owners, whichever occurs first. Declarant may at any time assign in writing such powers of removal and appointment to the Owners, in whole or in part, subject to such terms and conditions as Declarant may impose, if any. After the Turnover Date, the Owners other than Declarant shall have the power to appoint and remove all of the members of the Committee pursuant to Section 5.4 below. With the exception of Committee members appointed by Declarant, Committee members must be Owners. On the Turnover Date, any representatives of Declarant remaining on the Committee shall be deemed to have automatically resigned from the Committee without further action of any kind and Declarant shall have no further right to 6177-49502\CCRS\ 799589.6 8/19/09 -q1 - �3 participate on the Committee or enforce any of the covenants, conditions or restrictions of this Declaration. 5.4 ELECTION OF COMMITTEE MEMBERS. After the Turnover Date, appointment of any member of the Committee by the Owners shall be by election conducted as described below. If the Owners determine that they do not want an active Committee after the Turnover Date, the Owners shall have the right to vote to make the Committee dormant if Owners of fifty-one percent (51%) of the Lots agree to do so. If the Committee is ever made dormant pursuant to this Section, any provisions in this Declaration concerning the powers of the Committee shall not apply until and unless the Owners vote by the same percentage to make the Committee active again. 5.4.1 Voting Rights. Each Owner of a Lot shall be entitled to cast one (1) vote for every Lot owned. Votes may be cast in person or by written proxy. Proxies shall be revocable and shall automatically be invalid after completion of the meeting for which the proxy was filed. 5.4.2 Notice of Election. After the Turnover Date, any Owner, including Declarant (whether or not Declarant is entitled to cast a vote), may call for an election meeting by (i) mailing to all Owners, or (ii) posting in at least two locations within the Properties which are conspicuous and readily accessible to all Owners, a written notice specifying the date, time, location and purpose of the meeting. Such notice shall be mailed or posted at least ten (10) and not more than thirty (30) days before the meeting is to be held. 5.4.3 Quorum. A quorum for any such meeting shall be the presence in person or by proxy of no fewer than twenty-five percent (25%) of all Owners entitled to cast a vote ("Qualified Owners'. Absent a quorum, the Qualified Owners who are present at the noticed meeting may adjourn the meeting to a date, time and place specified prior to adjournment which is no less than five (5) and no more than thirty (30) days after the time of the noticed meeting. A quorum at such later "adjourned meeting" shall be the presence in person or by proxy of no fewer than ten percent (10%) of all Qualified Owners. 5.4.4 Conduct of Meeting. If a quorum is present at any meeting or adjourned meeting, the first item of business thereat shall be the selection of a Director of Election, who shall preside over the conduct of the meeting. The Qualified Owners shall act by majority vote of a quorum, except that members of the Committee shall be elected by plurality such that the individual receiving the highest number of votes shall be elected to fill one vacancy, the individual receiving the next highest number of votes shall be elected to fill a second vacancy (if any), and the individual receiving the next highest number of votes shall be elected to fill a third vacancy (if any). 5.4.5 Term of Office. The term of office of each Committee member elected pursuant to this Section 5.4 shall be two (2) years, commencing on the date of election and continuing until a successor is elected as provided above. Any Committee member may succeed himself, and there shall be no limit to the number of terms of any member. In addition, any Committee member may be removed from office for any reason at any time by election of the Qualified Owners noticed and conducted pursuant to this Section 5.4, provided that the member is afforded prior personal notice (by mail or otherwise) of his proposed removal and a reasonable 6177.4950MCM 799589.6 8/19/09 62 opportunity to be heard at the election; and further provided that any removal shall require approval by majority vote of at least a quorum of Qualified Owners. 5.5 MEETINGS OF THE COMMITTEE. The Committee shall meet as necessary to perform its duties hereunder. The vote or the written consent of a majority of the Committee shall constitute an act of the Committee. 5.6 SUBMITTALS TO COMMITTEE. Persons submitting proposals or plans and specifications (`Application's to the Committee (such Person is referred to in this Article V as the "Applicant's must obtain a dated, written receipt for such plans and specifications and furnish the Committee with the address to which further communications from the Committee to the Applicant are to be directed. Until changed by the Committee or until the automatic resignation of Declarant's representatives therefrom pursuant to Section 5.3 above, whichever occurs first, the address for submittal of plans and specifications shall be Declarant business address c/o the Committee. The form of Application used by the Committee may include spaces allowing "Adjacent Owners" to sign or initial the Application confirming that they have been notified of the application. The Committee may establish a definition of "Adjacent Owners" in its Architectural Rules. Applications will be complete and may be approved or disapproved by the Committee even if all of the Adjacent Owners do not initial the Applications so long as the Applicant certifies that the Applicant has asked the Adjacent Owners to -sign the Application. The requirement that the Applicant attempt to obtain the signatures of Adjacent Owners is intended only to provide notice of the pending Application to the Adjacent Owners. It does not create in the Adjacent Owners any power to approve or disapprove the Application by signing or withholding a signature. Only the Committee may approve or disapprove an Application. 5.7 APPROVAL AND DISAPPROVAL. The Committee shall review and approve or disapprove all plans submitted to it for any proposed Improvement, alteration, addition or other Construction Activity on the basis of satisfaction of the Committee with the grading plan; the location of the Improvements on the Lot; the finished ground elevation; the color scheme, finish, design, proportions, architecture, shape, height, style, and appropriateness of proposed Improvements; the effect on adjoining Lots; the materials to be used; the kinds, pitch or type of roof proposed; the planting, landscaping, size, height, or location of vegetation on a Lot; and on the basis of aesthetic considerations and the overall benefit or detriment to the Properties generally which would result from such Improvement, alteration, addition or other Construction Activity. 5.8 NO WAIVER OF FUTURE APPROVALS. The approval of the Committee to any proposals or plans and specifications or drawings for any work done or proposed or in connection with any other matter requiring the approval and consent of the Committee shall not be deemed to constitute a waiver of any right to withhold approval or consent as to any similar proposals, plans and specifications, drawings or matter whatever subsequently or additionally submitted for approval or consent. 5.9 TIME REQUIREMENTS. Until receipt by the Committee of all plans, specifications or other materials deemed necessary by the Committee, the Committee may postpone review of any plans submitted for approval. Within forty-five (45) days of its receipt of all such materials, Committee approval or disapproval and the reasons therefor shall be transmitted by the Committee to the Applicant at the address set forth in the application for 6177-49502\CCRS\ 799589.6 93- 8/19/09 8/19/09 approval. Any application submitted pursuant to this Article V shall be deemed approved, unless the Committee's written disapproval or a request for additional information or materials is transmitted to the Applicant within forty-five (45) days after the date of receipt by the Committee of all required materials. The Committee approval for any particular Construction Activity shall expire and the plans and specifications therefor shall be resubmitted for Committee approval pursuant to this Article V if substantial work pursuant to the approved plans and specifications is not commenced within six (6) months of the Committee's approval of such Construction Activity. All Construction Activities shall be performed as promptly and as diligently as possible and shall be completed within such reasonable period of time specified by the Committee. 5.10 PRE -APPROVALS. The Committee may provide for the pre -approval of certain specified types or categories of Construction Activities, provided that such pre -approved Construction Activities are implemented by the affected Owner in conformance with the standards for design, materials and other criteria established for such pre -approved Construction Activities. The Architectural Committee may adopt, supplement or amend the Architectural Rules to establish, expand, limit or otherwise modify the categories and criteria for any pre - approved Construction Activities. 5.11 VARIANCE. The Committee may authorize variances from compliance with any of the architectural provisions of this Declaration or the Architectural Rules including restrictions on height, size, floor area or placement of structures, or similar restrictions, when circumstances such as topography, natural obstructions, hardship, aesthetic or environmental consideration require. Such variances must be evidenced in writing, must be signed by a majority of the Committee, and become effective on Recordation. If variances are granted, no violation of the covenants, conditions and restrictions in this Declaration shall be deemed to have occurred with respect to the matter for which the variances were granted. The granting of a variance does not waive any of the provisions of this Declaration for any purpose except as to the particular property and particular provision of this Declaration covered by the variance, nor does it affect the Owner's obligation to comply with all laws affecting the use of his Lot. The Committee's written variance shall be Recorded against the Applicant's Lot in the Official Records of the County. The cost of Recording the variance shall be borne solely by the Applicant. 5.12 NONCONFORMITY. In the event an Improvement that requires the approval of the Architectural Committee is (a) commenced or completed without prior written approval by the Committee, or (b) an Improvement is not completed within the time limit established by the Committee in its approval, or (c) an Improvement is not completed in substantial conformance with the approved plans and specifications, then the Committee shall deliver a written notice of noncompliance or noncompletion to the violating Owner and the Architectural Committee shall be entitled to take appropriate action in law or in equity to correct the violation. 5.13 COMPENSATION OF MEMBERS. The members of the Committee shall receive no compensation for services rendered. 5.14 NON -LIABILITY OF COMMITTEE MEMBERS. By submitting an Application, each Applicant is deemed to agree that neither the Committee, nor the members 6177-49502\CCRS\ 799589.6 8/19/09 thereof, nor Declarant, nor their respective agents, employees, attorneys or consultants shall be liable to any Person for: 5.14.1 any defect in any Improvement constructed by or on behalf of the Applicant pursuant to an approved Application; 5.14.2 any loss, damage, or injury to Persons or property arising out of or in any way connected with work performed by or on behalf of the Applicant pursuant to an approved Application; or 5.14.3 any loss, damage, or injury to Persons or property arising out of or in any way connected with the performance of the Committee's duties hereunder, unless due to willful misconduct or gross negligence. ARTICLE VI TERMINATION, AMENDMENT, AND SEVERABILITY 6.1 TERM; TERMINATION. All the covenants, conditions, and restrictions contained in this Declaration shall run with the Properties and shall be binding on and enforceable by all Owners for a period of fifty (50) years after the Recordation of this Declaration and, thereafter, said covenants, conditions, and restrictions shall automatically be extended for successive periods of ten (10) years. However, except as provided in Sections 6.2 and 7.2, the Owners of sixty seven percent (67%) of the Lots by execution and Recordation of a written instrument may at any time after Declarant no longer owns a Lot in the Properties determine to amend, revoke or cancel all or any part of this Declaration. In making a determination to amend, revoke or cancel all or any part of this Declaration, each Owner shall be entitled to one (1) vote for each Lot owned and if any Lot is owned by more than Person, the vote of such Lot shall be cast as such Persons, among themselves determine. 6.2 AMENDMENT BY DECLARANT. Notwithstanding any other provisions of this Section, at any time prior to the first Close of Escrow in the Properties, Declarant may unilaterally amend or terminate this Declaration by Recording a written instrument which effects the amendment or termination and is signed and acknowledged by Declarant. Notwithstanding any other provisions of this Section, Declarant (for so long as Declarant owns any portion of the Properties) may unilaterally amend this Declaration or a Supplemental Declaration by Recording a written instrument signed by Declarant in order to (i) conform this Declaration or the Supplemental Declaration to the rules, regulations or requirements of VA, FHA, DRE, Fannie Mae, Ginnie Mae or Freddie Mac, (ii) amend the disclosures in Article VIII, (iii) amend, replace or substitute any Exhibit for any purpose to the extent that the Exhibit affects portions of the Properties that have not yet been conveyed to the Association or for which there has been no Close of Escrow, as applicable, (iv) amend, replace or substitute any Exhibit to correct typographical or engineering errors, (v) include any Exhibit that was inadvertently omitted from the Declaration or Supplemental Declaration at the time of recording, (vi) comply with any City, County, State or Federal laws or regulations, (vii) correct any typographical errors, (viii) supplement this Declaration with provisions which pertain to rights and obligations of Declarant or Owners arising under the Right to Repair Law, and (ix) change any exhibit to this Declaration or portion of an exhibit to conform to as -built conditions. 6177-49502\CCRS\ 799589.6 -35- 8/19/09 35- 8/19!09 ARTICLE VII EXEMPTION AND RIGHTS OF DECLARANT 7.1 IN GENERAL. Declarant or its successors and assigns, intends, but shall not be obligated to undertake the work of constructing Residences and developing all of the Lots in the Properties. As used in this Article and its subparagraphs, the words "its successors or assigns" specifically does not include purchasers of Lots who are not expressly assigned Declarant's rights as "Declarant" under this Declaration in a recorded assignment. In order for the Properties to be established as a fully occupied residential community as rapidly as possible, no Owner shall do anything to interfere with Declarant's lawful activities, and nothing in this Declaration shall be understood or construed to: 7.1.1 Prevent Declarant, its successors or assigns, or its contractors or subcontractors, from doing on any Lot owned by Declarant whatever Declarant determines to be necessary or advisable in connection with the development of the Properties, including the alteration of construction plans and designs as Declarant deems advisable in the course of development; or 7.1.2 Prevent Declarant, its successors or assigns, or Declarant's representatives, from erecting, constructing and maintaining on any portion of the Properties owned or controlled by Declarant, such structures as may be reasonably necessary to undertake or complete construction of the Properties, establishing the Properties as a residential community and disposing of the same by sale, resale, lease or otherwise; or 7.1.3 Prevent Declarant, its successors or assigns, or its contractors or subcontractors, from conducting on any Lot, or any portion thereof, owned or controlled by Declarant, its business of developing, subdividing and grading Lots and constructing Residences and other. Improvements in the Properties as a residential community and of disposing of Residences thereon by sale, lease or otherwise; or 7.1.4 Prevent Declarant, its successors or assigns, or its contractors or subcontractors, from maintaining such sign or signs on any portion of the Properties owned or controlled by any of them as may be necessary in connection with the sale, lease or other marketing of Lots and Residences in the Properties; or 7.1.5 Prevent Declarant, its successors or assigns, at any time prior to acquisition of title to a Lot by a purchaser from Declarant, to establish on that Lot additional easements, licenses, reservations and rights-of-way to itself, to utility companies, or to others as may be reasonably necessary to the proper development and disposal of the Properties. 7.1.6 Prevent Declarant, its successors or assigns, from unilaterally modifying its development plan for the Properties, including constructing more or fewer Residences or Residences of larger or small sizes, values, or types. 7.2 ASSIGNMENT OF DECLARANT'S RIGHTS. The rights of Declarant hereunder may be assigned by Declarant in whole or in part, to any successor to all or part of Declarant's interest in the Properties. The provisions of this Article shall not be altered or 6177-49502\CCRS\ 799589.6 8/19/09 (5JC terminated without the prior written consent of Declarant until ten (10) years following the date 'to on which Declarant no longer owns one (1) or more Lots in the Properties. 7.3 EXERCISE OF RIGHTS. Each Owner grants an irrevocable, special power of attorney to Declarant to execute and Record all documents and maps necessary to allow Declarant to exercise its rights under this Article. ARTICLE VIII DISCLOSURES Much of the information in this Article VIII was obtained from third parties such as governmental agencies and it is subject to change for reasons beyond Declarant's control. Therefore, Declarant does not guarantee the accuracy or completeness of any of the information in this Article VIII. Declarant is under no obligation to advise any Person of any change affecting the disclosures in this Article VIII. No representations or warranties of any kind, express or implied, have been given or made by Declarant or its agents or employees in connection with the Properties or any portion of the Properties dealing with its physical condition, zoning, compliance with applicable laws, purpose for intended use, nor in connection with the subdivision, sale operation, or use of the Properties except as set forth below: 8.1 NO REPRESENTATIONS OR WARRANTIES. No representations or warranties, express or implied, have been given or made by Declarant or its agents in connection with the Properties, its physical condition, zoning, compliance with laws, fitness for intended use, or in connection with the subdivision, sale, operation, maintenance, cost of maintenance, taxes or regulation thereof as a condominium project, except as expressly provided in this Declaration, or as provided by Declarant to the first Owner of each Lot. 8.2 PROPERTY LINES. The boundaries of each Lot in the Properties are delineated on subdivision (tract) maps, lot line adjustments or parcel maps that are public records and are available at the County Recorder's office. 8.3 UTILITY IMPROVEMENTS. There may be above -ground and subterranean utility Improvements such as transformers, water, sewer, gas, electric and drainage facilities, telecommunications vaults and other visible Improvements necessary for the delivery of utilities or other services either on or adjacent to each Lot. Each Owner understands that the placement of such Improvements is dictated by the needs of the applicable utility or service provider, and the presence of such Improvements in the Properties is in accordance with easements created prior to or during the development of the Properties. Each Owner, by accepting a deed to a Lot in the Properties, understands that each Lot is subject to one or more such easements for placement of utility Improvements. No Owner may modify, remove or otherwise interfere with utility Improvements on any Lot or other portion of the Properties. 8.4 ELECTRICAL POWER LINES. Underground or overhead electric transmission and distribution lines and transformers are located in and around the Properties. Power lines and transformers produce extremely low -frequency electromagnetic fields ("ELF- EMF'� when operating. For some time, there has been speculation in the scientific community about health risks associated with living near ELF -EMF sources. In 1992, the United States Congress authorized the Electric and Magnetic Fields Research and Public Information 6177-49502\CCRS\ 799589.6 8/19/09 l Dissemination Program ("EMF -RAPID Program") to perform research on these issues and to analyze the existing scientific evidence in order to clarify the potential for health risks from exposure to ELF -EMF. In May of 1999, the National Institute of Environmental Health Sciences ("NIEHS' issued a report to Congress summarizing its review of scientific data from over three hundred (300) studies on ELF -EMF health risks. The ELF -EMF studies consist of both epidemiological studies (studies of exposure in human populations) and controlled laboratory experiments on animal and cell models. While some epidemiological studies suggested some link between certain health effects and exposure to ELF -EMF, the laboratory experiments did not support such a link. According to the NIEHS report, the scientific evidence shows no clear pattern of health hazards from ELF -EMF exposure, and the NIEHS report did not find evidence of any link sufficient to recommend widespread changes in the design or use of electrical transmission equipment. However, because the evidence does not clearly rule out any effect, NIEHS advocated continuing inexpensive and safe reductions in exposure to ELF -EMF and endorsed current utility practices regarding design and siting of new transmission and distribution lines. Additional information on ELF -EMF and copies of the NIEHS report are available from the EMF -RAPID website at http://www.niehs.nih.gov/ emfrapid/home.htm. 8.5 URBAN ENVIRONMENT. Living in a Residence within a densely populated community entails living in very close proximity to other persons and businesses, with attendant limitations on solitude. Owners may hear noise from adjacent Residences, including noise from showers, bathtubs, sinks, toilets or other sources of running water. Also, Owners may hear noise from items such as vacuum cleaners, stereos or televisions, or from people running, walking or exercising. Owners can also expect to hear noise from adjacent residential and commercial areas. Residents may also notice light entering the Residences from exterior sources including streetlights and parking lot lighting, and nearby residential and commercial buildings. Declarant has no control over the transmission of noise or light and their potential effects on Residences and Lots within the Properties. 8.6 LOT 35/ORCHARD GABLES COTTAGE. Lot 35 is the site of the historic Orchard Gables Cottage, which was constructed in 1904. The cottage was originally the home to U.S. Senator Cornelius Cole, who founded California's Republican Party and served as confidant to Abraham Lincoln. Declarant purchased the property and donated it to the Hollywood branch of the Los Angeles Community Redevelopment Agency ("LACRA") for preservation. The cottage is expected to be restored and opened to the community as an arts and education community center. Declarant makes no representations, warranties or guarantees concerning whether the cottage will actually be restored, or whether it will be used as a community center, or concerning the amount of noise, traffic, or other disturbances that Owners might experience from work associated with the restoration of the cottage or from the LARCA's and the public's use of Lot 35 now or in the future. 8.7 HIGHWAYS AND MAJOR THOROUGHFARES. Several highways and major thoroughfares are located within the vicinity of the Properties, which include without limitation, Sunset Boulevard, Santa Monica Boulevard, Melrose Avenue and the 101 Freeway. Declarant has no control over the use, maintenance or care of these highways and thoroughfares. Owners may experience noise, dust and traffic within and in the vicinity of the Properties based on the public's use of these highways and thoroughfares. 6177-49502\CCRS\ 799589.6 ry � - 8/19/09 8.8 SURROUNDING USES. The Properties are located in an area that is experiencing rapid growth. This disclosure is intended to provide Owners with information on surrounding uses as of the date of Recordation. Uses in surrounding areas that may effect the Properties include the following: (a) North —Apartment Buildings. (b) East — Police Substation and Apartment Buildings. (c) South --Apartment Buildings. (d) West -- Apartment Buildings, Single Family Homes. 8.9 EARTHQUAKE FAULT ZONES. California is subject to a wide range of earthquake activity. California has many known faults as ,well as yet undiscovered faults. Owners must evaluate the potential for future seismic activity that might seriously damage an Owner's Residence. A major earthquake, which some have predicted will occur in our lifetimes, could cause very serious damage to Residences, located even many miles from the epicenter of the earthquake. A more moderate earthquake occurring on a more minor fault, or on an undiscovered fault, could also cause substantial damage. Declarant makes no representations or warranties as to the degree of earthquake risk within the Properties. All Owners should read "The Homeowner's Guide to Earthquake Safety," which is published by the California Seismic Safety Commission and is available from their offices or by free download from their website at http://www.seismic.ca.gov/ and consult with the City, County, other public agencies, and appropriate experts to evaluate the potential risk. 8.10 SPECIAL DISTRICTS. The Properties may at present lie within special tax districts, or they may be annexed to other special tax districts from time to time in the future. Owners are advised to consult the County Assessor's office for further information. 8.11 SUPPLEMENTAL REAL PROPERTY TAXES. The County Assessor has the authority to reassess new homes after the Close of Escrow based on the difference between its appraised value and the home's unimproved value for the period after escrow closes. The Assessor will issue a supplemental tax bill to Owners for the difference in the taxes due based upon the reassessment. Declarant has no control over the valuation, timing or the amount of the supplemental bill resulting from the reassessment. Owner is solely responsible for the payment of the supplemental tax bill. The following notice is given pursuant to Section 1102.6c of the California Civil Code: "California property tax law requires the Assessor to revalue real property at the time the ownership of the property changes. Because of this law, you may receive one or two supplemental tax bills, depending on when your loan closes. The supplemental tax bills are not mailed to your lender. If you have arranged for your property tax payments to be paid through an impound account, the supplemental tax bills will not be paid by your lender. It is your responsibility to pay 6177-49502\CCRS\ 799589.6 8/19/09 these supplemental bills directly to the Tax Collector. If you have any question concerning this matter, please call your local Tax Collector's Office." Neither Declarant nor any of its authorized agents, representatives, employees or sales people have made any representations or warranties regarding supplemental property taxes. 8.12 MOLD. Molds are simple, microscopic organisms, present virtually everywhere, indoors and outdoors. Mold can be any color, but is usually green, gray, brown or black. Mold requires a food source (including paper, wood, leaves or dirt), a source of moisture and a suitable temperature (generally 40-100 degrees Fahrenheit) to grow. Individuals are exposed to molds on a daily basis, and in most instances there are no harmful effects. However, the buildup of molds in the indoor environment may contribute to serious health problems for some individuals. Due to a variety of factors, including the fact that sensitivities to various types of molds and other potential contaminants vary from person to person, there are currently no state or federal standards concerning acceptable levels of exposure to mold. Sources of indoor moisture that may lead to mold problems include, but are not limited to: flooding, leaks, seepage, sprinkler spray hitting the Residence, overflow from sinks or sewers, damp basement or crawl space, steam from shower or cooking, humidifiers, wet clothes drying indoors, watering house plants, and clothes dryers exhausting indoors. Each Owner should take precautions to prevent the growth of mold in the Residence from these and other sources. Preventative measures include, but are not limited to the following: (1) regularly cleaning the Residence; (2) regularly checking for accumulated moisture in corners and unventilated areas; (3) running fans, dehumidifiers and air conditioners to reduce indoor humidity; (4) stopping the source of any leak or flooding; (5) removing excess water with mops or a wet vacuum; (6) moving wet items to a dry, well ventilated area; (7) regularly cleaning and disinfecting indoor and outdoor surfaces that may contain mold; (8) having major appliances, including furnaces, heat pumps, central air conditioners, ventilation systems and furnace - attached humidifiers inspected, cleaned and serviced regularly by a qualified professional; (9) cleaning the refrigerator, air conditioner and dehumidifier drip pans and filters regularly and ensuring that refrigerator and freezer doors seal properly; and (10) avoiding over -watering of landscaping. It is the Owner's responsibility to monitor the Residence on a continual basis for excessive moisture, water and mold accumulation. For additional information regarding mold, please refer to the following websites: California Department of Health Services — http://www.dhs.ca.gov; Centers for Disease Control and Prevention — http://www.cdc.gov/nceh; U.S. Environmental Protection Agency — http://www.epa.gov; Illinois Department of Public Health — http://www.idph.state.il.us; and Washington State Department of Health — http://www.doh.wa.gov. ARTICLE IX DISPUTES WITH DECLARANT PARTIES 9.1 DISPUTES. Any dispute between the any Owners, on the one hand, and the Declarant, or any director, officer, partner, shareholder, member, employee, representative, 6177-49502\CCRS\ 799589.6 8/19/09 r contractor, subcontractor, design professional or agent of the Declarant (each, a "Declarant Parry," and collectively the "Declarant Parties', on the other hand, which dispute: (a) Arises under this Declaration or otherwise relates to the Properties (including disputes regarding latent or patent construction defects); and (b) Concerns an amount in controversy that is greater than Five Thousand Dollars ($5,000), shall be a "Dispute" for purposes of this Section. All Disputes shall be resolved in accordance with the following alternative dispute resolution procedures: 9. 1.1 Notice. Any Person with a Dispute shall give written notice of the Dispute by personal or mail service as authorized by California Code of Civil Procedure Sections 415.10, 415.20, 415.21, 415.30 or 415.40 to the party to whom the Dispute is directed ("Respondent") describing the nature of the Dispute and any proposed remedy (the "Dispute Notice'. 9.1.2 Right to Inspect and Correct. Commencing on the date the Dispute Notice is delivered to the Respondent and continuing until the Dispute is resolved, the Respondent and its representatives have the right to (a) meet with the parry alleging the Dispute at a reasonable time and place to discuss the Dispute, (b) enter the Properties to inspect any areas that are subject to the Dispute, and (c) conduct inspections and testing (including destructive or invasive testing) in a manner deemed appropriate by the Respondent. If Respondent elects to take any corrective action, Respondent and its representatives shall be provided full access to the Properties to take and complete the corrective action. Respondent is not obligated to take any corrective action. Respondent, with the consent of Declarant, has the right to select the corrective action Respondent believes is appropriate. The right to inspect and correct granted in this Section is in addition to the rights granted in California Civil Code Section 1375 (the "Calderon Act's. The procedures established in the Calderon Act may be implemented before, during or after the procedure in this Section is implemented. 9.1.3 Mediation. If the Dispute is not resolved within ninety (90) days after the Respondent receives the Dispute Notice, any party may submit the Dispute to mediation by delivering a request for mediation ("Mediation Notice's in the same manner as allowed for delivery of the Dispute Notice. The Dispute shall be mediated pursuant to (a) the American Arbitration Association ("AAA's mediation procedures in existence when the Dispute Notice is delivered, as modified by this Section, or (b) the mediation procedures of any successor to the AAA in existence when the Dispute Notice is delivered, as modified by this Section, or (c) mediation procedures approved by the parties of any entity offering mediation services that are acceptable to the parties to the Dispute (each, a "Party" and collectively, the "Parties'. Except as provided in Section 9.1.5, no Person shall commence litigation regarding a Dispute without complying with this Section 9.1.3. (a) Selection of Mediator. The mediator shall be selected within sixty (60) days from delivery of the Mediation Notice. The mediator shall be selected by mutual agreement of the Parties. If the Parties cannot agree on a mediator, the mediator shall be selected by the entity providing the mediation service. No Person shall serve as a mediator in any 6177-49502\CCRS\ 799589.6 8/14/09 ��k Dispute in which the Person has any financial or personal interest in the result of the mediation, except by the written consent of all Parties. Before accepting any appointment, the prospective mediator shall disclose any circumstances likely to create a presumption of bias or to prevent a prompt commencement of the mediation process. (b) Position Letter; Pre Mediation Conference. No later than sixty (60) days after selection of the mediator, each party to the Dispute shall submit a letter ("Position Statement's containing (i) a descriptiori of the Party's position concerning the issues that need to be resolved, (ii) a detailed description of the defects allegedly at issue, and (iii) a suggested plan of repair, remediation or correction. The mediator may schedule a pre -mediation conference. All Parties shall attend unless otherwise mutually agreed. The mediation shall be commenced within twenty (20) days after submittal of all Position Statements and shall be concluded within fifteen (15) days after the mediation began unless either (A) the mediator extends the mediation period, or (B) the Parties mutually agree to extend the mediation period. The mediation shall be held in the County or another place mutually acceptable to the parties. (c) Conduct of Mediation. The mediator has discretion to conduct the mediation in the manner in which the mediator believes is most appropriate to achieve the goal of settling the Dispute. The mediator is authorized to conduct joint and separate meetings with the Parties and to make oral and written recommendations for settlement. The mediator may also obtain expert advice concerning technical aspects of the Dispute, provided the Parties assume the expenses of obtaining such advice. The mediator shall not have the authority to impose a settlement on the Parties. (d) Application of Evidence Code. The provisions of California Evidence Code Sections 1115 through 1128 shall be applicable to the mediation process. Use and disclosure of statements, evidence and communications offered or made in the course of the mediation shall be governed by these sections, including the sections which preclude use of material in future proceedings and the sections which provide for confidentiality of material. (e) Parties Permitted at Mediation. Persons other than the Parties, their liability insurers, Declarant, attorneys for the Parties and the mediator may attend mediation sessions only with the permission of the Parties and the consent of the mediator. Declarant has the right to attend the mediation session even if Declarant is not one of the Parties. (f) Record. There shall be no stenographic, video or audio record of the mediation process. (g) Expenses. Each Party shall bear its own attorneys' fees and costs incurred in connection with the mediation. All other expenses of the mediation including the fees charged by the mediator and the cost of any proof or expert advice requested by the mediator shall be borne equally by each of Declarant and the Declarant Parties to whom the Dispute is directed, unless the Parties agree otherwise. * This provision does not modify any provision of a contract between Declarant and any Declarant Party requiring indemnification or establishing a different allocation of costs between the Declarant and the Declarant Party. 9.1.4 Mandatory Binding Arbitration. Any Dispute between any Owner and a Declarant Party shall be resolved through the procedures established in this Title 7 Addendum. 6177-49502\CCRS\ 799589.6 1 ^ 8/19/09 Before an Owner institutes arbitration as provided in this Section (collectively referred to as "Proceedings") involving a Dispute, the Owner must first commence the Claim Process and proceed, in good faith, to resolve the Dispute using the Customer Service Program as set forth in the Maintenance Manual for the Community and by Mediation as set forth in Section 9.1.3. (a) Waiver of Trial by Jury. By agreeing to resolve all Disputes through binding arbitration, Owner and Declarant each give up their right to have their respective claims and defenses decided by a judge or a jury. Instead, all Disputes will be decided by the arbitrator, or by the appeal arbitrator(s), if applicable. (b) Damages Pursuant to Title 7. For all Disputes involving a Dispute, including a breach or non-compliance of a standard set forth in California Civil Code Sections 895 through 897, Owner is only entitled to actual damages. Actual damages are measured by the lesser of the (i) cost to repair or (ii) diminution in current value of real property caused by the nonconformity. Declarant shall not be responsible for, and shall be excused from, any obligation, damage, loss or liability to the extent that Declarant can demonstrate any of the affirmative defenses set forth in California Civil Code Section 945.5. (c) Rules Applicable to All Disputes. Owner and the Declarant Parties shall use the procedures adopted by the Judicial Arbitration and Mediation Service ( "JAMS") or such other entity offering alternative dispute resolution procedures as may be mutually acceptable to the parties; provided that the following rules and procedures shall apply in all cases unless the parties agree otherwise: (i) Location. The Proceedings shall be held in the County in which the Lot is located. (ii) Qualifications of the Arbitrator. The Proceedings shall be administered by a neutral and impartial person. The arbitrator shall be a retired judge or a member or former member of the California State Bar with at least fifteen (15) years experience as a practicing lawyer. The arbitrator shall not have any relationship to the parties or interest in the Lot. (iii) Appointment of the Arbitrator. The arbitrator shall be appointed pursuant to the stipulation of the parties. If the parties cannot agree on the arbitrator, an arbitrator shall be appointed by the court with jurisdiction over the Proceedings. (iv) Expenses. All fees charged by JAMS and the arbitrator shall be advanced by the Declarant Party. If the Declarant Party is the prevailing party in the Proceedings, the arbitrator may, in his or her discretion and only to the extent permitted by law and the JAMS Minimum Standards of Procedural Fairness, direct Owner to reimburse the Declarant Party all or part of the JAMS fee and arbitrator's fee advanced by the Declarant Party. (v) Participation by Other Parties. Owner and the Declarant Party, to the extent either such party is defending a claim in the Proceedings may, if it chooses, have all necessary and appropriate parties included as parties to the Proceedings. 6177-49502\CCRS\ 799589.6 8/19/09 qL� .s 3�S (vi) Commencement and Timing of Proceedings. The Proceedings shall be commenced in a prompt and timely manner in accordance with the rules of the person or entity administering the Proceedings; or, if the rules do not specify such a date, then a date agreed to by the parties; or if the parties cannot agree, the arbitrator shall determine a date for the commencement of the Proceedings. (vii) Rules of Law. The arbitrator must follow California substantive law (including statute of limitations). The arbitrator shall conduct all evidentiary proceedings in accordance with the rules of evidence, unless expressly waived by both parties. The arbitrator shall be authorized to provide all recognized remedies available at law or equity for any cause of action. (viii) Discovery. The parties shall be entitled to discovery, and the arbitrator shall oversee discovery and may enforce all discovery orders in the same manner as a trial court judge. (ix) Statues of Limitation. Except for procedural issues, the Proceedings and the ultimate decisions of the arbitrator shall be subject to and bound by existing California case and statutory law, including but not limited to, applicable statutes of limitation established by Title 7. (x) Motions. The arbitrator shall have the power to hear and dispose of motions, including but not limited to, demurrers, motions to dismiss, motions for judgment on the pleadings, post -trial motions and summary adjudication motions, in the same manner as a trial court judge, except the arbitrator shall also have the power to adjudicate summarily issues of fact or law including the availability of remedies, whether or not the issue adjudicated could dispose of an entire cause of action or defense. (xi) Record. A confidential stenographic record of the hearing shall be made, provided that the record shall remain confidential except as may be necessary for post -hearing motions and any appeals. (xii) Attorneys Fees and Costs. Each party shall bear its own attorneys' fees and costs, including expert witness costs, in the Proceedings. (xiii) Written Decision. Within thirty (30) days after the hearing is closed, the arbitrator must issue a written decision. If either Owner or a Declarant Party requests it, the arbitrator must issue a reasoned award. (d) Procedures for Appeal of Certain Cases. In any Proceedings in which a claim or arbitration award exceeds $500,000 in value, Owner and a Declarant Party hereby adopt and agree to the JAMS Optional Appeal Procedure. The following additional rules will supplement the JAMS Optional Appeal Procedure and govern in the event of a conflict between the following rules and the JAMS Optional Appeal Procedure. (i) Right of Appeal. There shall be no right to appeal unless the oral evidence received by the arbitrator was preserved in a manner such that it can be converted to an accurate and reliable written transcript. 6177-49502\CCRS\ 799589.6 8/19/09 (ii) Appellate Panel. An appeal shall be decided by one (1) neutral appeal arbitrator unless either party, within the time permitted for the appointment of the appeal arbitrator, elects to have the appeal decided by a panel of three (3) appeal arbitrators. Any party who elects to have an appeal decided by a panel of three (3) appeal arbitrators agrees to be solely responsible for the cost of having two. (2) additional appeal arbitrators. The sole appeal arbitrator, or at least one member of any panel of three (3) arbitrators, shall have prior experience as a member of an appellate panel of the California Court of Appeal. (iii) Issues on Appeal. The only issues that may be considered on appeal are: (i) the award of money was excessive; (ii) the award of money was insufficient; (iii) the arbitrator awarded non -monetary relief that was inappropriate; and (iv) a party who received non -monetary relief should have received other or additional relief. A majority of the appeal arbitrators may affirm the arbitration award or make any alternative award they find to be just, but they must not reject the arbitrator's decisions (a) that a particular party is entitled to relief of some nature or amount or (b) that a particular party is responsible to provide relief of some nature or amount. (iv) Expenses and Costs on Appeal. The fees charged by JAMS and the appeal arbitrator(s) shall be advanced by the Declarant Party, except as provided in Section 9.1.4(c)(iv) above. The party who files the appeal must, at its sole expense, provide JAMS and all non -appealing parties with a certified copy of the hearing transcript, and must provide JAMS with copies of all documentary evidence and all other tangible evidence received by the arbitrator. If more than one party appeals, the appealing parties must share equally the cost of the transcript and copies of all other documentary and tangible evidence received by the arbitrator. The appeal arbitrators may, within thirty (30) days award costs of the nature provided in the Federal Rules of Appellate Procedure. If a Declarant Party is the prevailing party on appeal, the appeal arbitrator(s) may, in his, her or their discretion and only to the extent permitted by law and the JAMS Minimum Standards Of Procedural Fairness, include all or part of the JAMS fee and arbitrator's fee advanced by the Declarant Party in the award of costs on appeal. (v) New Evidence. The appeal arbitrators may not receive new evidence. The appeal arbitrators must make their decision based only on the evidence that was presented to the arbitrator, except that the appeal arbitrators may visit any site or property involved in the Dispute. (e) Federal Arbitration Act. Owner and the Declarant Party acknowledge that because many of the materials and products incorporated into the home are manufactured in other states, this Contract evidences a transaction involving interstate commerce and the Federal Arbitration Act set forth in 9 U.S.C. § 1, et seq., now in effect and as it may be hereafter amended, will govern the interpretation and enforcement of the arbitration provisions of this Contract. This Section is to be interpreted in accordance with Allied -Bruce Terminix Companies, Inc. v. Dobson (1995) 115 S.Ct. 834, Basura v. U.S. Home Corp. (2002) 98 Cal.AppAth 1205, and other Federal court rulings. Arbitration shall be conducted pursuant to the Federal Arbitration Act and, to the extent not inconsistent, the procedures set forth in this Section. References to California procedural law are for guidance and shall not be construed as a waiver of any rights of the parties under the Federal Arbitration Act. 6177-49502\CCRS\ 799589.6 8/19/09 -95-- STATUTORY NOTICE: ARBITRATION OF DISPUTES. BY ACCEPTANCE OF A DEED TO A LOT, OWNER AND DECLARANT AGREE TO HAVE ANY DISPUTE DECIDED BY NEUTRAL ARBITRATION IN ACCORDANCE WITH THE FEDERAL ARBITRATION ACT AND THE CALIFORNIA ARBITRATION ACT, TO THE EXTENT THE CALIFORNIA ARBITRATION ACT IS CONSISTENT WITH THE FEDERAL ARBITRATION ACT, AND OWNER AND DECLARANT ARE GIVING UP ANY RIGHTS OWNER AND DECLARANT MIGHT POSSESS TO HAVE THE DISPUTE LITIGATED IN A COURT OR JURY TRIAL. BY INITIALING IN THE SPACE BELOW, OWNER AND DECLARANT ARE GIVING UP THEIR RESPECTIVE JUDICIAL RIGHTS TO DISCOVERY AND APPEAL, UNLESS THOSE RIGHTS ARE SPECIFICALLY INCLUDED IN THIS ADDENDUM. IF OWNER OR A DECLARANT PARTY REFUSES TO SUBMIT TO ARBITRATION AFTER AGREEING TO THIS PROVISION, OWNER OR THE DECLARANT PARTY MAY BE COMPELLED TO ARBITRATE UNDER THE FEDERAL ARBITRATION ACT AND THE CALIFORNIA ARBITRATION ACT, TO THE EXTENT THE CALIFORNIA ARBITRATION ACT IS CONSISTENT WITH THE FEDERAL ARBITRATION ACT. WAIVER OF JURY TRIAL. IN THE EVENT THE FOREGOING ARBITRATION PROVISION IS HELD NOT TO APPLY OR IS HELD INVALID, VOID OR UNENFORCEABLE IN ITS ENTIRETY FOR ANY REASON, OWNER AND DECLARANT AGREE THAT ALL DISPUTES SHALL BE TRIED BEFORE A JUDGE IN A COURT OF COMPETENT JURISDICTION WITHOUT A JURY. THE JUDGE IN SUCH COURT OF COMPETENT JURISDICTION SHALL HAVE POWER TO GRANT ALL LEGAL AND EQUITABLE REMEDIES AND AWARD COMPENSATORY DAMAGES. DECLARANT AND OWNER EACH HEREBY WAIVE AND COVENANT NOT TO ASSERT THEIR CONSTITUTIONAL RIGHT TO TRIAL BY JURY OF ANY DISPUTES INCLUDING, BUT NOT LIMITED TO, DISPUTES RELATING TO CONSTRUCTION DEFECTS, MISREPRESENTATION, OR DECLARANT'S FAILURE TO DISCLOSE MATERIAL FACTS. DECLARANT AND OWNER HEREBY COVENANT AND AGREE THAT THEIR MUTUAL WAIVER OF JURY TRIAL SHALL BE BINDING ON 617749502\CCRM 799589.6 8/19/09 THEIR RESPECTIVE SUCCESSORS AND ASSIGNS AND UPON ALL PERSONS AND ENTITIES ASSERTING THEIR RIGHTS OR CLAIMS OR OTHERWISE ACTING ON BEHALF OF DECLARANT OR OWNER AND THEIR SUCCESSORS AND ASSIGNS. 9.1.5 Statutes of Limitation. Nothing in this Section 9.1 shall be considered to toll, stay, reduce or extend any applicable statute of limitations; provided, however, that Declarant, the Declarant Parties, and any Owner may commence a legal action which in the good faith determination of that Person is necessary to preserve that Person's rights under any applicable statute of limitations so long as no further steps in processing the action are taken except those authorized in this Section 9.1. 9.1.6 Agreement to Dispute Resolution; Waivers of Jury Trial. DECLARANT AND EACH OWNER AGREE TO USE THE PROCEDURES ESTABLISHED IN THIS SECTION 9.1 TO RESOLVE ALL DISPUTES AND WAIVE THEIR RIGHTS TO RESOLVE DISPUTES IN ANY OTHER MANNER. DECLARANT AND EACH OWNER ACKNOWLEDGE THAT BY AGREEING TO RESOLVE ALL DISPUTES AS PROVIDED IN THIS SECTION 9. 1, THEY ARE GIVING UP THEIR RIGHT TO HAVE DISPUTES TRIED BEFORE A JURY. THIS SECTION 9.1 MAY NOT BE AMENDED WITHOUT DECLARANT'S PRIOR WRITTEN CONSENT. 9.1.7 California Civil Code Section 1354. Section 9.1 governs only the resolution of Disputes with Declarant Parties and shall not affect the subject matter of such Disputes. Unless the subject matter of a Dispute expressly involves enforcement of the Restrictions, such Dispute shall not be governed by the provisions of California Civil Code Section 1354, or any successor statute. Enforcement of Section 9.1 shall not entitle the prevailing party in any Dispute with a Declarant Party to recover attorney's fees or costs 9.2 NO ENHANCED PROTECTION AGREEMENT. No language contained in this Declaration or any Supplemental Declaration shall constitute, or be interpreted to constitute, an enhanced protection agreement ("EPA's, as defined in Section 901 of the California Civil Code. Further, no express or implied representations or warranties made by Declarant in any other writing are intended to constitute, or to be interpreted to constitute, an EPA. ARTICLE X ENFORCEMENT OF RESTRICTIONS 10.1 ENFORCEMENT. Violation of any provision of this Declaration and the continuation of any such violation may be enjoined, abated, or remedied by appropriate legal or equitable proceedings by any Owner, including Declarant (while Declarant owns any portion of the Properties) or the Committee (if formed). It is hereby agreed that recovery of damages at law for any violation of the Declaration would not be an adequate remedy. 10.1.1 Violations Identified by Committee. If the Committee, determines that there is a violation of the Declaration, or that an Improvement which is the maintenance responsibility of an Owner needs maintenance, repair, restoration or painting, then the Committee, in addition to any other remedies set forth in this Declaration, may give written 617749502\CCRS\ 799589.6 8/19/09 40 notice to the responsible Owner identifying (a) the condition or violation complained of, and (b) the length of time the Owner has to remedy the violation. If an Owner does not perform such corrective action required by the Committee within the allotted time, then the Committee may, but is not required to, submit the enforcement dispute to alternative dispute resolution under the procedures set forth in Section 1354 of the California Civil Code. 10. 1.2 Violations Identified by an Owner. If an Owner alleges that another Owner or other Person is violating the Declaration, the complaining Owner must first submit the matter to the Committee (if formed) for review and possible action before the complaining Owner may resort to resolution under the procedures set forth in Section 1354 of the California Civil Code, or litigation. 10. 1.3 Legal Proceedings. Failure to comply with the Declaration is grounds for relief which may include, without limitation, an action to recover sums due for damages, injunctive relief, foreclosure of a lien, or any combination thereof. However, the procedures established in Sections 10.1.1 and 10.1.2 above, and Section 1354 of the California Civil Code must first be followed, if they are applicable. It is hereby declared that for purposes of resolution of enforcement disputes under this Article, references in Civil Code Section 1354 to a "common interest development" shall mean and refer to the Properties, and references to an "association" shall mean the Committee. 10. 1.4 Additional Remedies. The Committee may adopt a schedule of reasonable fees and penalties which, in its reasonable discretion, it may assess against an Owner for failure of the Owner or other occupant of the Owner's Lot to comply with the Declaration. The Committee may Record a notice of noncompliance for any violation of the Declaration if permitted by law. Fines may only be assessed after notice and hearing. 10.1.5 No Waiver. Failure to enforce any provision of the Declaration does not waive the right to enforce that provision, or any other provision. 10.1.6 Right to Enforce. The Committee or any Owner who is not at the time in default hereunder may enforce the Declaration in accordance with the procedure set forth in Section 1354 of the California Civil Code. Each remedy provided for in the Declaration is cumulative and not exclusive or exhaustive and Declarant or any Owner shall have the right to collect damages and to enjoin any violation or threatened violation in a court of competent jurisdiction. 10.2 COSTS AND ATTORNEYS' FEES. If an action is instituted in a court of competent jurisdiction to enforce any of the covenants, conditions, restrictions, or easements contained in this Declaration, the party against whom the judgment, decree, order or declaration is entered shall, and agrees to, pay all costs of suit and a reasonable attorneys' fee, such as may be established by said court. ARTICLE XI MISCELLANEOUS 11.1 CONSTRUCTIVE NOTICE AND ACCEPTANCE. Every person who owns, occupies, or acquires any right, title, estate, or interest in or to any Lot or other portion of the 617749502\CCAS\ 799589.6 qU - 8/19/09 Properties does and shall be conclusively deemed to have consented and agreed to the reasonableness and binding effect of every limitation, restriction, easement, reservation, condition, and covenant contained herein, whether or not any reference to Declaration is contained in the instrument by which such person acquired an interest in the Properties, or any portion thereof. 11.2 INSURANCE OBLIGATIONS OF OWNERS. Each Owner shall be solely responsible for insuring all of his Residence and other Improvements on his Lot, including the structural portions of such Residence, against loss or damage by fire or other casualty. Each Owner shall also be solely responsible for obtaining adequate comprehensive public liability insurance, including medical payments and malicious mischief, insuring against liability for bodily injury, death, and property damage arising from his activities on his Lot. 11.3 INTERPRETATION. The provisions of this Declaration shall be liberally construed to effectuate its purpose of creating a uniform plan for the creation and operation of a residential development, and any violation of this Declaration shall be deemed to be a nuisance. The Article and Section headings, titles, and captions have been inserted for convenience only, and shall not be considered or referred to in resolving questions of interpretation or construction. As used herein, the singular shall include the plural and the masculine, feminine, and neuter shall each include the other, unless the context dictates otherwise. All references herein to "days" shall, unless indicated to be contrary, refer to consecutive "calendar days." 11.4 SEVERABILITY. The provisions of this Declaration are independent and severable. Invalidation of any one (1) of the easements, covenants, conditions, or restrictions of this Declaration by a court of competent jurisdiction shall not affect the validity or enforceability of other provisions of this Declaration, which provisions shall remain in full force and effect 11.5 MORTGAGE PROTECTION. No lien created under this Declaration, nor any breach of this Declaration, nor the enforcement of any provision hereof affects, impairs, defeats or renders invalid any Recorded Mortgage or any of the terms or provisions of the lien thereof upon a Lot made in good faith and for value or the rights or remedies of the Mortgagee under any Recorded Mortgage upon a Lot made in good faith and for value. After a Mortgagee or other Person obtains title to a Lot by judicial foreclosure or by means set forth in a Mortgage, the Lot shall remain subject to the Declaration after the date the Mortgagee or other Person obtains title. 11.6 STATUTORY REFERENCES. All references in this Declaration to statutes are to those statutes as they are currently in effect or to subsequently enacted replacement statutes. 11.7 ARTICLES, SECTIONS AND EXHIBITS. The Article and Section headings are inserted for convenience only and may not be considered in resolving questions of interpretation or construction. Unless otherwise indicated, any references in this Declaration to articles, sections or exhibits are to Articles, Sections and Exhibits of this Declaration. Exhibit A attached to this Declaration is incorporated herein by reference . 11.8 PRIORITIES AND INCONSISTENCIES. If there is any conflict or inconsistency between this Declaration and a Supplemental Declaration, then the provisions of 6177-49502\CCRS\ 799589.6 8/19/09 0 di the Supplemental Declaration shall control, although such instruments shall be construed to be consistent with one another to the extent possible. Declarant has executed this Declaration as of this e4day of August, 2009. MH WILCOX, LLC, a Delaw • limited liability ompany By: --- Print Name -,v I;-1 Id A Title: Declarant STATE OF CALIFORNIA COUNTY OF On , 2009, before me, �anq p0 ovw (here insert name and title of the officer) personally appeared t- b% who proved to me on the basis of satisfactory evidence to be the person(s) whose named is/ar'e subscribed to the within instrument and acknowledged to me that he/-%ke*Tey executed the same in his/hpr/tbe�r authorized capacity(ies), and that by his/W/tJ�,eir signature(s) on the instrument the person(s), or the entity upon behalf of which the person(s) acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. 6 -AIM GVC0"waboon +t t733090 0 1 60*6AW17.2mi I No" coaroTrsl � Oranq* Counly Signature: (SEAL) 617749502\CCRS\ 799589.6 8/19/09 -(OD- �f3 SUBORDINATION The undersigned, as Beneficiary of the beneficial interest in and under that certain Deed of Trust dated December 6, 2007, and recorded on December 14, 2007, as Instrument No. 20072747443, in the Official Records of Los Angeles County, California (the "Deed of Trust', which Deed of Trust is by and between MH Wilcox, LLC, a Delaware limited liability company, as Trustor, and DSL Service Company, a California corporation, as Trustee, and Downey Savings and Loan Association, F.A., as Beneficiary, expressly subordinates said Deed of Trust and its beneficial interest thereunder to the foregoing Declaration of Covenants, Conditions, Restrictions and Reservation of Easements for Gatsby Hollywood ("Declaration'), and to all easements to be conveyed in the Declaration. By executing this Subordination, the undersigned agrees that should the undersigned acquire title to all or any portion of the Properties by foreclosure (whether judicial or nonjudicial), deed -in -lieu of foreclosure or any other remedy in or relating to the Deed of Trust, the undersigned will acquire title subject to the provisions of the Declaration, which shall remain in full force and effect. Dated: (A G.ST Z US Bank National Association, as successor in interest to the Federal Deposit Insurance Corporation as receiver for Downey Savings and Loan Association, F.A. By: ()At4.0-� R -1"-j A, Print lea Title: A Yorized Representative Ix lC.va 11Ze5 t 1Pmn- NOTARIAL ACKNOWLEDGMENT ONFOLLOWING PAGEJ 6177-49502\CCAS\ 799589.6 (� 8/19/09 -- IN STATE OF CALIFDRN1A COUNTY Ol,'.,�LiJ. 1Z117(� On D , before me {berg nsert name a le of the personally appeared who proved to me on 1Ye basis of satisfactory eve dencc to be the personrwhose nameseare subscribed to the within instrument and acknowledged to me that they executed the same in their authorized capacities, and that by their signatures on the instrument the persons, or the entity upon behalf of which the persons acted, executed the instrument. I certify under PENALTY OF PERJURY under the laws of the State of California that the foregoing paragraph is true and correct. WITNESS my hand and official seal. ri. LINDA MELENDEZ Z4Commiwlon # 1603440 Notary Publle — Ca6iforNo San Bemoono camp MYCorTM W� 93ALg29.2f�4 (SEAL) 6177-49502\CCRS\ 799589.6 8/19/09 q� EXHIBIT A APPROXIMATE LOCATIONS OF EXCLUSIVE USE AREA UTILITY VAULTS 617749502\CCRS\ 799589.6 - �8/]9!09 � ■ I n F u l v l LA MIRADA AVENUE w Vault I � VICINITY AP o o w c PQvWR p4Usf u ooNsaLTi+c s rsecnr MASTERCRAFT HOMES GROUP CONFLICT EXHIBIT 1 onwt m 14010UAILSTREET. SUITE 0100 TRACT66762 conaeutuuma NEWPORT BEACH, CA. 82660 THE GATSBY HOLLYWOOD' P+om.wn rx P*1ea+ers 'mow' a.+cor TEL: (714) 5650100 FAX'(714) -0700 LOS ANGELES, CALIFORNIA REGULAR MEETING OF THE CITY OF COSTA MESA PLANNING COMMISSION December 9, 2013 These meeting minutes represent an "action minute" format with a concise summary of the meeting. A video of the meeting may be viewed on the City's website at www, costamesaca. go or purchased on DVD upon request. Hilda Veturis, long time employee who was retiring on December 27, 2013, led in the Pledge of Allegiance. ROLL CALL: Present: Chair Jim Fitzpatrick Vice -Chair Robert Dickson Commissioner Colin McCarthy Commissioner Jeff Mathews Commissioner Tim Sesler PRESENTATION OF PLANNING COMMISSION GREEN DESIGN AWARD FOR BEACH HOUSE IMPORTS AT 1884 PLACENTIA AVENUE Senior Planner Mel Lee and Chair Fitzpatrick gave an overview of the Beach House Imports' nomination for a Green Design Award and summarized the Orange County Register article that spotlighted the business. Mr. Tim Bunning, owner of Beach House Imports, gave a narrative of the renovations made to his business. He thanked the Commission for recognizing his business through the Green Design Award. Chair Fitzpatrick presented Mr. Bunning with the Planning Commission Green Design Award. PUBLIC COMMENTS Beth Refakes, East Side resident, announced that the OCTA had voted down the toll roads on the 1-405 Freeway. She wished everyone a happy holiday and new year. PLANNING COMMISSIONER COMMENTS AND SUGGESTIONS: Commissioner Sesler invited all residents who rode bikes to complete the bike survey posted on the City's website and gave an update regarding the City's 311 application. Vice -Chair Dickson spoke about being approached by two members of the public regarding West Side overlay zone compatibility issues. He thanked Weichman Realty for the Polar Express and Hilda Veturis for all her years of service. Chair Fitzpatrick suggested Vice -Chair Dickson agendize discussion of the overlay zone for January 2014. Commissioner McCarthy wished Hilda Veturis the best in her retirement and congratulated Commissioner Mathews on his recent engagement. He reported on the OCTA Toll Road meeting and said Assemblyman Allan Mansoor would be trying to get something done in Sacramento regarding the issue. CONSENT CALENDAR 1. Minutes for the meeting of November 25, 2013 2. Code Enforcement Update MOTION: Approve the November 25, 2013 Minutes and Code Enforcement Update. Moved by Chair Fitzpatrick, second by Vice -Chair Dickson. The motion carried by the following roll call vote: Ayes: Fitzpatrick, Dickson, McCarthy, Mathews, Sesler Noes: None Absent: None Abstained: None Chair Fitzpatrick announced that Public Hearings Nos. 6, 7 and S would be moved to the beginning of the Agenda as the recommendation was that they be continued, PUBLIC HEARINGS 6. Application No.: Applicant: Site Address: Zone: Project Planner: Environmental Determination: PA -99-09 (Review) City of Costa Mesa 1967 & 1977 Newport Boulevard C2 Mel Lee Exempt Description: Review of previously approved Conditional Use Permit that allowed 40% of the rooms located at the Sandpiper Inn to be devoted to long-term occupancies. Specifically, the Planning Commission will consider if the Sandpiper Inn has historically operated in a fashion that is consistent with the conditions of approval set forth in the approved Conditional Use Permit for the property. PUBLIC COMMENTS Judy Smith, West Side Costa Mesa resident, presented pictures, addressed concerns and spoke in opposition of the conditional use permit for Sandpiper Motel. Chair Fitzpatrick asked Commissioner Sesler to follow-up with Ms. Smith's concerns. 2 MOTION: Continue PA -99-09 (Review) to the January 13, 2014 Planning Commission. Moved by Chair Fitzpatrick, second by Vice -Chair Dickson. The motion carried by the following roll call vote: Ayes: Fitzpatrick, Dickson, McCarthy, Mathews, Sesler Noes: None Absent: None Abstained: None 7. Application No. PA -98-73 (Review) Applicant: City of Costa Mesa Site Address: 2277 Harbor Boulevard Zone: C1 Project Planner: Mel Lee Description: Review of previously approved Conditional Use Permit that allowed 40% of the rooms located at the Costa Mesa Motor Inn to be devoted to long-term occupancies. Specifically, the Planning Commission will consider if the Costa Mesa Motor Inn has historically operated in a fashion that is consistent with the conditions of approval set forth in the approved Conditional Use Permit for the property. PUBLIC COMMENTS Judy Smith, West Side Costa Mesa resident, stated she was in opposition of the conditional use permit for the Costa Mesa Motor Inn. MOTION: Continue PA -98-73 (Review) to the January 13, 2014 Planning Commission meeting. Moved by Chair Fitzpatrick, second by Vice -Chair Dickson. The motion carried by the following roll call vote: Ayes: Fitzpatrick, Dickson, McCarthy, Mathews, Sesler Noes: None Absent: None Abstained: None 8. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF COSTA MESA AMENDING TITLE 13, ARTICLE 8, SECTION 13-172, ET. AL., OF THE COSTA MESA MUNICIPAL CODE RELATED TO MOTELS Code Amendment CO -13-03 related to Motels. The amendments would reduce the total number of rooms that could be utilized as extended occupancy rooms at any motel site from 25% to 10%. Environmental Determination: Exempt. PUBLIC COMMENTS Judy Smith, West Side Costa Mesa resident, said she would return on January 13, 2014 to speak on all motel items. MOTION: Continue the City Council Ordinance amending Title 13, Article 8, Section 13-172, et al, to the January 13, 2014 Planning Commission meeting. Moved by Chair Fitzpatrick, second by Vice -Chair Dickson. The motion carried by the following roll call vote: Ayes: Fitzpatrick, Dickson, McCarthy, Mathews, Sesler Noes: None Absent: None Abstained: None Chair Fitzpatrick advised that Public Hearing No. 10 would be taken out of order to give the Consultant the opportunity to make her presentation early in the meeting. 10. GENERAL PLAN AMENDMENT GP -13-03 IS A CITY -INITIATED AMENDMENT TO THE 2000 GENERAL PLAN CONSISTING OF: a) Addendum to Final Program Environmental Impact Report EIR : To satisfy the requirements of the California Environmental Quality Act (CEQA), the City prepared an addendum to the original General Plan Final Program EIR (certified in January 2002). b) Proposed 2013-2021 Housing Element: A technical update of the Housing Element of the 2000 General Plan as required by California Law Government Code Section 55588. Management Analyst Hilda Veturis gave an introductory overview. She reminded the Commission that Costa Mesa's RHNA (Regional Housing Needs Allocation) number was two (2), and they had eight (8) years to meet that RHNA number. Ms. Veturis turned the presentation over to Consultant Veronica Tam. Consultant Veronica Tam provided a power point presentation that explained the Housing Element, the steps staff had taken and where they currently were at in the process. PUBLIC COMMENTS Jay Humphrey, Costa Mesa resident, wished everyone a happy Holiday season and asked if replacing affordable housing units with non -affordable house units would force RHNA's number to increase. He added there were mobile homes in the West Side that if you added an additional floor would suddenly have ocean views and would no longer be affordable housing. What would the City do to maintain affordable housing and keep RHNA's number of two if they removed affordable housing from those confines? Ms. Tam explained the RHNA process and affordable housing preservation. Chair Fitzpatrick suggested a possible overlay or zoning plan for the Fairview Development facility as part of the Commission's 2014 Goals. Commissioner Dickson thanked the community and staff for their involvement in the ongoing process. 4 MOTION: That the City Council adopt the addendum to Final Program EIR and adopt the General Plan Amendment GP -13-03 for the proposed 2013- 2021 Housing Element. Moved by Vice -Chair Dickson, second by Chair Fitzpatrick. The motion carried by the following roll call vote: Ayes: Fitzpatrick, Dickson, McCarthy, Mathews, Sesler Noes: None Absent: None Abstained: None 1. Application No.: Applicant: Site Address: Zone: Project Planner: Environmental Determination: PA -08-12 Al Abid All Malik 1512 Bristol Street C2 Antonio Gardea Exempt Description: 1. Amend conditional use permit (PA -08-12) to allow concurrent sales of beer and wine for off-site consumption (Type 20 State Alcoholic Beverage Control license) at an existing gasoline station. 2. A finding of public convenience or necessity in conjunction with the proposed ABC license. Senior Planner Antonio Gardea summarized the staff report. The item was an alcohol beverage license for sale of beer and wine for off-site consumption. No public comments were received. The gas station was located in an area of overconcentration and the Commission would be making a finding of public convenience or necessity in order to have the license issued to this location. The Commission discussed the difficulty of obtaining a new license, the business hours and Condition No. 9, PUBLIC COMMENTS — None Sherrie Olson, Consultant for Shell Gas Station and Ali Malik, owner of Shell Gas Station presented their request. Mr. Malik stated he owned two gas stations and had been a business owner in the City of Costa Mesa for the past 15 years. Ms. Olson advised they had read the conditions of approval, they were not in agreement with them and requested modifications based on the numerous findings they presented. Given Mr. Malik's good standing with the community and the dollars he had invested, Ms. Olson asked for case-by-case consideration for his request so they could move forward. At the request of Chair Fitzpatrick, Ms. Olson explained the process for a Type 20 State Alcoholic Beverage Control license. A lengthy discussion followed regarding oversaturation in the area and allowing new licenses on a case-by-case basis. 5 MOTION: Approve PA -08-12-A1 at 1512 Bristol Street, make a finding of public convenience or necessity for a Type 24 ABC license and the Conditions of Approval be modified as follows: strike Condition of Approval No. 5 and replace with the required condition for quiet enjoyment of the neighboring community; amend the hours on Condition of Approval No. 7 to state "and shall not occur between 12 midnight and 6 a.m. and, strike Condition of Approval No. 9. NOTE: The staff report stated this was a 24-hour business; applicant clarified their business hours were 5 a.m. to 12 midnight. Commissioner Sesser asked about monitoring the restriction of ABC licenses. Commissioner Dickson asked staff to provide them with full copies of ABC reports for future beer and wine license applications. Moved by Vice -Chair Dickson, second by Commissioner Mathews. The motion carried by the following roll call vote: Ayes: Fitzpatrick, Dickson, Mathews, Sesler Noes: McCarthy Absent: None Abstained: None The Chair explained the appeal process. 2. Application No.: Applicant: Site Address: Zone: Project Planner: Environmental Determination: PA -94-14 Al Gary Turner 1562 Newport Boulevard C2 Antonio Gardea Exempt Description: Amend conditional use permit (PA -94-14) to change an existing State Alcoholic Beverage Control License for an existing bar (Pub 33) located within 200 feet of residentially zoned property from a type 42 (On -Sale Beer and Wine) to a type 48 (On -Sale General) license. Senior Planner Antonio Gardea summarized the staff report. He reported the application was a request to amend a conditional use permit that allowed the sale of beer and wine. The business had changed ownership and was not located in an over concentrated area. The owner would be cancelling the license rather than surrendering it to another retailer in the city if the upgraded license was obtained. Commissioner McCarthy asked if the neighbor's concerns dimmed staff's view in anyway. Mr. Gardea stated they were not concerned because the neighbor's concerns were related to the previous owner. Since the change of ownership, the business had not received concerns regarding the operation and the police department supported the new use and change of atmosphere. 6 The Commission discussed the comments received by a resident who was in opposition of elevating the liquor license and expressed concerns over past Fire complaints and Code Enforcement violations regarding the smoking patio that would remain open until 2 a.m. and residences less than 200 feet away. Mr. Gardea stated the constituent who called was concerned with the rancorous environment, noise from patrons leaving the bar and sound travel from the juke box. PUBLIC COMMENTS Applicants Joann and Gary Turner had reviewed the conditions of approval and were in agreement with them. Their plans were to revamp and beautify the building by investing $250,000 to renovate the interior and exterior of the Sports Bar which used to be a bikini bar; having a full liquor license would allow them the goal of marketing to a higher demographic. They requested the support from the Commission, said they would be open to community's concerns and added they had received an overwhelming response from local residents who were thrilled with the change. The Commission discussed the smoking patio, the possibility of a retractable cover over the smoking patio in order to minimize noise, kitchen facilities, serving food and server's attire. Ms. Turner reported there would be a cover over the smoking patio. They hoped to serve food (deli sandwiches, etc.) and change the theme and attire of the bar when they obtained a full liquor license. There were no comments from the public. MOTION: Based on the evidence of the record, the findings contained in Exhibit A, modified Conditions of Approval in Exhibit B as follows: Condition of Approval No. 1 to contain "continue improvements and renovations with quality materials as stated in the staff report to the satisfaction of the Development Services Director of designated staff'; add Condition of Approval No. 17 pertaining to quiet enjoyment; add Condition of Approval No. 18 to have some type of food service; add Condition of Approval No. 19 to include patio cover to the satisfaction of the Development Services Director to mitigate noise; approve PA 94-94 Al for a change of ABC license from Type 42 to Type 48. Moved by Vice -Chair Dickson, second with comment by Commissioner McCarthy. Commission McCarthy requested the condition pertaining to the quiet enjoyment of the neighbors be a standard condition. The motion carried by the following roll call vote: Ayes: Dickson, McCarthy, Mathews, Sesler Noes: Fitzpatrick Absent: None Abstained: None The Chair explained the appeal process. 7 3. Application No. Applicant: Site Address: Zone: Project Planner: Environmental Determination: PA -89-36 A21 PA -87-133 A11 ZA-13-22 Barbara Cohen 901 South Coast Drive & 905 South Coast Drive PDC Antonio Gardea Exempt Description: Amendments to the existing Planned Sign Programs PA -89-36 & PA -87-133 for the Metro Pointe office and retail center. The amended sign program includes the following signs: 1. Two new 53 -foot high pylon signs, which include a 9 -foot high by 18 -foot wide electronic changeable copy sign; 2. Three freestanding signs to replace existing signs (13 feet, 4 inches wide and approximately 24 feet in height); 3. Fourteen temporary banners mounted on 7 poles (2 feet, 6 inches wide by 10 feet in height each); and 4. Two project identification signs: a. Replacement of the sign at the corner of Bear Street and South Coast Drive with individual letters 18 -inches in height and a logo 5 - feet, 2 -inches in height; and b. A new sign, 44 feet in width, with individual letters, 6 -feet in height and a logo 12 -feet in height mounted to the parking structure facing the freeway. The sign program also includes a directional sign at the affiliated office complex across the street from the Metro Pointe retail center. The freestanding, illuminated sign is greater than 7 feet in height (approximately 12 feet in height by 6 feet, 3 inches in width) and is located within 200 feet of residentially -zoned properties. Senior Planner Antonio Gardea summarized the staff report and provided slides of the proposed pylon signs and flag pole -type banners. Staff's recommendation was to approve the pylon, identification and directional signs and deny the banners and LED reader boards. The Commission discussed monument signs, square footage of new pylon signs being within the original plan sign program, rational for banning LED readers and banners if they were not visible from residential areas, advertising for City events and CalTrans' limitations on reader boards. PUBLIC COMMENTS Milton Solomon, Principal for Architectural Design & Signs (ADS) speaking on behalf of the developer Arnel Property, stated he had read and was in agreement with the conditions of approval. Mr. Salomon spoke on how LED's revolutionized the sign industry and how essential they were to the success of the project. The 8 banners added color and presented opportunities for the seasons but were not critical. Mr. Solomon pointed out the important aspect of adding "Costa Mesa" 8 underneath the Metro Pointe sign so people could begin relating Metro Pointe with the City of Costa Mesa. Beth Refakes, Costa Mesa resident, liked adding "Costa Mesa" underneath the Metro Pointe sign but felt the banners would detract and create visual clutter from the Metro Pointe signage. She did not think the LED reader boards would be an asset to Metro Pointe and asked if the existing signage in the parking structure was going to remain or be removed. LED reader boards and projects with LED reader boards were discussed at length. MOTION: Strike "and 14 temporary banner signs" from the second whereas paragraph on the resolution approving the application. Based on the evidence of the record, the findings contained in Exhibit A and subject to the Conditions of Approval contained in Exhibit B with the following modifications: paragraphs "m"and "n: be duplicative of "i" and "j" (strike paragraphs "m" and "n"); turn "o" into "m"; include in "n" that the advertising on the LED reader board shall include City and non-profit events (same conditions as SOCO); new condition "o" to be "as presented by the applicant add "Costa Mesa" to the project identification sign along the 405 Freeway frontage." Moved by Vice -Chair Dickson, second by Commissioner Mathews. The motion carried by the following roll call vote: Ayes: Dickson, Mathews, Sesler Noes: Fitzpatrick, McCarthy Absent: None Abstained: None The Chair explained the appeal process. 4. Application No. Applicant: Site Address: Zone: Project Planner Environmental Determination: PA -13-30, TTM 17549 BJ Deizer Melia Homes 687 Victoria Street R2 -MD Minoo Ashabi Exempt Description: The proposed project involves - 1) Design Review to construct an 11 -unit, two-story detached residential development including the following: a) Variance from open space requirement (40 percent required; 34 percent proposed); b) Variance from common lot requirement (no common lot proposed); c) Variance from minimum lot size and average lot size requirements (3,000 SF required; 2,645 SF proposed); d) Administrative Adjustment to reduce the second floor rear yard setback (20 feet required; 12.5 feet proposed); 9 e) Administrative Adjustment to reduce distance between buildings (10 feet required; 7 feet proposed); f) Deviation from Residential Design Guidelines requested for second floor to first floor ratio (80 percent recommended; 110 percent proposed); and, g) Deviation from Residential Design Guidelines requested for average side yard setback for second floor (10 feet required; 8 feet proposed). 2) Tentative Tract Map No. 17649 to subdivide a 0.8 -acre parcel for a residential common interest development. Principal Planner Minoo Ashabi summarized the staff report. She advised that Item G (average setback for side yard) on the Design Review would no longer be applicable since the City Council had adopted an amendment to the Residential Design Guidelines at their December 3, 2013 meeting. The Commission discussed the 5% open space shortfall and onsite trash service. PUBLIC COMMENTS Chad Brown, representing Melia Homes, hoped the application could replace older rental housing in the West Side with for sale single-family detached housing. Mr. Brown encouraged focus towards the general plan policy that was in place regarding the allowable density for the site and addressed parking and open space concerns. He stated the project was consistent with small lot ordinances, if the Commission approved Item No. 9 on the Agenda (small lot ordinance), the three variances (a, b and c) would go away. Mr. Brown stated that Melia Homes had reviewed the conditions of approval; they were satisfied with the conditions of approval and accepted them. Mr. Brown requested the Commission's approval for the project. ,day Humphrey, Costa Mesa resident, addressed two concerns - inadequate parking and the three variances. He asked if approval of the small lot ordinance would impact the project. Brian Anderson, Costa Mesa resident, said the project was affecting the area where he lived but he was in support of it. Mr. Anderson addressed parking issues and suggested having one less unit, adding visitor parking or a common area for children to play. Barrie Fischer, Costa Mesa resident, was one of the residents who emailed her parking concerns. She felt the development was beautiful and it would improve the neighborhood but if the developer could require the tenants from the apartments along Pomona to Page School to use their apartments for parking cars instead of storage she would be in support of it. The constant in -and -out of cars, talking that was keeping her awake and jaywalking was unacceptable. The traffic from the apartments needed to be rerouted back to Victoria. Chair Fitzpatrick encouraged Ms. Fischer to send him an email so he could refer her concerns to the Neighborhood Improvement Task Force. Chad Brown clarified the existing project had 12 units with 17 parking spaces so he understood how that would have detrimental effects from overflow parking. Their 10 proposal was for one less unit and 44 total parking spaces which tripled the amount of parking for a smaller project. Mr. Brown offered alternatives for additional parking Mime and date specific turnabout). He addressed variance concerns and materials used for the driveways that would support the weight of trash trucks. Mr. Brown requested the Commission's approval for the development. Commissioner McCarthy said the project was a small solution because 12 medium density apartment units were being removed and replaced with 11 detached residences that were fully parked. Commissioner Sesler supported the development and said attractive developments that encouraged homeownership were needed in the area. Having on-site trash service was a welcomed relieve. Parking issues could be addressed via a survey. MOTION: Based on the findings in Exhibit A and the conditions set forth in Exhibit B, with additional conditions that trash service shall occur onsite and guest parking shall be added at the discretion of the Development Services Director or designated staff in the common space by Unit 10; modify Condition of Approval No. 21 include that the garage shall be suitable for parking two automobile or truck vehicles; approve PA -13-30, TTM 17549 for an 11 -unit detached common interest development. Moved by Chair Fitzpatrick, second by Commissioner McCarthy. The motion carried by the following roll call vote: Ayes: Fitzpatrick, Dickson, McCarthy, Mathews, Sesler Noes: None Absent: None Abstained: None The Chair explained the appeal process. 5. Application No.: 125 East Baker Street Apartments Environmental Impact Report (EIR) Applicant: Red Oak Investments Site Address: 125 East Baker Street Zone: CL Project Planner: Mel Lee Environmental Determination: Environmental Impact Report (EIR) Description: The purpose of the hearing is to receive public comment on the Draft Environmental Impact Report (DEIR) for the 125 East Baker Street Apartment project. The proposed project consists of a five -story, 240 -unit residential apartment building (03 feet overall height) that wraps around a six -level parking structure (57 feet overall height) with 455 parking spaces in the structure and four outdoor on -grade parking spaces. The proposed project will involve a General Plan Amendment to change the land use designation from Industrial Park (MP) to High Density Residential (HDR) and a Zoning Change from Commercial Limited (CL) to Planned Development Residential — High Density (PDR -HD). Other entitlements include a Zoning Code amendment and Master Plan to accommodate the proposed project Senior Planner Mel Lee advised the purpose for the public hearing was to take public comment on the Draft Environmental Impact Report that had been available for public comment for the 45 -day period as stipulated in the California Environmental Quality Act (CEQA). Mr. Lee reported the Commission would not be taking final action on the project. The public comment period would remain open until December 20, 2013 at which time the environmental consultant would bring forward the final document along with all of the entitlements to the Planning Commission and City Council for separately advertised public hearing dates at future date yet to be determined. Mr. Lee introduced Julian Capita from Atkins who was the Environmental Consultant who prepared the draft Environmental Impact Report and added that Red Oak Investments, the project developer was also present if the Commission had any questions regarding the project. Julian Capita provided a background overview of the draft EIR. PUBLIC COMMENTS Jay Humphrey, Costa Mesa resident, was in support of the project. Gary Lucas, AZ Manufacturing, spoke in opposition of the Draft EIR. Max Mashar, Baker Street tenant asked what type of noticing would be given if the project moved forward. Anne Lukas, co-owner of AZ Manufacturing, did not understand the EIR and did not see measures being taken regarding traffic issues the project would create. Mike Harrison, representing Trico Realty, was an opponent of residential development infiltrated in industrial areas but felt this project was an appropriate land use and well -conceived project. Chair Fitzpatrick asked for a timeline. Mr. Lee advised the public comment period would end on December 20, 2013 and reported that copies of the Draft EIR were available in hard copy or electronically. At the conclusion of the public comment period, all comments would be prepared and incorporated into the Final EIR and made available 10 days prior to the public hearing date. With regards to the public hearing for the project all residents within a 500 foot radius would receive notification. Commissioner Dickson requested the comments from the public be fully transcribed in lieu one sentence summations. (Verbatim Minutes were typed under a separate cover). 9. AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF COSTA MESA AMENDING TITLE 13 OF THE COSTA MESA MUNICIPAL CODE RELATED TO SMALL LOT SUBDIVISIONS Code Amendment CO -13-04 to amend the Zoning Code for new regulations related to small lot subdivisions. Amendments are proposed, but not limited to, 12 the following Code Sections in Title 13 (Zoning Code) of the Costa Mesa Municipal Code: ■ Chapter I —Add new definitions related to small lot subdivisions; Chapter IV, Table 13-30 (Land Use Matrix) — Allowing small lot subdivisions of up to 15 dwelling units in multiple family residential zones; and, • Chapter V, Article 2.5 — add new development standards for small lot subdivisions. Environmental Determination: Exempt Principal Planner Minoo Ashabi advised the Commission that an ordinance for their consideration was before them as a result of an increase proposals for detached homes in the housing development. Ms. Ashabi summarized the staff report and made her presentation. Ms. Ashabi answered questions regarding parking/density impacts; the process for future proposals if the Commission adopted the ordinance, inclusion of trash service, rear setbacks for abutting properties. PUBLIC COMMENTS Victor Cao, Manager of Government Affairs for the Building Industry Association (BIA), commended staff for their work throughout the year to get the small lot ordinance where it was today. Mr. Cao urged the Commission to think ahead and plan in a greater context because with home prices increasing 21 %, the American Dream of homeownership was diminishing. The small lot ordinance would meet a market demand that until now had not been met. To assist with the concerns from the staff analysis, Mr. Cao submitted two proprietary BIA handouts. Vice -Chair Dickson was concerned with preserving the characteristics of some neighborhood and suggested making the ordinance flexible so as not to lessen the standards in a detrimental way. He felt the small lot ordinance was a phenomenal effort. Commissioner McCarthy felt the West Side of Costa Mesa was a good catalyst for the small lot ordinance. Chair Fitzpatrick asked if the Commissioners were comfortable with going with the second recommendation and continuing the matter to the January 13, 2014 Planning Commission meeting. Vice -Chair Dickson suggested agendizing the matter early in the agenda. Ms. Minoo asked if the Commission would be interested in seeing the standard conditions at the January meeting. The Commission responded affirmatively. MOTION: Continue Public Hearing No. 9 (AN ORDINANCE OF THE CITY COUNCIL OF THE CITY OF COSTA MESA AMENDING TITLE 13 OF THE COSTA MESA MUNICIPAL CODE RELATED TO SMALL LOT SUBDIVISIONS) to the January 27, 2014 Planning Commission meeting. Moved by Vice -Chair Dickson, second by Commissioner Mathews. 13 The motion carried by the following roll calf vote: Ayes: Fitzpatrick, Dickson, McCarthy, Mathews, Sesler Noes: None Absent: None Abstained: None STAFF COMMENTS - None ADJOURNMENT: NEXT PLANNING COMMISSION MEETING AT 6:00 P.M. ON MONDAY, JANUARY 13, 2014. Submitted by: CLAIRE FL NN,,SECRETARY COSTA MrESA PLANNING COMMISSION 14 PLANNING COMM/SS/ON SNDA REPORT MEETING DATE: JANUARY 27, 2014 ITEM NUMBER P11 _Z SUBJECT: CODE AMENDMENT CO -13-04- SMALL LOT SUBDIVISION ORDINANCE DATE: JANUARY 16, 2014 FROM: PLANNING DIVISION/DEVELOPMENT SERVICES DEPARTMENT PRESENTATION BY: MINOO ASHABI, PRINCIPAL PLANNER FOR FURTHER INFORMATION CONTACT: MINOO ASHABI, AIA (714) 754-5610 minoo.ashabi@costamesaca.gov DESCRIPTION Code Amendment CO -13-04 is a zoning code amendment to add new regulations for small lot subdivisions in multiple family residential zones which involves amending Title 13, the Zoning Code as follows: • Chapter I — Add new definitions related to small lot subdivisions; • Chapter IV, Table 13-30 (Land Use Matrix) — Allowing small lot subdivisions of up to 15 dwelling units in multiple family residential zones; • Chapter V, Article 2.5 — add new development standards for small lot subdivisions. It should be noted that the proposed standards will NOT • Increase the density in any of the multiple family residential zones; • Decrease required number of parking spaces, or • Change the entitlement process for small subdivisions RECOMMENDATION • Recommend that the City Council approve the ordinance and give first reading; and, • Review and comment on the draft standard conditions of approval. BACKGROUND On September 10, 2013, a study session was held with the City Council and Planning Commission that was attended by the public and homebuilders. Staff was directed to prepare a "Small Lot Subdivision" ordinance with photos of potential development for consideration by Planning Commission. On December 9, 2013, Planning Commission reviewed the first draft of the ordinance, discussed the following issues, and continued the item to January 27, 2014 meeting: • Perimeter side and rear setback — Vice Chair Dickson recommended that the rear and side setbacks include provisions similar to the City of Los Angeles ordinance that notes,rp e -existing _development should guide the setbacks and new development should preserve the existing character of the neighborhood. A minimum side and rear setback of 10 feet was suggested. This setback would be applied to the perimeter of the development lot and not individual parcels within the development. Response — staff revised Table 13-42 of the ordinance to include a minimum 10 -foot side and rear setback for two-story and three-story development. New language was added related to the compatibility with the neighboring properties. • Design Guidelines — Chair Fitzpatrick recommended including design guidelines with the ordinance similar to the City of Los Angeles ordinance. The merits of preparing a guideline was discussed and staff noted that the City of Los Angeles ordinance allows development that meet the guidelines without a discretionary review, whereas in Costa Mesa all development of two or more units within R2 -MD zoning district is subject to approval of a design review by the Planning Commission. In addition, staff works with the developers to recommend the most practical site and architectural plans to the Planning Commission for review and approval. In any case, the Planning Commission has the final approval authority in terms of site planning and architectural design. Response — Given that the City has Residential Guidelines in place, staff did not prepare a separate design guidelines for the small lot subdivision ordinance. The City of Los Angeles ordinance is applicable to all small lot subdivisions regardless of the number of units versus Costa Mesa's ordinance that would apply only to subdivisions of up to 15 units. The practical written provisions of the Los Angeles ordinance were included in the draft ordinance. In addition, all residential developments are subject to the City's Residential Design Guidelines that includes appropriate site planning and architectural articulation. • Recommendation to City Council — Commissioner McCarthy noted that the report to the City Council should be a comprehensive report and include all information so that provisions of the proposed ordinance are clearly communicated. The ordinance is intended to encourage development of detached small lot single family units for ownership. The City of Costa Mesa is a good candidate for this type of development, which promotes homeownership and provides affordable options to younger families and individuals. M Response — staff included a side by side comparison of the new requirements with the existing provisions. It should be noted that the ordinance will not allow a higher density or lower parking standards. • Standard Conditions of Approval — Planning Commission requested that standard conditions of approval be prepared and adopted with the ordinance to address all issues including provisions for trash pick up and storage. Response — staff included a list of standard conditions of approval for the Commission's review and comment. Staff recommends that these conditions be applied as part of our administrative process so that changes if necessary to address unique site specific circumstances will not require prior Council approval. A full discussion of the background information was included in the December 9th staff report available at the following link: http_//www. costa mesa ca.gov/ftiD/pjan ningcommission/agenda/201 3/201 3-12-09/PH-9. pdf Current Requirements - Common Interest Development The City currently has regulations in place for residential subdivisions referred to as "common interest development standards." Common Interest Developments are permitted in all multi- family residential zoning districts. The standards include various provisions such as requirement of a common lot (typically a landscape street setback and common drive), minimum lot size and average lot size standards, as well as regulations related to formation of a homeowners association. The current requirements are applicable to both detached and attached products. While these standards have been practical for larger developments; they have been challenging for smaller subdivisions. Most small subdivisions require approval of several variance and administrative adjustments to allow development of detached units on small lots. The following is a list of development standards and required documents that are proposed to be revised with the proposed Small Lot Subdivision Ordinance: • Common lot requirement - The current common interest development standards require that all projects be designed with a minimum of one common lot, in common ownership and maintained by a homeowners association. This lot is required to contain common driveways, parking areas, and the front 10 feet of the landscaped street setback. • Minimum distance between buildings - A 10 -foot minimum between main buildings and a 6 -foot minimum separation between main buildings and accessory structures is required. • Minimum open space - All subdivisions are required to provide a minimum 40% of total lot area as open space. Open space excludes driveways and common hardscape areas. In addition, each individual lot is required to provide a minimum of 400 square - foot open space area with no dimension less than 15 feet. • Minimum Lot size — The minimum lot size is 3,000 square feet with an overall average of 3,500 square feet. The required common lot is not included in the calculation of lot area. 3 • Rear yard setback — A 20- foot minimum rear setback is required for the second floor of two-story structures in medium density and a minimum 15- foot for high density zones. Parking regulations are proposed to be revised; however, the required number of parking spaces will not be decreased. Subdivisions of five or more units are required to provide some open parking spaces accessible to all residents in the community and not in front of the garages. In addition, the Common Interest Development Standards include specific provisions with respect to maintenance requirements and homeowners associations are proposed to be revised. All subdivisions are required to record CC&Rs that would include a plan for permanent care and maintenance of open spaces, recreational areas, and common facilities pursuant to State law (Civil Code 1350-1359). ANALYSIS The purpose and intent of the small lot ordinance is to promote affordable ownership housing by providing more flexible development standards and maintenance mechanisms for underutilized multi -family residential lots within the densities allowed by the General Plan. This proposed code amendment will add a new section to the zoning code applicable to detached residential development of up to 15 units without modifying the current "Common Interest Development" standards. The amendment is not intended to increase the current densities or decrease the parking standards. Proposed New Development Standards - Small Lot Subdivisions The following includes a comparison of the existing and proposed development standards applicable to subdivisions of up to 15 dwellings. The development standards are proposed to allow the most flexibility in development standards and maintenance requirements without any increase in the density requirements or decrease in the parking standards: Common Interest Development Small Lot Subdivisions Subdivisions of 16 or more units Subdivisions of up to 15 units (Existing — No Chane New Common lot required — typically includes the Common lot not required — common areas are divided main drive and street landscape setback among the individual parcels and reciprocal access and parking is provided by an easement recorded with theparcel/tract ma Minimum open space (development lot) — 40% Minimum open space (development lot) — 30%* (not including porches of over 6 feet in depth (includes porches, covered patios, roof decks and and balconies) balconies Minimum open space (individual lot) - 400 Minimum open space (individual lot) - 250 square feet square feet with no dimension less than 15 feet. with no dimension less than 12 feet. ** Minimum rear yard setback — 10 feet for one Minimum rear yard setback — all setbacks are treated story and 20 feet for two stories as side setbacks with a minimum 10- foot separation from the 2ro2erty line. Minimum lot size of 3,000 square feet and No minimum standards for lot area average lot size of 3,500 square feet; no Minimum lot width — 20 feet minimum lot width Maximum height — two -stories or 27 feet Maximum height — two -stories or 27 feet maximum maximum unless otherwise allowed by a unless otherwise allowed by a specific plan or urban 91 specificIp an or urban plan Minimum distance between buildings — 10 feet Homeowner's association required Covenants, Conditions, and Restrictions (CC&Rs) — required to be recorded prior to final inspection plans. No minimum distance required as long as the structures are completely separated, do not share a common wall, and meet Building and Fire Code standards. City will require that the homeowners be responsible for maintenance of all areas subject to access and/or maintenance easements (i.e., access, drainage and utilities, and landscape setbacks) and carry insurance policies for the homeowners. A maintenance agreement can be executed for subdivision of 4 or less in lieu of requiring an association when each unit has an independent access to the public street and there is no common drive or other amenities. Covenants, Conditions, and Restrictions (CC&Rs) — required to be recorded prior to final inspection " Decorative paving will be required for all interior roadways and parking to balance the reduction in open space. ** The private open space area is included in the overall open space calculations. It should be noted that the threshold for the maximum number of parcels (15 parcels under small lot subdivision) was proposed based on a typical lot size in R2 -MD zone and a manageable development without a homeowners association; this is an arbitrary number and can be modified as Planning Commission may deem appropriate. Homeowners and Maintenance Associations With the cost of homeownership rising, developers are proposing an alternative mechanism for maintenance of small lot subdivisions that will reduce the monthly cost to the homeowners and reduce the administrative requirements of a subdivision. While a condominium association may be the best alternative for most subdivisions, to provide compliance with the requirements of Davis -Stirling Act (i.e., 10 -year homebuilder warranty and lien rights); in cases where there is no common area and where permissible under state law, a maintenance association could be a less costly alternative. In either alternative the City would require recordation of CC&Rs to ensure a certain level of maintenance standards and enforcement procedures. The following is a comparison of the two alternative types with respect to maintenance and regulatory standards: Applicable Regulations Common Interest Development _ HOA Davis Stirling Act requirement Yes for HOA to manage Business & Professions Code Yes 51 Small Lot Subdivision No. Common interest developments could be exempt but determination of applicability is left to Developer. City will establish minimum maintenance standards for small lot subdivisions that association must be responsible to maintain. No, if less than 5 units. However Public Reporting Requirements (public documents) determination of applicability is left to Developer. CC&Rs Yes Yes Lien Rights Yes No Common areas Reciprocal Easements, etc. Budget Yes Yes/No Required by BRE Required by BRE Advisable but not required Advisable but not require Standard of Maintenance Conditions of Ap2roval Yes Yes Dispute Resolution Construction Defects Maybe subject to arbitration _ Maybe subject to arbitration Subject to Davis Stirling — builder I Unknown - subject to litigation* is liable for 10 years * Homeowner and maintenance associations have the right to sue others as one entity; however, individual homeowners not part of a HOA or maintenance association would have to sue as individuals. Common interest developments with a common lot are required to submit public reports to BRE and provide certain disclosures to the homebuyers under the Business & Professions Code. Small lot subdivisions under 5 parcels may avoid these requirements. However, staff is recommending establishing a minimum standard of disclosure by the developers prior to entering into sales agreement with the potential homebuyers for the sale of properties within a small lot subdivision, even if the developer is exempted from disclosure requirements under state law. These requirements are noted below and included in the draft ordinance under Section 13-42.2 (c). • The type, thickness, and R -value of the insulation that has been installed in the home • Any potential hazards or lead-based paint (24 CFR Part 35 and 40 CFR Part 745) • Uses other than residential and any unusual zoning in proximity to the project • Distance to airport if within two miles • Any special costs that will be incurred by the lot buyer as a result of the installation of a building foundation or any other construction due to unusual soil/geological conditions • If there is fill in excess of 2 feet • Schools servicing subdivision and any special conditions • Any unusual flooding conditions • Conditions of approval by the City and any resale restrictions • Dedications and easements • Project phasing plan • CC&Rs GENERAL_ PLAN CONFORMITY The proposed ordinance is consistent with the following goals and policies of the General Plan: • LU -1 A.1, LU -1A.4, LU -10.4, HOU -1.9, HOU -2.4, HOU -4.4, CD -7A.1 and CD -7A.2. PUBLIC NOTICE Code requires publication of a display AD in the local newspaper (Daily Pilot) for Title 13 Code Amendments. At the time of publication of this report, no public comments have been 6 received. Any correspondence will be forwarded to the Planning Commission under separate cover. In addition to the newspaper ad, all property owners within PDI zoning, homeowners associations and other neighboring cities and government agencies were notified by mail. ENVIRONMENTAL DETERMINATION The project has been reviewed for compliance with the California Environmental Quality Act (CEQA), the CEQA guidelines, and the City's environmental procedures, and has been found to be exempt pursuant to Section 15061 (b) (3) (general rule) of the CEQA Guidelines, in that it can be seen with certainty that there is no possibility that the proposed amendment to the Zoning Code will have a significant effect on the environment. LEGAL REVIEW The staff report and the draft ordinance has been reviewed and approved by the City Attorney. CONCLUSION Given the request from local developers and the City's desire to stimulate for sale housing development in the City, staff believes there is support for the creation of innovative programs to increase housing development and home ownership opportunities within the allowed densities of the City's General Plan. The following summarizes key aspects of the proposed ordinance. • If adopted this will be the first of such ordinance in the County. Similar ordinances, in other jurisdictions, have not been implemented long enough to determine all the potential benefits and consequences; • A few jurisdictions have adopted design guidelines related to site and building design including City of Los Angeles; however, in Costa Mesa, these subdivisions will be subject to discretionary process (Design review) which allows site planning and architectural review of the projects. Design guidelines are a helpful tool; however, may not be necessary. In all cases, residential developments are subject to the City's Residential Design Guidelines. • Small lot ordinance would be applicable to all multi -family residential zoning districts and urban plan residential development and live/work projects. • While all small lot subdivision would be subject to CC&Rs, small subdivisions of up to four parcels with no common areas could be exempt from a homeowner's or maintenance association and subject to only a maintenance agreement. • Small lot subdivision will allow development within the allowed densities of the zoning code and general plan. MINOO ASHABI, AIA Principal Planner r' RY R NG, AICP conomYVILC ic nd Development Services Director/ Deputy CEO Attachments. 1. Draft Ordinance 2. List of other California Cities with adopted small lot ordinance 3. Draft Standard Conditions 4. Examples of Recent Projects 5. Public Comments Distribution: Director of Economic & Development Services/Deputy CEO Senior Deputy City Attorney Public Services Director City Engineer Transportation Services Manager Fire Protection Analyst Staff (6) File (2) i ATTACHMENT 1 ORDINANCE NO. 14 - AN ORDINANCE OF THE CITY COUNCIL OF COSTA MESA, CALIFORNIA ADOPTING ZONING CODE AMENDMENT CO -13-04 AMENDING TITLE 13, CHAPTERS I, IV, AND V RELATED TO DEFINITIONS, LAND USE MATRIX AND NEW ARTICLE 13-42 THE CITY COUNCIL OF THE CITY OF COSTA MESA DOES HEREBY ORDAIN AS FOLLOWS: SECTION 1: FINDINGS. City of Costa Mesa recognizes that homeownership is an important aspect of community building. The City of Costa Mesa is promoting homeownership by providing the opportunity for development of a variety of housing types at various price ranges. The small lot ordinance will allow development of detached or townhome style residential units on individual parcels instead of condominium ownership. SECTION 2: Title 13 of the Costa Mesa Municipal Code is hereby amended as follows-- A. ollows: A. Section 13-6 "Definitions" of Article 2 "Definitions" of Chapter I "General" is hereby amended to insert the following definition: Small Lot Subdivision. A residential development containing a maximum of 15 detached or townhome style units with no common walls where each unit is independently constructed on an individual parcel and the land is subdivided into fee simple parcels containing each unit. Each individual lot is provided with either a direct access to public street/ alley or an easement access through a recorded subdivision map. B. Chapter IV; Table 13-30, Citywide Land Use Matrix is hereby amended as follows: Add Small Lot Subdivisions as Land Use No. 2.2 to Table 13-30 as permitted use in multi- family residential zones. TABLE 13-30 CITY OF COSTA MESA LAND USE MATRIX Z O N E S LAND USES R1 i R2 R2 R3 A CL C C C T M M P P P P P P I I P M HD P 1 2 1 C1 G P D D D D D D & &R D S' R R R R C' 1' R' S' L M H N D1 D1 D1 C M1 RESIDENTIAL USES 1. Single-family dwellings P' P P P P P P P P P (single housekeeping units) 2. Multi -family dwellings P P P P P P P P P P 2,1 Common interest 0 P P P P P P P P P P developments, residential 2.2 Small lot subdivisions, ._ P P P residential 3. Mobile home parks C C C C C C C c c i C. Article 2.5. "Residential Small Lot Subdivision" of Chapter V "Development Standards" is hereby created to read as follows: ARTICLE 2.5 RESIDENTIAL SMALL LOT SUBDIVISIONS SECTION 13-42.1 PURPOSE The purpose of this article is to regulate development and subdivision of small lots within residential zoning districts and overlay districts where residential and live/work projects are permitted. The ownership and occupancy of these developments shall be subject to applicable laws for the general health, safety and welfare of the public. This type of subdivision is intended to provide flexible development standards and to promote a wider range of homeownership of individual lots in multiple -family residential and overlay zoning districts. SECTION 13-42.2 PLANNING APPLICATION REQUIRED a) Small lot subdivisions are permitted in appropriate residential or urban plan overlay districts, subject to approval of the following planning application as may be applicable. This requirement is in addition to other permits or certificated required by law. 1) All new small lot development projects shall be processed according to the design review procedures contained in Section 13-29. 2) All small lot development projects require approval of a tentative tract or parcel map as required by law. A tentative tract map or parcel map shall not be required until a design review has been approved; however, the map may be processed concurrently. b) No person shall construct, sell, lease, convey, maintain or use a lot in a small lot subdivision project within the City without first complying with the provisions of this article. SECTION 13-42.3 DEVELOPMENT STANDARDS AND REQUIREMENTS: a) Applicability. The provisions of this section shall apply to all new residential small lot subdivisions of 15 lots or less in multi -family zones and overlay zones where residential and live/work development are permitted. b) Development standards. Table 13-42 identifies the development standards for small lot subdivision developments. See also ARTICLE 9 GENERAL SITE IMPROVEMENT STANDARDS of this chapter for additional requirements. Projects shall comply with all applicable standard plans and specifications and adopted City and State codes, as well as the following provisions: 1_ The location and orientation of all buildings shall be designed and arranged to preserve natural features by minimizing the disturbance to the natural environment. Natural features such as trees, groves, waterways, scenic points, historic spots or landmarks, bluffs or slopes shall be delineated on the site plan and considered when planning the location and orientation of buildings, open ►a spaces, underground services, walks, paved areas, playgrounds, parking areas and finished grade elevations. Z The site design must consider both the design elements to each unit and how these designs will enhance the overall neighborhood character and vitality of the street and sidewalk. Building setbacks and site planning must relate to surrounding built form, respecting the overall neighborhood character and exiting topography. Additionally, each unit must exhibit a high level of design quality with well articulated entries and facades, proportionate windows, quality building materials and contextual landscaping. 3. All structures proposed to be constructed within a project shall conform to the following requirements: a. Each unit shall be provided with direct pedestrian and vehicular access to a public street, or an alley or a common drive connecting to a public street/ alley. b. Structures having dwelling units attached side by side shall be composed of no more than 4 dwelling units. C. Structures having dwelling units attached side by side shall include a break in the facade by having an offset in the front building line. d. Structure shall be constructed to minimize impact of the proposed development on the light, air and privacy of adjacent properties. 4. On-site lighting shall be provided in all parking areas, vehicular access ways, and along major walkways. The lighting shall be directed onto driveways and walkways within the project and away from dwelling units and adjacent properties, and shall be of a type approved by the Development Services Department. 5. The development shall comply with the provisions of CHAPTER Xl. SUBDIVISIONS, which may include, but are not limited to, land dedication and improvements, such as drainage improvements and payment of fees. 6. Outside uncovered and unenclosed storage of boats, trailers, recreational vehicles and other similar vehicles shall be prohibited unless specifically designated areas for the exclusive storage of such vehicles are set aside on the final master plan and provided for in the covenants, conditions, and restrictions. Where such areas are provided, they shall be enclosed and screened from view on a horizontal plane from adjacent areas by a combination of 6 -foot high opaque fences and permanently maintained landscaping. TABLE 13-42 SMALL LOT SUBDIVISION STANDARDS STANDARDS SINGLE-FAMILY UNITS (located on individual dwelling unit lots and excluding townhouses) Maximum Number of 2 stories/ 27 feet, except as allowed in the Westside Overlay Districts. Stories & Building Note: Lofts, as defined in section 13-6, without exterior access and having only clerestory i Ieightwindows will not be regarded as a story. See also Attic discussion below. Attics Attics shall not be heated or cooled, nor contain any electrical outlets or operable windows. In zoning districts where the maximum number of stories is two stories, attics above second stories shall be an integral part ofthe second story roofline and not appear as a 3"r story on any building elevation. Windows in any attic space above the second story shall be incidental and limited to a dormer style. Maximum Density Same as underlying zoning district or as specified in an applicable specific plan.. (based on gross acreage) Minimum Open Space 30% of total lot area. No asphalt shall be permitted for paved areas. Parking and driveways shall consist of decorative concrete, pavers or other materials as deemed appropriate by the Development Services Director. Minimum Open Space 250 square feet with no dimension less than 12 feet. (individual unit) Development Lot Separately owned private property interests or any portion thereof, necessary or desirable for common use, are subject to recordation of an easement for reciprocal access and maintenance. All areas of a development with 5 or more parcels, subject to a reciprocal access and/or maintenance easement shall be maintained by an association that may be incorporated or unincorporated. The association may be referred to as a maintenance association. Parking Three bedroom or more units (including a den or home office) —two garage spaces and two open parking spaces • Two bedrooms or less units (including a den) — one garage space and two open parking ' Tandem garage and parking (two spaces max.) are permitted for each individual unit with a maximum of 50% of the overall units with tandem parking. • No tandem parking is permitted for open or guest parking spaces. • For developments with 5 or more units (up to 10 units) where open/guest parking spaces are provided in driveways in front of garages for exclusive use of that unit, one additional on- site guest parking shall be provided. Two additional open guest -parking shall be provided for developments with more than 10 units. Distance between No minimum distance required subject to compliance with Building and Fire Code standards, buildings Driveway wid(h 10 -foot minimum, except 16 -foot minimum driveway is required if the driveway serves tenants and/or guest parking for more than one dwelling unit. Driveway length Straight -in driveways to garages shall have a minimum length of 19 -feet from the ultimate right-of-way of any street or drive aisle use to access the lot, if parking is provided. No driveways shall be more than 5 feet in length if parking is not provided in front of garage. Mechanical equipment, Roof -top location is prohibited unless completely screened from public rights-of-way and excluding antennas and adjacent properties. flush -mounted solar panels on roofs Front 20 feet Development Lot: Side and rear (interior) 10 feet for two -stories and three-story development Side (street side, if 10 feet applicable) Note: Driveways providing straight -in access from a public street to a garage shall be at least Development Lot: 19 feet long, as measured from the property line. 11 TABLE 13-42 SMALL LOT SUBDIVISION STANDARDS STANDARDS SINGLE-FAMILY UNITS (loeated on individual dwelling unit lots and excluding townhouses) Rear Abutting a Publicly 5 feet; however, garages may be required to set back further to ensure adequate back up Dedicated Alley distance. Rear Yard Coverage does not apply. Bluff Top Setback No building or structure closer than 10 feet from bluff crest (see Section 13-34 BLUFF -TOP DEVELOPMENT). Roof or Eaves Overhang; 2 feet 6 inches into required side setback or building separation area. Awning 5 feet into required front or rear setback. Open, unenclosed Not permitted stairways. Chimneys May extend 2 feet above maximum building height. Automatic roll -up garage Yes doors Location of Open Guest parking shall be located within a reasonable distance of the unit it serves. Detached Parking garages that are not located within a reasonable distance to the units they are intended to serve are prohibited. Trash Storage All units shall be provided with a small alcove inside or outside the unit to allow storage of at least two trash carts without encroaching into the garage space. All efforts shall be made to provide on-site trash service. Trash carts shall be stored on-site for trash pick up to the greatest extent possible. Above -Ground Pools and Prohibited in front yards and subject to 5 -foot side and rear setback from the main structures. Spas LANDSCAPING A detailed landscape plan prepared pursuant to CHAPTER VII LANDSCAPING STANDARDS shall be approved by the Planning Division prior to issuance of any building permits. SIGNS (See Chapter VIII). FENCES AND WALLS Fences and walls placed between the properly line and required setback line for main buildings shall conform to the City's walls, fences, and landscaping standards, See ARTICLE9 GENERAL SITE IMPROVEMENT STANDARDS of this chapter for further information. (c) Documents required. (1) Project approval is subject to submission of complete organizational documents setting forth a plan or manner of permanent care and maintenance of any open spaces, recreational areas and commonly used areas/facilities. No such documents shall be acceptable until approved by the City Attorney as to legal form and effect, and by the Planning Division as to suitability for the proposed use of the open areas. (2) Prior to entering into a sales agreement for any property within a small lot subdivision, the developer shall disclose general information regarding the property to the future homebuyers, including but not limited to the following: a. The type, thickness, and R -value of the insulation that has been installed in the home b. Any exposed hazards during and after construction (Lead-based paint, asbestos, etc.) C. Uses other than residential in proximity to the project 13 d. Unusual adjacent zoning e. Distance to airport if within two miles f. Where soils, filled ground and geologic information is available g. Any special costs that will be incurred by the lot buyer as a result of the installation of a building foundation or any other construction due to unusual soil/geological conditions h. If there is fill in excess of 2 feet i. Schools servicing subdivision and any special conditions. j. Any unusual flooding conditions k. Conditions of approval by the City and any resale restrictions I. Dedications and easements M. Project phasing plan n. CC&Rs (3) All small lot subdivisions shall file a declaration of covenants to be submitted with the application for approval. The declaration of covenants shall include, but not be limited to, the following provisions. a. The homeowners' association or a maintenance association (as applicable) shall be established prior to the sale of any unit(s). b. Membership in the homeowners or maintenance association shall be mandatory for each owner and any successive owner. C. Provisions to restrict parking upon other than approved and developed parking spaces and to require that garages be kept available for tenant parking shall be written into the covenants, conditions and restrictions for each project. d. If the development is constructed in increments or phases which require one or more final maps, reciprocal covenants, conditions, and restrictions and reciprocal management and maintenance agreements shall be established which will cause a merging of increments as they are completed, and embody one homeowners' association with common areas for the total development. e. The declaration of covenants shall contain language or provisions substantially as follows: "The covenants, conditions and restrictions of this declaration shall run to the City of Costa Mesa insofar as they shall apply to the maintenance of the "common areas" as herein defined." "In the event the association or other legally responsible person(s) fail to maintain the common area in such manner as to cause same to constitute a public nuisance, the City may, upon proper notice and hearing, institute summary abatement procedures and impose a lien for the costs of such abatement upon the common area, individual units or the whole thereof as provided by law." 1i SECTION 2: ENVIRONMENTAL DETERMINATION. The project has been reviewed for compliance with the California Environmental Quality Act (CEQA), the CEQA guidelines, and the City's environmental procedures, and has been found to be exempt pursuant to Section 15061 (b) (3) (general rule) of the CEQA Guidelines, in that the City Council hereby finds that it can be seen with certainty that there is no possibility that the passage of this ordinance amending the zoning code will have a significant effect on the environment.. SECTION 3: INCONSISTENCIES. Any provision of the Costa Mesa Municipal Code or appendices thereto inconsistent with the provisions of this ordinance, to the extent of such inconsistencies and or further, is hereby repealed or modified to the extent necessary to affect the provisions of this ordinance. SECTION 4: SEVERABILITY. If any provision or clause of this ordinance or the application thereof to any person or circumstances is held to be unconstitutional or otherwise invalid by any court of competent jurisdiction, such invalidity shall not affect other provisions or clauses or applications of this ordinance which can be implemented without the invalid provision, clause or application; and to this end, the provisions of this ordinance are declared to be severable. SECTION 5: PUBLICATION. This Ordinance shall take effect and be in full force thirty (30) days from and after the passage thereof, and prior to the expiration of fifteen (15) days from its passage shall be published once in the ORANGE COAST DAILY PILOT, a newspaper of general circulation, printed and published in the City of Costa Mesa or, in the alternative, the City Clerk may cause to be published a summary of this Ordinance and a certified copy of the text of this Ordinance shall be posted in the office of the City Clerk five (5) days prior to the date of adoption of this Ordinance, and within fifteen (15) days after adoption, the City Clerk shall cause to be published the aforementioned summary and shall post in the office of the City Clerk a certified copy of this Ordinance together with the names and member of the City Council voting for and against the same. ATTEST: PASSED AND ADOPTED this day of 2014. Mayor of the City of Costa Mesa APPROVED AS TO FORM: City Clerk of the City of Costa Mesa City Attorney IS STATE OF CALIFORNIA) )ss COUNTY OF ORANGE ) I, ------------, City Clerk and ex -officio Clerk of the City Council of the City of Costa Mesa, hereby certify that the above foregoing Ordinance No. 14- as introduced and considered section by section at a regular meeting of said City Council held on the day of 2014, and thereafter passed and adopted as a whole at the regular meeting of said City Council held on the day of 2014, by the following roll call vote: AYES: NOES: ABSENT: IN WITNESS WHEREOF, I have hereby set my hand and affixed the Seal of the City of Costa Mesa this day of , 2014. City Clerk City Council of the City of Costa Mesa 116 ATTACHMENT 2 Survey of Other Jurisdictions In addition to city of Los Angeles, a number of northern and central California jurisdictions (see below) have adopted a small lot subdivision ordinance. Local Jurisdiction Los Angeles, CA Marysville, CA Merced, CA ........... Modesto, CA Napa, CA Oakland, CA Santa Rosa, CA Summary of Small Lot Subdivision Program • Allowed in multi -family and commercially zoned properties. • Minimum lot area, 600 sq. ft. and minimum lot width, 12 feet 80 percent lot coverage Design Guidelines address site planning, building design, and materials. • No discretionary review required • Allows minimum lot size of 3,000 sq. ft. in designated areas. • Allowed in Planned Development zones. • Minimum lot area 1,950 sq. ft. and 3,000 sq. ft. • Two sets of design guidelines based on lot width and area. • Sixty percent lot coverage • Allowed in specific plan areas and planned development zones • Design guidelines for lot areas of 5,000, 3,000 and less than 3,000 sq. ft. • Requires discretionary review • Permitted in single family residential zones that allow single family and duplex No minimum lot area and width requirement Subject to approval of a conditional use permit • Minimum lot area of 4,000 sq. ft. and minimum lot width of 25 feet • Subject to approval of a conditional use permit • Allowed in single-family and multi -family zones. • Minimum lot area of 2,000 sq. ft. and density of 18 du/acre • Subject to approval of a conditional use permit 1� ATTACHMENT 3 DRAFT STANDARD CONDITIONS OF APPROVAL 1. The expiration of Planning Application PA -XX shall coincide with the expiration of the approval of the Tentative Tract Map No. XX which is valid for two years. An extension request is needed to extend the expiration for each additional year after the initial 2 -year period. 2. The conditions of approval for PA -12 -XX shall be blueprinted on the face of the site plan as part of the plan check submittal package. 3. Address assignment shall be requested from the Planning Division prior to submittal of working drawings for plan check. The approved address of individual units, buildings, etc, shall be blueprinted on the site plan and on all floor plans in the working drawings. 4. No modification(s) of the approved building elevations including, but not limited to, change of architectural type, changes that increase the building height, removal of building articulation, or a change of the finish material(s), shall be made during construction without prior Planning Division written approval. Failure to obtain prior Planning Division approval of the modification could result in the requirement of the applicant to (re)process the modification through a discretionary review process or a variance, or be required to modify the construction to reflect the approved plans. 5. Two (2) sets of detailed landscape and irrigation plans, consistent with the preliminary plans, which meet the requirements set forth in Costa Mesa Municipal Code Sections 13- 101 through 13-108, shall be required as part of the project plan check review and approval process. Plans shall be forwarded to the Planning Division for final approval prior to issuance of building permits. 6. Landscaping and irrigation shall be installed in accordance with the approved plans prior to final inspection or occupancy clearance. 7. Two (2) sets of landscape and irrigation plans, approved by the Planning Division, shall be attached to two of the final building plan sets. 8. Street trees in the landscape parkway shall be selected from Appendix D of the Streetscape and Median Development Standards and appropriately sized and spaced (e.g. 15 -gallon size planted at 30' on centers), or as determined by the Development Services Director once the determination of parkway size is made. The final landscape concept plan shall indicate the design and material of these areas, and the landscape/hardscape plan shall be approved by the Planning Division prior to issuance of building permits. 9. Transformers, backflow preventers, and any other approved above -ground utility improvement shall be located outside of the required street setback area and shall be screened from view, under direction of Planning staff. Any deviation from this requirement shall be subject to review and approval of the Development Services Director. 10. No exterior roof access ladders, roof drain scuppers, or roof drain downspouts are permitted. This condition relates to visually prominent features of scuppers or downspouts that not only detract from the architecture but may be spilling water from overhead without an integrated gutter system which would typically channel the rainwater from the scupper/downspout to the ground. An integrated downspout/gutter system which is painted to match the building would comply with the condition. This condition shall be completed under the direction of the Planning Division. 11. Prior to issuance of certificate of occupancy, the applicant shall construct a minimum 6 - foot tall decorative block wall around the perimeter of the project site, unless otherwise approved by the Developer Services Director. Where walls on adjacent properties already exist, the applicant shall work with the adjacent property owner(s) to prevent gol side-by-side walls with gaps in between them and/or provide adequate privacy screening by trees and landscaping. 12. The subject property's ultimate finished grade level may not be filled/raised in excess of 30 inches above the finished grade of any abutting property. If additional fill dirt is needed to provide acceptable on-site storm water flow to a public street, an alternative means of accommodating that drainage shall be approved by the City's Building Official prior to issuance of any grading or building permits. Such alternatives may include subsurface tie-in to public storm water facilities, subsurface drainage collection systems and/or sumps with mechanical pump discharge in -lieu of gravity flow. If mechanical pump method is determined appropriate, said mechanical pump(s) shall continuously be maintained in working order. In any case, development of subject property shall preserve or improve the existing pattern of drainage on abutting properties. Applicant is advised that recordation of a drainage easement across the private street may be required to fulfill this requirement. 13. To avoid an alley -like appearance, the private street shall not be developed with a center concrete swale. The private street shall be complemented by stamped concrete or pervious pavers. The final landscape concept plan shall indicate the landscape palette and the design/material of paved areas, and the landscape/hardscape plan shall be approved by the Planning Division prior to issuance of building permits. 14. Prior to issuance of building permits, the developer shall provide the Conditions, Covenants, and Restrictions (CC&Rs), or maintenance agreement to the Development Services Director and City Attorney's office for review. The CC&Rs or maintenance agreement must be in a form and substance acceptable to, and shall be approved by the Development Services Director and City Attorney's office. The CC&Rs or maintenance agreement shall contain provisions that effectively implement the following requirements: (1) require effective management of parking. If onsite parking is not appropriately managed, the Development Services Director shall require implementation of corrective measure(s) to address onsite parking problems in the future; (2) require that the maintenance association, unless no maintenance association is required, contract with a towing service to enforce the parking regulations; (3) Allow third party intervention by the City of Costa Mesa; (4) Any subsequent revisions to the CC&Rs or maintenance agreement related to these provisions must be reviewed and approved by the City Attorney's office and the Development Services Director before they become effective. 15. Applicant shall provide proof of establishment of a maintenance association prior to release of any utilities, unless exempted from association requirement. 16. The project entrance is not designed for vehicular gates. A buyer notification shall be provided to future buyers that the community will not be able to accommodate gates without physical changes to the proposed ingress and egress configuration. 17. If the project is constructed in phases, the perimeter wall, landscaping along the frontages and irrigation shall be installed prior to the release of utilities for the first phase. 18. The applicant shall submit a Buyer's Disclosure Form to the Development Services for review/approval prior to issuance of building permits. The disclosure notice shall indicate that the most significant implication of no HOA for the City is the lack of an enforcement body for conditions which the City has an interest in maintaining and/or which City required as a condition of approval. For example, cross lot parking, access, or drainage easements or maintenance requirements may not be enforced over time by private individuals. The buyer's notice shall specify that the CC&R's includes a statement that the City is a third party beneficiary of the CC&R's and that the City may, 11 but is not required, to enforce such provisions. Both the buyer's notice and the CC&Rs shall be approved by the City Attorney's office prior to issuance of the first certificate of occupancy. 19. All units shall be provided with a small alcove inside or outside the unit to allow storage of at least two trash carts without encroaching into the garage space. 20. The applicant and future homeowners shall contract with a private waste disposal company that will provide full on-site trash and recyclable collection. There shall be no storage of trash bins or cans on public streets with the exception of temporary use of the right-of-way for rolling containers or loading to larger trash trucks. 21. The applicant shall disclose the following information to the future homebuyers prior to execution of a sale agreement: • The type, thickness, and R -value of the insulation that has been installed in the home • Any potential hazards or lead-based paint • Uses other than residential and any unusual zoning in proximity to the project • Distance to airport if within two miles • Any special costs that will be incurred by the lot buyer as a result of the installation of a building foundation or any other construction due to unusual soil/geological conditions • If there is fill in excess of 2 feet • Schools servicing subdivision and any special conditions • Any unusual flooding conditions • Conditions of approval by the City and any resale restrictions • Dedications and easements • Project phasing plan • Recorded CC&Rs 22. The applicant shall contact the Planning Division to arrange a Planning inspection of the site prior to the release of occupancy/utilities. This inspection is to confirm that the conditions of approval and code requirements have been satisfied. 23. Prior to issuance of grading permits, developer shall identify to the Development Services Director a construction relations officer to act as a community liaison concerning on-site activity, including resolution of issues related to dust generation from grading/paving activities. 24. Open parking spaces be designated as unreserved, available, open guest parking for all visitors to the site. Signage will be posted to indicate that these spaces are available to all visitors. The CC&Rs shall contain restrictions prohibiting parking in the driveway and in front of garage doors. 25. Residents shall park vehicles in garage spaces. Storage of other items may occur only to the extent that vehicles may still be parked within the require garage spaces. 26. The applicant and each successor in interest to the property which is the subject of this project approval, shall defend, indemnify and hold harmless the City of Costa Mesa and its agents, officers and employees from any claim, action or proceeding against the City or its agents, officers or employees (i) to attack, set aside, void or annul any approval, permit or land use entitlement of the City, City Council, or City Planning Commission concerning the herein use, application or project, or (ii) regarding the applicability of federal and state laws governing common -interest developments to the applicant or the subject property. 27. * A "Notice to Buyers" shall disclose that the project is located within an area designated as Light Industry in the City of Costa Mesa General Plan and is subject to existing and 2a potential annoyances or inconveniences associated with industrial land uses. The Notice shall disclose the existing surrounding industrial land uses, including but not limited to, operational characteristics such as hours of operation, delivery schedules, outdoor activities, and noise and odor generation. In addition, the Notice shall state that the existing land use characteristics are subject to change in the event that new businesses move or existing businesses change ownership. The Buyer's Notice shall be reviewed/approved by the City Attorney's office and Development Services Director prior to recordation. The Buyer's Notice shall serve as written notice of the then existing noise environment and any odor generating uses within the mixed-use development and within a 500 -foot radius of the mixed use development, as measured from the legal property lines of the development lot. The Buyer's Notice shall be remitted to any prospective purchaser or tenant at least 15 days prior to close of escrow, or within three days of the execution of a real estate sales contract or rental/lease agreement, whichever is longer. The Buyer's Notice shall also indicate that business operations in the live/work units shall be consistent with the land use matrix of the Mesa West Bluffs Urban Plan subject to zoning authorization and obtaining a business license. 28. * Prior to the issuance of Building Permits, the Applicant shall submit a Lighting Plan and Photometric Study for the approval of the City's Development Services Department. The Lighting Plan shall demonstrate compliance with the following: • The mounting height of lights on light standards shall not exceed 18 feet in any location on the Project site unless approved by the Development Services Director. • The intensity and location of lights on buildings shall be subject to the Development Services Director's approval. • All site lighting fixtures shall be provided with a flat glass lens. Photometric calculations shall indicate the effect of the flat glass lens fixture efficiency. • Lighting design and layout shall limit spill light to no more than 0.5 footcandle at the property line of the surrounding neighbors, consistent with the level of lighting that is deemed necessary for safety and security purposes on site. • Glare shields may be required for select light standards. " Applicable to projects in urban plan areas. 21 exx.•E \•STT AINk E -}' ` ;, , til - ` - - • -- 135 Monte Vista Ave. -0. reject Site Area: 0.21 Acre ELDEiN AVL, No. of Units: 4 - Developer: Harbinger P,PCEL .1 PAR1`E,. a Homes, Inc. 137, MONTE FIST/ AV& 133 MON 'E VISTA IVF- - s. _ Status: Under Construction 203 FITEN AVE i Q0 Emn loth m7m TIOW Front Elevation Rear Elevation 1596 Santa Ana Ave. Project Site Area: 0.194 Acre No. of Units: 2 Developer: RSI Status: Construction Completed Right Elevation Lett Elevation N res QI sr -4!J .2590 Orange Ave. ,Project Site Area: 0.20 Acre .No. of Units: 2 'Developer: Jim Marino, Marino Investments .Status: December 5, 2013 Chairman Jim Fitzpatrick Planning Commission City of Costa Mesa 77 Fair Drive Costa Mesa, CA Re: Support for Agenda Item #9 Amendment to Title 13 Related to Small Lot Ordinance Dear Chairman Fitzpatrick, On behalf of our membership, I write to urge your recommendation to City Council to approve the proposed small lot development ordinance. Small lot development represents an important new land use tools to help meet market demand in established communities, support regional housing policy, and stimulate the local economy. For many individuals and families, small lot communities represent a cost attainable home -ownership opportunity. The Building Industry Association of Southern California, Orange County Chapter (BIA/OC) is a non-profit trade association of over 1,000 companies employing over 100,000 people affiliated with the home building industry. The Orange County Chapter represents the largest member base within BIA Southern California. Our mission is to champion housing as the foundation of vibrant and sustainable communities. Meeting Population Growth and Housing Need The Southern California Association of Governments (SCAG) projects Orange County's population growth to be 417,000 new residents over the next 20 to 25 years.' Presently, there is a housing shortage in Orange County. Conversely, home prices have appreciated 21% in one year. The combination of population growth and limited supply will continue to complicate the challenge of housing accessibility and affordability for the City and the region. For this reason, regional housing policy under Senate Bill 375 supports the practice of infill development. Small lot development represents one of many housing strategies that the City may use to alleviate demand for housing, revitalize areas, and fulfill a fair share of regional housing goals. SOnthem California Association of Governments. Regional Forecast Appendix. <http_1/rlpscs.sc;ie..c; ggN,./Documents/2012/1inal/S.R/20121RT11 GroNvIlil orccasl,pol> ATTACHMENT 5 Orange County Chapter kw4din^ In,l ualir.A�Sn. „lino 17744 Sky Park Circle Suite 170 Irvine, California 92614 949.553.9500 fax 949.769.8943 www.biaoc.com PRESIDENT DAVE BULLOCH STANDARD PACIFIC HOMES VICE PRESIDENT DONNA KELLY LENNAR TREASURER JOAN MAHCUS-COLVIN 'THE NEW HOME COMPANY SECRETARY BRIAN GEIS BROOKFIELD HOMES IMMEDIATE PAST PRESIDENT MICHAEL McCANN ALLIANCE RESIDENTIAL TRADE CONTRACTOR COUNCIL V.P. TOM RHODES 1 WR ENTERPRISES ASSOCIATE VICE PRESIDE91 MARK HIMMELSTEIN NEWMEYER & BILLION, I LP MEMBER -AT -LARGE MIKE W INTER SARES. REGIS GROUP MEMBER -AT -LARGE JIM YATES RANCHO MISSION VIEJO C1IIEF EXECUTIVE OFFICER MICHAEL BALSAMO Economic Benefits of Housing In an annual study of 100 metropolitan markets, the National Association of Home Builders found that three jobs and over $90,000 in government revenue are initially generated by every home built. Developer fees are often earmarked specifically for maintaining quality of life through the improvements of schools, parks, roads, police and fire services. On average, over three-fifths of a household's income is spent in the local economy. In a hypothetical situation where 50 homes are built in Costa Mesa, approximately $2.0 million will be spent on local businesses and over $157,000 will be generated in sales tax annually. By providing tools to redevelop underutilized and under -performing properties, the City's Small Lot Ordinance would help foster economic development and infrastructure improvement that contributes directly to the quality of life of Costa Mesa residents. For these reasons, we support urge your recommendation to City Council to approve the Small Lot Ordinance. We commend the City for the extensive outreach and research on how small lot development can benefit the community of Costa Mesa. We believe the proposed ordinance will streamline planning and building processes, and establish guidelines for homes to integrate with the community fabric. As always, we remain a resource to the City on important issues that are related to the well-being of our local communities. Thank you for your time and thoughtful consideration. Sincerel Victor ao Government Affairs Manager Cc: Mr. Gary Armstrong, Deputy CEO Ms. Claire Flynn, Asst, Dev. Services Director 21 Page 1 of 1 ASHABI, MINOO From: Sheila Pfafflin Sent: Wednesday, September 11, 2013 10:49 AM To: ASHABI, MINOO Subject: Opposition to proposed zoning ordinance for small lot single family developments Dear Ms. Ashabi; I am strongly opposed to the proposed zoning ordinance. The obvious solution to repeated variance requests is not to grant them, except in a special (and unusual) set of circumstances. This ordinance seems to wipe out numerous protections provided by our current zoning, which should not be wiped out, but respected. If a developer cannot conform to current requirements, the development should not be built. Sheila Pfafflin 12/09/2013 nNo PH -17 January 27, 2014 Chairman Fitzpatrick and Members of the Planning Commission: It has come to my attention that the proposed Small Lot Ordinance has evolved from an earlier version and raises some concerns in the development community. As I and others presented to Planning Staff very early in the conceptual discussion process for development of a small lot ordinance, it would be important to retain some flexibility in the regulations instead of establishing rigid standards. Every situation cannot be addressed with a standard, but can be addressed properly thru discretionary review process. It is important to have some flexibility in the application of standards and review so as to avoid the need for Variances. Otherwise you may end up in the same situation that currently exists, where property owners may be requesting variances in order for a project to be viable. The ordinance should have a form of Alternative Development Standard criteria or provision that could be proposed and evaluated with mandatory findings required. Orange County Planned Community regulations typically allow alternative development standards with findings of superior project design required. Under this type of adopted criteria, if an applicant can show benefit of an alternate design or development standard (i.e. setback), then the staff and decision makers have the ability to make that determination without the requirement of a variance request and variance findings. In addition, rigid standards often limit the creativity of a project design and typically cannot be applied in all instances. Parcel sizes and shapes vary greatly from site to site and typically cannot be addressed with a single rigid standard. As an example, these latest revisions to the new small lot ordinance standards requiring increased side yard setbacks of 10' would have precluded our developed and sold projects in the city, and would have precluded the development with the detached product recently entitled on Victoria. In addition, a rigid front setback of 20 feet is a change in that there has typically been an allowance for administrative adjustment with consideration of lot sizes, shapes, adjacent development, surrounding development and streets for consideration of a modification. Part of the reason that the LA City Small Lot Ordinance has been so successful is that it requires minimum setbacks from adjacent parcels that are not created by the proposed subdivision. Its minimum setback is 5'- which may not be appropriate for all instances in Costa Mesa, but the ordinance allows for such a small setback on all perimeters and it allows Staff and decision makers to evaluate the development compatibility through the design review and public hearing process. The proposed rigid setback criteria for side and front setbacks are not changing much in terms of development standards and flexibility from current code requirements. Respectfully submitted, 66p� Chad Brown Development Manager, Melia Homes EM Page 1 of 3 n— ASHABI, MINOO s/ From: Evan Little [elittle@surterreproperties.com] Sent: Monday, January 27, 2014 3:10 PM To: ASHABI, MINOO Cc: Jeff Bowers Subject: RE: Small Lot Procedural Change Staff Report Available Hi Minoo, From what this developer, who's currently doing a small lot ordinance project in LA, is saying, it sounds like a critical component for this ordinance to work. If you think the email is appropriate to forward on to the planning commission, please do. Thanks, Evan Little el ittle@surte rrepro perties.corn www.PermacultureProperties.com CA Real Estate Lic #01450867 im surterre_i ,W!, NAR GREEN RMC From: ASHABI, MINOO [MINOO.ASHABI@costamesaca.gov] Sent: Monday, January 27, 2014 3:02 PM To: Evan Little Subject: RE: Small Lot Procedural Change Staff Report Available Dear Evan, Did you want this information to be forwarded to the Planning Commission? The ordinance is not addressing the permit process; or any waiver with respect to final map approval. Minoo Ashabi, AIA Principal Planner City of Costa Mesa 714/7S4-5610 minoo.ashabi(a)costamesaca.gov From: Evan Little [mailto:elittle@surterreproperties.com] Sent: Monday, January 27, 2014 2:48 PM To: ASHABI, MINOO Cc: Jeff Bowers Subject: FW: Small Lot Procedural Change Staff Report Available Hi Minoo, 01/27/2014 30 Page 2 of 3 I'm forwarding an email from a developer who's doing a small lot project in LA right now. I hope the information below is helpful and please feel free to contact Jeff Bowers, who's CC'd. Thanks, Evan Little elittle@surterreproperties.com www.PermacultureProperties.com CA Real Estate Lic #01450867 . surterre_i V NAR GREEN . ;N4, PMC From: Jeff Bowers [Jeff@bowers-properties.com] Sent: Monday, January 27, 2014 11:16 AM To: Evan Little; 'Evan Little' Subject. FW: Small Lot Procedural Change Staff Report Available Evan, See the link below to the proposed amendment change in LA that only requires the developer to only obtain a covenant to attain a building permit after tentative map has been approved but before final map approval, This is on its way to getting passed. Currently, we have to apply for numerous variances (instead of the covenant) to build prior to final map as the ultimate small lot project (once final map is approved) does not fall in line with zoning code on the underlying zoning. I realize this is tough to understand and I haven't studied CM's small lot proposal to understand if this will be an issue, With that said, for developers to be attracted to the ordinance, CM will need to have some sort of procedure in place that will allow the developer to build after tentative map approval and before final map approval, They may even already have this procedure, I'm not sure. Just forward this to them and hopefully it can get to the right place. From: Allison Gay Sent: Thursday, December 05, 2013 1:02 PM To: Allison Gay Cc: Derek Leavitt; "Christian D. Navar"; Krystal Navar; Shaun Skoog Subject: Fwd: Small Lot Procedural Change Staff Report Available Hi everyone, We wanted to forward this message about the Small Lot Subdivision Ordinance Amendment Hearing from the staff member. We also want to remind you that the City Planning Commission Hearing is scheduled for Thursday, December 19th. I would encourage everyone to read the staff report for themselves, but it looks like our hard work is paying off with a favorable report. I've included a direct link below: http://cityplanning.lacity.org/Code Studies/Mise/SLO_CPC _%20FINALPACKAGEpdf Please take a look at the staff report, and we look forward to seeing those of you that can attend the hearing in two weeks. Thanks, 01/27/2014 3� DEPARTMENT OF CITY PLANNING RECOMMENDATION REPORT CITY PLANNING COMMISSION DATE: December 19, 2013 TIME: after 8:30AM PLACE: Van Nuys City Hall 14410 Sylvan Street Council Chamber, 2nd Floor Los Angeles, CA 91401 PUBLIC HEARING REQUIRED CASE NO: CEQA: LOCATION: COUNCIL DISTRICT: PLAN AREAS: `s rmtnia- CPC-2013-2450-CA ENV -2013 -2451 -CE Citywide All All SUMMARY: The proposed ordinance (Appendix A) modifies Section 17.06 of the Los Angeles Municipal Code (LAMC) to allow construction of small lot subdivisions to commence prior to the recordation of the final map, with recordation of a covenant. RECOMMENDED ACTIONS: 1. Adopt the staff report as its report on the subject. 2. Adopt the findings included in Attachment 1. 3. Adopt the Categorical Exemption as the CEQA clearance on the subject. 4. Approve the proposed ordinance (Appendix A) and recommend its adoption by the City Council, MICHAEL J. LOGRANDE Director of Planning THOMAS ROTHMANN Senior City Planner, Code Studies Unit 11, ALAN BELL, AICP Deputy Director BORAH HEN, AICP City Planner, Code Studies Unit Telephone: (213) 978-1202 ADVICE TO PUBLIC: 'The exact time this report will be considered during the meeting is uncertain since there may be several other items on the agenda. Written communication may be mailed to the Commission Secretariat, 200 North Main Street, Room 272, Los Angeles, CA 90012 (Phone No. 213/978-1300). While all written communications are given to the Commission for consideration, the initial packets are sent a week prior to the Commission's meeting date. If you challenge these agenda items in court, you may be limited to raising only those issues you or someone else raised at the public hearing agendized herein, or in written correspondence on these matters delivered to this agency at or prior to the public hearing. As a covered entity under Title II of the Americans with Disabilities Act, the City of Los Angeles does not discriminate on the basis of disability, and upon request, will provide reasonable accommodation to ensure equal access to these programs, services, and activities. Sign language interpreters, assistive listening devices, or other auxiliary aids and/or other services may be provided upon request. To ensure availability of services, please make your request no later than three working days (72 hours) prior to the meeting by calling the Commission Secretariat at 213/978-1300. '32— CPC -2013 -2450 -CA SUMMARY In 2005, small lot subdivision regulations were adopted by the City Council (ordinance 176,354) in order to facilitate a greater diversity of home ownership options. The ordinance allows row homes or a cluster of single-family homes on small lots to be developed in multi -family zones as an alternative to apartment and condominium buildings. Small lot development has been popular with both housing developers and buyers. The proposed ordinance (Appendix A) remedies a procedural inefficiency unforeseen at the time of adoption. After a small lot subdivision project has received approval from the Department of City Planning, it can take up to two years for the final subdivision map to record. Unlike apartments and condominiums, building permits for small lot subdivisions cannot be issued until the map records. Therefore, to begin construction applicants must choose between waiting for the map to record (which is risky due to increased market uncertainty and holding costs) or filing for deviations to allow construction on the lot that is not yet technically subdivided. Both options are inefficient and unnecessary. The proposed ordinance amends allow building permits for small lot the final map when a covenant Certificate of Occupancy will not be Initiation Section 17.06 of the Los Angeles Municipal Code to subdivisions to be obtained prior to the recordation of and agreement is filed that acknowledges that the issued until the final map is recorded. STAFF REPORT On February 12, 2013, the Planning Director initiated the proposed amendment to the 2005 Small Lot Subdivision Ordinance. Background Small Lots The small lot subdivision regulations allow a series of single-family homes on small lots to be built within the allowable density of the underlying multi -family zone. Small lot subdivisions are usually built to a density less than what is allowed. The fee simple homes have separate foundations, no shared walls, and are situated within individual lots. The provisions, located in Section 12.22 C.27, are primarily a collection of exceptions from single-family zone home construction. These exceptions include: reduced lot widths; alternative paths of vehicular access; reduced front, side, and rear yards; and no passageway requirement. Small lot subdivisions are permitted on multi -family lots (zones R2 when adjacent to a commercial or industrial zoned lot, all RD, R3, R4, R5, RAS3, and RAS4) as well as on lots zoned commercial and parking (C and P). Small lot subdivisions are attractive to many home buyers. Those built as urban infill projects often provide single-family homes in walking distance to retail and services, are 0J CPC -2013 -2450 -CA close to job centers and mass transit, have less yard maintenance needs, and offer new construction at costs sometimes more affordable than comparable homes in the same neighborhood. Small lots can also encourage community when units have common driveways or direct access to the sidewalk. Despite the significant housing market downturn that occurred shortly after inception of the ordinance, the completion of 39 projects totaling 361 units as of November 15, 2013 is substantial. Growth in applications is expected to coincide with the current steady housing recovery. While small lot subdivisions are permitted under the provisions of the Zoning Code and consistent with the State Subdivision Map Act, applicants must still file a case for a subdivision map with DCP. The required case, a vesting tentative tract map or preliminary parcel map, calls for dividing the subject lot into multiple lots to coincide with the number of proposed homes. Review of the plans includes notice to property owners within 500 feet of the project site and to the local Neighborhood Council. DCP also commences an environmental review process. Procedural Inefficiency After DCP has approved a subdivision map for a small lot project, an applicant must still wait for the map to be recorded by the Department of Public Works and the County Board of Supervisors. During this time (often over a year), the developer cannot secure building permits since the new lot lines do not technically exist. Until the map is recorded the project is viewed as a collection of detached unit buildings on a multi -family zoned lot rather than the approved small lot subdivision of single family homes on single family lots. Until the map has recorded, these single-family homes must meet the provisions of traditional single-family zoning rather than the specific provisions for small lot projects. For example, an applicant has applied for a vesting tentative tract map. The project is in full compliance with the small lot subdivision provisions: he or she intends to build a six - unit small lot subdivision on an RD2 lot, and in lieu of the required 15' rear yard setback for a single-family home, the project supplies a 5' rear yard setback (as permitted in the small lot subdivision provisions). After receiving vesting tentative tract map approval from DCP, the applicant must either (1) request a deviation from the code through an adjustment for the reduced setback (or variance for other deviations) or (2) wait a significant period of time for the final map to record. In most cases, applicants pursue deviations from the zoning code. A situation has now been created in which, due to the timing of when a map records, an applicant is requesting deviations from what is permitted in the zoning code. ra CURRENT PROCESS CPC -2013 -2450 -CA Although deviations from the Zoning Code can allow the project to proceed, they are problematic for developers, neighborhoods, and City staff. They are an extra cost that can reflect in the project through either increased unit costs or a reduction in construction detail or amenities. They are also confusing to the local neighbors: it is difficult to discern which requests meet permitted small lot provisions and which requests are asking to deviate from the small lot provisions. They also unnecessarily absorb staff resources and undermine the initial goal of allowing this project type to be built by -right in the aforementioned multi -family zones. It usually takes a lengthy amount of time for a final map to record. Per Section 17.07 of the LAMC, after receiving a vesting tentative tract or preliminary parcel map approval from the City, applicants have 36 months to apply for a final map. Once an application is submitted, it takes DPW and the County an average of six months to record the final tract or parcel map (although in some instances it can take up to 22 months). Construction itself is a lengthy process, and if development cannot commence until the final map is complete, the date at which the new units can finally be occupied is extended out into the future without any gain to the project or neighborhood. By exposing the project applicant to unnecessary expense and delay, project financing can become jeopardized and the project could be subject to unknown market changes. Apartment and Condominiums This procedural inefficiency during the development of multi -family property is unique to small lot subdivisions. Prior to the adoption of the small lot subdivision regulations, apartment and condominium buildings were nearly the only building form developed on multi -family properties. No subdivision map is required for apartment buildings because there is no division of air rights being sold to occupants. There is single ownership over the entire lot. Building permits are issued for condominium buildings before or after the final map is recorded. If construction begins prior to recordation, the units are considered apartments and public improvements otherwise required for a condominium project are CPC -2013 -2450 -CA guaranteed to the satisfaction of the Bureau of Engineering through the filing of a B - permit. Once the tentative tract map is recorded, the units may be sold for ownership. Proposed Ordinance The proposed ordinance (Appendix A) adds language to Section 17.06 of the LAMC allowing DBS to issue building permits to applicants who have received a vesting tentative tract or preliminary parcel map approval from DCP for a small lot subdivision. Thus, applicants can begin project construction without having to request deviations from the code or wait for the final map to record. To ensure that applicants follow through with map recordation, applicants will sign a covenant and agreement with the City acknowledging that a Certificate of Occupancy will not be issued until the final map has been recorded. The proposed ordinance makes no changes to what is physically allowed to be built or where it can be built, or to the noticing requirements for applications filed. Nor will the ordinance change procedures for a multiple -unit complex on a single lot. PROPOSED PROCESS Several circumstances would render a project ineligible to receive building permits prior to recordation of the final map. Projects with a condition of approval requiring a map revision are not eligible because DCP will need to review plans again after the revision is made prior to construction. This is a temporary condition, because the project is eligible to participate once the map revision is completed. Projects including a street or alley merger or vacation are not eligible because the developer cannot legally claim the public land until the final map records. Lastly, projects with off-site common access cannot participate because the final map must be recorded in order to effectuate continuous on-site and off- site common access. The last two circumstances are not common; therefore very few projects would be affected. 3�o CPC -2013 -2450 -CA The proposed ordinance establishes a balance between private and public interests by allowing construction to commence prior to final recordation while also guaranteeing that the subdivision process will be completed properly. Public Outreach DCP staff held a public hearing on September 17, 2013. Notice was sent to Neighborhood Councils and relevant developer -interest groups. More than 20 individuals were in attendance, representing architects, developers, and community stakeholders. Twelve of those in attendance provided testimony. Additionally, 23 letters from individuals, the development community, and community groups have been received. The development community and individuals that submitted written comment unanimously support the ordinance. In addition to the points made above, their comments also cited the following benefits of adopting this ordinance: • Spurs economic growth through development • Fosters neighborhood revitalization • Keeps young professionals (the core demographic of small lot buyers) living in the City • Encourages smarter growth using a single-family product • Creates a more equitable development process, as it removes a burden that does not apply to most multi -family projects Neighborhood groups were split on the issue. The Eagle Rock, Mar Vista, and Greater Wilshire Neighborhood Councils submitted letters of support due to reasons including following: construction can start immediately, the community benefits when vacant properties are developed sooner; the elimination of deviation requests to begin construction of a project that otherwise complies with code are eliminated, and will therefore make proposals more transparent; time and work demands will be reduced on planners, allowing them to focus on other community projects. The Harbor Gateway North Neighborhood Council submitted a letter in opposition of the proposed ordinance. Their concerns rest with the initial small lot subdivision provisions. They expressed that these projects host inadequate parking, minimal landscaping and design, and are being built at an inappropriate scale. Staff also received verbal feedback from community members on the phone and in person. Despite multiple conversations with staff, some misinformation about the proposal persists. One misperception is that the proposed ordinance would allow projects to be built before the plans are final. This understandable confusion between plans and maps led some community members to be concerned that DCP would be allowing projects to be built before plans were approved. This is not the case. Projects must still complete public case processing and receive plan approval before applying for building permits. Another concern is that noticing would change. This ordinance does not change noticing or public hearing requirements for any subdivision case. It does, however, remove a common deviation request that is actually requesting entitlements intended to be by -right. The confusion this causes can breed mistrust and misunderstandings. CPC -2013 -2450 -CA Lastly, independent of this proposed ordinance but related to small lot subdivisions, community members expressed dissatisfaction with the rezoning of single-family lots in order to employ small lot subdivisions. The proposed ordinance neither enhances nor inhibits this practice. Several changes to the proposed ordinance were made in response to public comment: • Projects with map revisions, once revised, should be eligible to begin construction prior to map recordation. • "The Department of Building and Safety may issue permits based upon the provisions the Advisory Agency approves in the tentative or preliminary map and its conditions of approval" was changed to "The Department of Building and Safety shall issue permits..." • "The dedication, improvement, and sewer requirements identified in the tentative or preliminary map approval or its conditions of approval must be provided at the time of building permit issuance" was changed to "...must be -guaranteed to the satisfaction of the Bureau of Engineering..." The following change, suggested through public comment, was not incorporated: • In addition to DBS, the Bureau of Engineering and Fire Department shall also be required to issue permits. The Bureau of Engineering and the Fire Department have specific technical expertise. The proposed ordinance is not intended to override the review process of these departments. Small Lot Design Guidelines Related to the proposed ordinance is a separate effort to update the Small Lot Design Guidelines (Guidelines.) The Guidelines have recently been updated to accommodate feedback heard from the community. The Guidelines assist in addressing spatial complexities unique to small lot settings. Considerations include placement of shared amenities such as driveways and pathways, neighborhood context, and proximity of adjacent structures. Incorporating the Guidelines into a project's design will encourage more compatible architecture, attractive residential projects, context -sensitive design, opportunities for pedestrian activity, and overall contribute to an enhanced sense of place. Projects that are not in compliance with the Guidelines may be subject to delays and community appeals. Conclusion This amendment stands to benefit developers, neighborhoods, as well as the City in general. It will eliminate the superfluous step of applying for deviations from the zoning code, which muddy project descriptions that neighborhoods rely on, cause undue burden on developers, and consume staff resources that would be better spent on other planning projects. Adoption of the ordinance strikes a balance between developer and City interests while advancing the main goal of the initial small lot regulations: to increase the diversity of housing stock in a by -right manner. rpm APPENDIX A ORDINANCE NO. A proposed ordinance amending Section 17.06 of the Los Angeles Municipal Code to allow building permits for small lot subdivisions to be obtained prior to the recordation of the final map when a covenant and agreement is filed. THE PEOPLE OF THE CITY OF LOS ANGELES DO ORDAIN AS FOLLOWS: Section 1. Paragraph (f) of Subdivision 2 of Subsection A of Section 17.06 of the Los Angeles Municipal Code is added to read: (f) Small lot subdivision applicants who have received a vesting tentative tract map approval or preliminary parcel map approval may obtain a building permit prior to the recordation of the final map when a recorded covenant and agreement is filed This covenant shall state that the applicant and his or her successors and assignees agree that the building permits are issued on the condition that a Certificate of Occupancy (temporary or final) for the buildings shall not be issued until after the final map has been recorded. The Department of Building and Safety shall issue permits based upon the provisions the Advisory Agency approves in the tentative or preliminary map and its conditions of approval The dedication improvement and sewer requirements identified in the tentative or preliminary map approval or its conditions of approval must be guaranteed to the satisfaction of the Bureau of Engineering at the time of building permit issuance. Projects with the following features are not eligible to receive building permits prior to the recordation of a final map: off-site common access or a street or alley vacation or merger. Sec. 2. The City Clerk shall certify that... ATTACHMENT LAND USE FINDINGS The Department of City Planning recommends that the City Planning Commission find: 1. In accordance with Charter Section 556, that the proposed ordinance (Appendix A) is in substantial conformance with the purposes, intent, and provisions of the General Plan. Specifically, the proposed ordinance implements Economic Development Objective 7.4 of the Framework Element, "Improve the provision of governmental services, expedite the administrative processing of development applications, and minimize public and private development application costs" and Goal 7G, "A range of housing opportunities in the City." It also implements Housing Objective 4.4 of the Framework Element, "Reduce regulatory and procedural barriers to increase housing production and capacity in appropriate locations." The proposed ordinance streamlines the process to develop small lot subdivisions by removing procedural barriers without compromising the level of input available to the neighboring community and review by the City. The proposed ordinance supports production of a relatively new and popular form of housing. 2. In accordance with Charter Section 558 (b) (2), the proposed ordinance (Appendix A) is in substantial conformance with public necessity, convenience, general welfare and good zoning practice. Consistent with City policies to streamline development and provide a range of housing opportunities in the city, the ordinance removes a disruption in the approval process that is to the detriment of the local community, the developer, and the City in general. ENVIRONMENTAL FINDING In accordance with the California Environmental Quality Act (CEQA), this ordinance meets the criteria of a General Exemption pursuant to Article III, Sections 15301 and 15305, Classes 1 and 5 of the CEQA Guidelines. The proposed ordinance (Appendix A) is determined to constitute "negligible or no expansion of the use existing at the time the exemption is granted," and involves only administrative changes to case processing that do not change the physical product. 0 _. __...___,_..,.._.....__....__ B. PRINCIPAL PERMTMD USES -I - RESIDENTIAL PLANNING AREAS t. Public and regulated y p private utilities re fated b state law and exam t from local land use review. A. PURPOSE & INTENT - C. PRINCIPAL PERMTPfED USES SUBJECT TO AN AREA PLAN The purpose of these provisions is to regulate the planning and development of the residential Planning areas. These regulations provide for a variety of residential uses and also allow for I. Conventional single-family detached dwellings. community facilities and structures accessory to the main residential uses. It is the intent of these regulations to be responsive to changing community needs and goals and to allow and encourage 2. Attached single-family dwellings. innovative community design and neighborhood mix. 3. Public and private neighborhood or community non-commercial recreation centers Four distinct product types are discussed in this document; conventional single family detached, single and facilities including, but not limited to swimming pools, tennis courts, lakes, ` family attached, planned concept detached and multiple family dwellings. Each product type has clubhouses, stables and trails. - distinguishing features, such as the dwelhngs'relations}dps to each other (detached v. attached), the number of dwellings per building site (single family attached v. multiple family) and the density of 4. Uses and structures customarily incidental or necessary to residential uses including, development (conventional single £arnily detached y. planned concept detached). All product types but not limited to garages, public and private parks, trails, greenbelts and common - are fully defined under "dwelling units' in Section it. Development standards for each of the four areas Product types are outlined in Chapter H of this Section. To be consistent with the Orange County General Plan, the ultimate control for residential development is the maximum number of dwelling_ units. geamittedin-each residential category as indicated a-th�lanned Community (P.C.) Development Map and -Statistical Table. fanning ,Areas shall be developed within the maximum dwelling units indicated in the Statistical Tab ; revised. The P.C. Development Map and Statistical Table may be revised in accordance wnh Section XUD-elopment standards for residential projects shall be as described in this Section except that alternative site development standards maybe-restablished by approval of an Ayr;ptmt orte .Si De im� r Sections XI or 3Tyb1 _ 37 5. Golf courses and ancillary uses such as water reservoirs, maintenance and storage facilities. D. PRINCIPAL PERMITTED USES SUBJECT TO AN AREA PLAN AND SITE DEVELOPMENT PERMIT 1. Planned Concept Detached Dwellings. 2. Multiple family dwellings. 38 ire [Gr° reera Mt = �rs� w -^.e !res v+r-=ze :e_�e er^=a or a� �^a� v��.�, a�rna ares-saa u�'.1� ➢^".93 GLard3 04yF"��,;_ a PreliminaryLandscapePlans-including the following information: (1) General location of all plant materials, by common and botanical names. (2) Size of plant materials; where applicable. 2. The above fisted materials shall be submitted in the form and number required by the Director; EMA. The Site Plan shall be accepted for filing when the above described materials have been submitted in the required form and number. The Director, EMA, Zoning Administrator i tt for or the Planning Commission, as required, shall review and take formal action on the proposal in a timely manner after acceptance. D. PROCEDURES AND AMENDMENTS t. A site development permit shall be processed per Section 7-9-150.3(d); Administrative Action except as otherwise specified by this text. Changed plans may also be submitted to the Director, EMA, for approved. If the Director determines that the proposed changed plan is a minor amendment of no significant effect, and complies with the spirit and intent ofthe original action, he may approve the changed plan without further compliance with Section 7.9-150. Der (OA tte:^s A Wevelo ant pergfu may be approved which establishes alternative site development standards for residential and non-residential projects and uses. The Zoning Administrator shall be the approving authority for all site development permits proposing to modify she development standards. The Zoning Administrator shat) make the following findings as part ofits approval of the site development permit: 123 General Plan. The use or project proposed is consistent with the General Plan. Vb Zoning Code The use, activity or improvement(s) proposed by the application is consistent with the provisions of the Zoning Code. M The approval of the permit application is in compliance with the / . requirements of the California Environmental Quality Act l d1 Compat ('bili(. The location, size, design and operating characteristics of the �J proposed use will not create significant noise, traffic or other conditions or situations that may be objectionable, detrimental or incompatible with other permitted uses in the vicinity- 9—metal Welfare. The application will not result in conditions or theurnsmnces contrary to the public health and safety and the general welfare. Equivalent or better p�ject: The alternative development standards(.) result in an equivalent or better project in terns of adverse impacts and enefits to the immediate and surrounding communi 3. If the land use regulations provided by this P.C. Program allow a site development permit to authorize a use not specifically identified as permitted by the enabling ordinance, such site development permit shall always require a public hearing before the Planning Commission per Section 7-9-150.3(6). 124 r These meeting minutes represent an "action minute" format with a concise summary of the meeting. A video of the meeting may be viewed on the City's website at www, costamesaca gov or purchased on DVD upon request. � ROLL CALL.: DicksonPresent: Chair Jim Fitzpatrick Vice -Chair Robert Commissioner Colin McCarthy Commissioner Jeff Mathews Commissioner Tim Sester Staff: Gary Armstrong, Economic & Development Services Director Jerry Guarracino, Interim assistant Development Services Director Fariba Fazeli, City Engineer Minoo Ashabi, Principal Planner Mel Lee, Senior Planner Martha Rosales, Recording Secretary Dana Lavin, Costa Mesa resident, addressed concerns and issues with sober living homes. She said the sober home issues needed to be processed better than the nuisance ordinance and suggested the creation of a task farce made up of residents who could make findings and present those findings to the appropriate committees. thankedCommissioner McCarthy s Verde Classic and spokephenomenal shopping destinations (The Triangle and SOCO) have had attracting families and Commissioner Sesler gave an update regarding the 311 Application and referred residents to the City's website for filing complaints in the interim. Vice -Chair Dickson spoke briefly about the Mesa Verde Classic. He also announced a Special Council -Planning Commission Study Session on January 2P at 4:30 p,m. in the Emergency Operations Center and encouraged residents to attend and voice their opinions as it pertained to land use alternatives and revitalizing certain parts of Costa Mesa. Chair Fitzpatrick spoke about complaints and reported that only written formal complaints became part of a property's formal and' historical record. He had staff display the email address(planningcorn mission(r costamesaca.gov) and phone number (714-754-5245) where residents could contact the Commissioners to make a statement as part of a formal record. Chair Fitzpatrick asked Commission Seder to follow up and confirm that once the 311 application was up and running, inquiries to the 311 system would become park of a formal record. Chair Fitzpatrick, in response to its. L.avin's concerns, gave an update on the complexities of saber living homes that the City was not taking lightly. 1. Minutes for the meeting of January 13, 2014 McCarthy, second by Vice -Chair Dickson, The motion carried by the following roll call vote: Ayes: Fitzpatrick, Dickson, McCarthy, Mathews, Sesler Noes: None Absent: None Abstained: Done 1, Application No. PA -13-08 Applicant: Patrick Fiedler Site Address: 751 Baker Street, Unit A Zone: C1 Project Planner. Mel Lee Environmental Determination: Exempt Description: 1. Conditional use permit for the sale of alcoholic beverages (beer, wine, distilled spirits) and motor vehicle fuel at an existing service station/convenience market with a State Alcoholic Beverage Control (ABC) License Type 21 (Off -Sale General). Current hours of operation are 24 hours, 7 days a week. 2• A finding of public Convenience or Necessity (PC or N) in conjunction with a premise -to -premise transfer of an existing ABC License from within the City to allow the sales of alcoholic beverages at the proposed location. Senior Planner Mel Lee presented the staff report and mentioned the applicant was concerned with Condition of Approval No, 11 — requirement of a roving security patrol. PUBLIC COMMENTS Ken Barton from the Fiedler Group was representing Thrifty, the property owner. Mr. Barton stated they were seeking a conditional use permit to allow for the transfer of the license as well as a public convenience or necessity finding. Per staff's recommendation, one license was being transferred from one location to another less than 600 feet from an existing store. Mr, Barton added they had 2 reviewed the conditions of approval and were in agreement with them with the exception of Condition of Approval No. 11. Bruce Evans, ABC Legal Consultant, provided background information and gave a slide presentation that highlighted the surveillance monitoring system used by Thrifty in their 47 locations. In lieu of the roving security patrol, Mr. Evans proposed amending Condition of Approval No. 11 to state "applicant to provide a contract to the satisfaction of the Development Services Department indicating the private security company hired to respond to the site if needed' Another alternative was giving the business the opportunity to prove it couldoperate under the proposed conditions by adding a 1 -year review into the conditional use permit, the cost of which the applicant would incur. Mr. Evans requested additional time to work with staff if the Commission imposed the roving security patrol requirement, Fred Kim, Thrifty site operator, gave a brief history of their business. If given the chance they would prove to the Commission their ability to run a clean and safe business environment. The applicant requested that the item be continued to allow them time to consider their options and propose a preferred solution to the Commission. «,IN f WARN .� a Chair Dickson, second by Chair Fitzpatrick. The motion carried by the following roll call vote Ayes: Fitzpatrick, Dickson, McCarthy, Mathews, Sesler Noes: none Absent. Pone Abstained: Bone 2. Application ProjectSite Address: Environmental Determinatiom CO -13-04 Citywide City of Costa Mesa Mlnoo Ashabi Description: Code Amendment CO -13-04 to amend the Zoning Code for new regulations related to small tot subdivisions. Amendments are proposed, but not limited to, the following Code Sections in Title 13 (Zoning Cade) of the Costa Mesa Municipal Code: 0 Chapter I —Add new definitions related to small lot subdivisions; ® Chapter Iv, Table 13-30 (Land Use Matrix) —Allowing small lot subdivisions of up to 15 dwelling units in multiple family residential zones; and, 0 Chapter V, Arkicle 2.5 —add new development standards for small lot subdivisions. a Environmental Determination: Exempt, Principal Planner Minoo Ashabi summarized the staff report pertaining to the small lot subdivision ordinance. The Commission discussed 10 -toot setbacks at great length. Commissioner McCarthy stated the advantage of the Small Lot Subdivision Ordinance was to allow flexibility in the standards and obtain good products. MOTION: record »,,Mbar Ordinance)CO-13-04 (Small Lot setback to 5 -feet based on the location and site-specific circumstances without the need for a variance), Moved by Commissioner McCarthy, sec M The motion carried by the following roll call vote: Ayes: Fitzpatrick, Dickson, McCarthy, Mathews, Sesler Noes: Done Absent Pone Abstained: None Ms. Ashabi said the matter would be set for the March 4, 2014 Council Meeting. STAFF COMMENTS City Engineer Fariba Fazeli announced a neighborhood meeting on Wednesday, January 2Wh at Kaiser Elementary from 6-7:30 p.m, to discuss the East 19th Street traffic project. Ms. Fazeli also reported that construction work was scheduled to begin in March on 17th Street between Tustin and Irvine due to widening and raising of the median. Interim Assistant Director Jerry Guarracino announced the Joint Council -Planning Commission Study Session scheduled for Tuesday, January 28th at 4.30 p.m in the Ernergenc;y Operations Center (EOC) regarding land use alternatives. 11 1 311071" Submitted by: C6_A R LYtW, SECI ETA Y j COSTA MESA Pt.ANNIN COMMISSION 11 CITY COUNCIL SUPPLEMENTAL REPORT MEETING DATE: MARCH 4, 2014 ITEM NUMBER: PH -2 SUBJECT: APPEAL OF THE PLANNING COMMISSION'S DECISION TO UPHOLD THE PLANNING DIVISION'S ZONING APPROVAL TO ALLOW ADDITIONS TO THE FIRST AND SECOND STORY OF AN EXISTING TWO-STORY HOUSE LOCATED AT 3384 WIMBLEDON WAY. DATE: FEBRUARY 28, 2014 FROM: PLANNING DIVISION/DEVELOPMENT SERVICES DEPARTMENT PRESENTATION BY: ANTONIO GARDEA, SENIOR PLANNER FOR FURTHER INFORMATION CONTACT: ANTONIO GARDEA (714) 754-5692 antonio.gardea@costamesaca.gov The purpose of this memo is to provide a more legible Plot Plan per the request of Councilmember Genis. The attached are the Boundary Survey of the residence showing the existing side and rear yard setbacks, as well as the Site Plan indicating the proposed setbacks. The setbacks are as follows: Setbacks Existing (Boundary Survey) Proposed Front (west) 24' 24' Side (north) 5.03 5' (first and second floor) Side (south) 12.79' 5.5' (first floor) 17' (second floor) Rear (east) 41.47' 28' (First Floor) 30' Second Floor Attachment: 1. Boundary Survey 2. Proposed Site Coverage Plan cc: Chief Executive Officer Assistant Chief Executive Officer Director of Economic & Development/Deputy CEO Public Services Director City Attorney Transportation Services Manager City Engineer City Clerk (9) Staff (7) File (2 O m H© Q n w IN THE CITY OF COSTA LlU LJ LJ 4 MESA COUNSTATY CALIFORNIA OF ORANGE FROM PROPERTY CORNER r — P 1436 N AYALA DR., UNIT C RIALTO, OA 92376 A ' ® 25. TOLL FREE: (866) 306-9355 .Al d /r L A N D m s SOUTH FAR (909421-3675 SURVEYING, PLANNING & ENGINEERING /r EMAIL INFO@GROUPLANDSURVEYORS.GOM WEB: GROUPLANOSURVEYORS.COM "4A -U'1 e"- A - L 0F 00 U T N EaH 0300 =UA RSI IN THE CITY OF COSTA LlU LJ LJ 4 MESA COUNSTATY CALIFORNIA OF ORANGE FROM PROPERTY CORNER OWNER I DEVELOPER PRINT NAME LEGAL DESCRIPTION N TR 10277 LOT 35 ASSESSOR'S ID. NUMBER 412-071-73 BOUNDARY SURVEY FOR 3384 WIMBLEDON WAY COSTA MESA, CA 92626 PLAN! PREPARED BY 1436 N AYALA DR., UNIT C RIALTO, OA 92376 2s WEST EAST TOLL FREE: (866) 306-9355 .Al TEL: (909)543-6168 L A N D SURVEYORS, INC s SOUTH FAR (909421-3675 SURVEYING, PLANNING & ENGINEERING GRAPhIC 5CALf= EMAIL INFO@GROUPLANDSURVEYORS.GOM WEB: GROUPLANOSURVEYORS.COM "4A -U'1 e"- A - L 0F 00 U T N EaH 0300 =UA RSI OWNER I DEVELOPER PRINT NAME LEGAL DESCRIPTION N TR 10277 LOT 35 ASSESSOR'S ID. NUMBER 412-071-73 BOUNDARY SURVEY FOR 3384 WIMBLEDON WAY COSTA MESA, CA 92626 K 710 09' W 'A8 20` ADDITIONAL CORRESPONDENCE RELATED TO PUBLIC HEARING ITEM 3 Ashwill Investments 17952 Skypark Circle, Suite C • Irvine, CA 92614 (949) 476-8088 • Fax (949) 476-3296 February 27, 2014 Hon. Mayor and Honorable Members of the City Council of Costa Mesa Re: Appeal by Gregory Ashwill, et. al. of City of Planning Commission (the "Commission") approval of PA 13-21 and TT -17651 with respect to 36 unit live/work project at 2023, 2025 and 2027 Placentia Ave., Costa Mesa, CA (the "Project) Dear Mr. Mayor and Honorable City Council Members: Thank you for time in reviewing our submissions concerning the Project. Various members of my family or trusts are the owner of the industrial properties to both the north (2035 S. Placentia) and south (2013 S. Placentia) of the subject Project. We are in support of the conditional approval of the residential project subject to some modifications as discussed below. Our primary concern is now and always been the health, safety and welfare of our industrial tenants and the future residents of the proposed project. Both our property at 2013 Placentia and the Project as proposed will served with a shared and paved access easement of only twenty-four (24) feet in width utilizing 12 feet from each property (see attached exhibit #1). We strongly believe the proposed circulation plan is inadequate to safely serve both our industrial tenants and future residents with the revised plan. The response by Planning staff to our concerns is that the traffic study indicates that the Project will generate a total of 270 trips per day total with only an additional 70 trips per day over the present use and concludes 'this small incremental increase in traffic does not represent a significant intensification of the use of the easement." (See attachment hereto). We believe the assumptions of the traffic study are flawed. As shown on the attached aerial photos, the adjacent property is comprised of three (3) unimproved yards and one small house at 2025 Placentia and Swift Slip's storage and boat yard in the rear at 2027 Placentia. It is difficult to imagine how these uses could possibly generate 200 trips a day as the Project site is currently ninety percent unimproved and used as open storage yards full of old boats, cars and junk. Furthermore, Swift Slip lot currently has its own driveway and does not use the shared driveway at 2013/2025 Placentia Ave. Light trucks and some cars presently use the shared 24' driveway but nothing to the degree suggested by the study in our experience. Common sense would suggest that a new combination live/work use would generate a much higher daily traffic count than an additional 70 trips because you have the normal 36 residential uses plus business uses, such as a beauty shop, on the same property. The proposed Project also has 24 double garage doors which will allow parking for 48 cars and approximately 35 open parking spaces as well. Theoretically then, the residential project would support parking for a total of 83 cars. Thinking and stating that the new "increase in traffic is negligible in comparison with existing uses" of storage and boat yards defies logic. But the safety issue is not limited to trip generation. Even assuming the accuracy of the traffic study, the current configuration of the Project poses significant safety issues for both our tenants and the residents of the project. Ten proposed garages, set back only 2' from with the easement line, will allow 20 cars to back out of their garages directly into the easement drive aisle. To the center line of the easement drive aisle, this allows only 14' on the Project Site itself. See attached drawing of easement. The average car is 13 feet long. So, a 13' car will back into a 24' wide driveway directly across from an industrial park with our parking stalls backing up into the same 24' space. Factor in truck staging and loading, employees trying to access the industrial park, and residents getting ready to commute to work and it is clear that the shared 24' easement is inadequate to safely handle the proposed increase in use. A resident's line of sight will be severely limited until they are out of the garage. Truck drivers may not see the cars until they are on top of the car. Moreover, we are not just talking about vehicular use and this is where, as a parent myself, the safety issues get extremely scary. Because of the residential nature of the Project, children will also be present in the easement as parents drive kids to school and kids ride their bikes and play in the easement area as their garage doors open into an active driveway shared with industrial users. We already have one documented accident where a truck struck a bicyclist at the easement area. To say that the Project as proposed will not create future safety issues for both our users and the Project's residents (including children) is wishful thinking. We are surprised the City would allow this density on a private driveway with two very distinct uses (industrial and residential) occupying the same narrow 24' drive way as our impression is that this would not be permitted on a public street. Between the only two site plans offered to us the original site plan is clearly preferable, despite the potential parking issues because it will allow commuters, pedestrians, cars and trucks the ability to see where they are going instead of looking for cars backing up out of garage doors or pedestrians in a narrow drive area. We have met with the developer to discuss our concerns, but did not reach resolution. We have heard that perhaps the developer believes there is no plan that will be satisfactory to us, as we had raised concerns with the original site plan. Nothing could be further from the truth. Our sincere concerns are based on real world practical experience with these issues on other similar projects in the context of this narrow shared driveway between essentially incompatible uses and the very real possibility of the potential for serious harm to come to the users of either property, particularly children. We respectfully request the City Council not approve the plan before you but request a new plan that is similar in nature to the original plan so that traffic safety can be at its highest level. Thank you for your consideration. Greg Ashwill, on behalf of the owners of 2013 S. Placentia and 2035 S. Placentia LAW OFFICES OF STEPHANIE K. LEITER 1369 FOOTHILL BOULEVARD LA CANADA, CA 91011 626-616-5528 ph 626-657-2396 fax siciter@)eiterlawoffices.com Honorable Mayor and Honorable 'Members of the City Council of Costa Mesa February 27, 2014 Re: Appeal by Gregory Ashwill, et, id. of City Planning Commission (the "Commission") approval of PA 13-21 and TT -17658 with respect to 36 unit five/work project at 2023, 2025 and 2027 Placentia Ave,, Costa Mesa, CA (the "Project") Dear Honorable City Council Members: I represent the owners ("Owners") of 2013 Placentia Avenue (the "Affected Property") located directly to the south of the Project which is the subject of the above -referenced appeal before the City Council. This letter sets forth the legal arguments of the Owners with respect to the appeal, The Project and the Affected Property share a common drive way For ingress and egress pursuant to a reciprocal easement agreement established in 1959. As approved, the Project is configured so as to require the use of the shared access casement with the Affected Property in order for all prospective residents to access the Site. In addition, the current configuration places ten residential garages virtually flush to the casement and these garages open directly onto the shared drive. Under well established case law, one party to an casement cannot increase the burden or change the use on the other party's property which is part of the easement without the burdened owner's consent. The discretionary action taken by the Commission without the Owner's consent impermissibly deprives the Owners of their fundamental property rights under the easement and is subject to an action to enjoin such use and could be deemed a taking by the City. In addition, the Commission acted unreasonably and irrationally by not holding the use of the casement to the same standards with respect to traffic safety as a public street. The, Project will create potential safety issues not currently present which were not addressed by the Commission and summarily dismissed by City Planning Staff without adequate review or factual basis, The Owners do not desire to block the Project but only ensure that the use of the casement is consistent with its intended and long established use in a safe and fair irtarmer consistent will) their property ownership rights, 1. Overview of Facts The original grant of easement was in 1959. At the time of the creation of the easement, both properties were zoned for industrial use and residential use was not permitted. Both properties have been used for industrial use since the grant of the easement. Indeed, it was only through recent zoning changes that a residential project was possible through discretionary zoning approvals. The easement is 24 feet wide with 12 feet of either property being devoted to the casement. It provides the only access to the Project and the Affected Property, including access for emergency vehicles, I Since its creation almost 55 years ago, the use of the easement by the owners of the property on which the Project would be built has been solely for access for the industrial uses and has been very low impact. The Project site consists of two parcels: the one directly adjacent to the Affected Property is used primarily for boat storage and the other to the north, primarily as a junkyard. These vehicles turn into or out of the Project site and utilize turnaround space on the Project site, rather than the shared easement and one of the sites has its own drive which woi:dd be closed in connection with the Project. For further detail on the limited nature of the existing traffic, please refer to the letter of Greg Ashwill submitted as the Owners' representative of even date herewith and the aerial photos attached thereto (the "Ashwill Letter"). As discussed more fully in the Ashwill Letter, the traffic study relied upon by Planning and the Commission is suspect. But even assuming the accuracy of the traffic study, the increase in the use and change in the users constitutes a significant new burden for the Affected Property, The Project also sites ten residential garages (most which will house two cars) so that they will open up almost directly into the easement, Cars (which typically are 13 foot long) will necessarily need to use the Owners' portion of the casement to exit their garages by backing blindly into the casement shared with trucks and cars accessing the Affected Property. Instead of primarily trucks accessing the Project site, there will be primarily passenger cars with different sight lines. Of even greater concern is the very real probability that residents, including children, will use the easement for pedestrian, bike riding, skateboarding, play and other such purposes, IL Legal Standards A, Increased Burden on Owners' Property It is well established law that the "owner of an easement cannot change or increase the use of an casement in any inartrier that imposes a new or greater burden on the servient tenement without the consent of the servient owner". Miller & Starr, California Real Estate, Easements §15:55 (3d Ed.) In this instance, the Owners' property being utilized by the Project residents is the servient tenement. A servient owner whose property is being used beyond the scope of the original grant can enjoin such use of the easement and indeed, must do so to avoid a potential prescriptive easement based on the increased use. Id. The agreed upon scope of the easement is established at the time of the creation of the casement based on the intentions of the parties to the easement. Miller & Stan, supra, §15:511. Thus, the City Planning staff supplemental memorandum dated February 5, 2014 (the "Memorandum") upon which the Commission based its detennination in part incorrectly states that there was nothing in the easement document which prohibited the use of the casement for residential access as proposed by the Project: "[T]herc is no restriction with respect to the potential changes in land use that could affect the tears and conditions of The easement, This is a private matter between the easement holders and. should not affect the land use entitlement for either of the properties". This conclusion is categorically incorrect as a matter of law. Only increases or changes in the use contemplated at the time qJ'the grant are permitted Unless the ownler of the impacted property consents. When the document creating the casement does not specifically limit or describe the intensity of the use as is the case here, the extent of the use is established by the actual use from the initial use for a reasonable period of time, Miller & Starr, supra. It is inconceivable that the parties in 1959 intended or contemplated the use of the easernent for residential access in this manner as both properties were used for industrial purposes and the zoning permitting such use did not come into being until more than 50 years later. The extent of this easement has been well established over this time period and the Project substantially changes the nature and scope of the intended grant so as to imparinissibly burden the servient easement property without the Owners' consent. The conclusion of Planning staff in the Memo that there will not be an intensification based on a boat yard and junk storage with minimal traffic and change of use from industrial to residential defies common sense and the facts. As discussed in the Ashwill Lotter, the Project fundamentally changes the nature of the intended use of the shared driveway and is substantial in the context of the reality of the uses on both sites. The Planning reports focus on trip generation, but basically ignores issues concerning circulation and use by residents, not just for access but also for pedestrian and recreational purposes, Because the Owners' have an absolute tight to enjoin this increased use as a matter of law, a discretionary approval cannot override this light. Thus, the land entitlement does not render this solely a matter between private parties, Indeed, the Owners have a potential action against the City for a taking without compensation under the Fifth Amendment of the U.S. Constitution because, but for the Commission approvals, there would be no increased use. See Nollan v, a—lif—ormaCoasial CC �:,'onlqiis,Sion, 483 U.S. 825 (1987). - The proposed increase and change in use of the easement by the Project unfairly increases potential liability for the Owners' due to potential for accidents involving industrial trucks with cars and pedestrians. It will make the use of the Owners' easement rights more difficult and unsafe as well. It also potentially impacts the redevelopment of the Affected Property for residential use. Again, the Owners do not seek to block the Project but merely ensure that to the extent the Project relies upon the use of a portion of their property Linder the easement, that it does not unfairly subject them to increased liability and diminished enjoyment of their property rights without their consent, B. Failure of Commission to Address Safety Concerns It is also well settled that a governmental body considering a discretionary zoning approval cannot act arbitrarily and capriciously, to this instance, the record indicates that short shrift was given to the legitimate safety and traffic concerns of the Owners' because the access involves a shared private driveway rather than a public street, The Memo concludes without any discussion whatsoever that "there is no intensification in use of the driveway in comparison with a two-way drive in a commercial parking lot". As noted, City Planning's position is that the use of the easement is a private matter between the easement holders. Not only are these conclusions simply wrong, but they point to what seems to be a cursory review of the very real and potential traffic and safety conccms raised by the Owners simply because it is a private drive rather than a public street, At the Commission bearing, traffic and safety were essentially not discussed. It would seem that if the access were a public street that City Planning staff and the Commission would have required a more in-depth review of the safety and traffic concerns. Thus, the determination of the Commission is arbitrary and capricious because it uses a different standard of review due to the nature of the access being a private driveway, IIT. Conclusion As set forth more fully above, the Project impermissibly increases the burden on the Affected Property without the Owners' consent, The Commission's approval is actionable both against the Project owner for injunctive relief under well-established property law and the City as a taking under• the Fifth Amendment of the U.S. Constitution, The approval also did not IbIly consider the traffic and safety issues due to the nature of the access as a shared private drive and is thus arbitrary and capricious, The Owners have no desire to take such action, but hope to work with the Project developers and the City to resolve the very real and legitimate concerns of the Owners regarding their property rights and safety issues. Ste haus Leiter cc: Minoo Ashabi, City Planning (by email) Tom Duarte, City Attorney (by email) 4 and the potential use of the parking spaces on 2013 Placentia Avenue for guest parking of the live/work community. The applicant revised the site plan relocating the open guest parking to north of the site and oriented the garages on the shared drive to reduce the parking conflicts along that drive. Response: A traffic study was prepared that predicted the project would generate 270 total trips per day. This represents a small incremental increase of 70 trips per day over the existing industrial use. The report further estimated the project will result in nine additional AM Peak Hour Trips and five additional PM Peak Hour Trips. This small incremental increase in traffic does not represent a significant intensification of the use of the easement. Even though the shared drive is not heavily used at this point, the easement right is generic and does not preclude any specific use such as the proposed residential live/work project. There is no restriction with respect to the potential changes to either property that would affect the terms and conditions of the easement. This is a private matter between the easement holders and should not affect the land use entitlement for either of the properties. . Comment: A definitive construction plan was not provided to not interfere with access to 2013 Placentia Avenue. Response: Condition of Approval No. 7 requires that a Construction Management Plan be submitted and approved prior to any construction activity. The site has more than 170 feet of frontage on Placentia Avenue. A secondary construction access could be provided independent of the shared drive thatwill minimize construction traffic from the common drive. The construction management plan also specifies phasing and construction staging for the project that will need to be coordinated with construction access to the site. Findings The following is a summary of the findings that were adopted by the Planning Commission for approval of the project: Proposed master plan is consistent with land use obiectives of the City's General Plan The proposed project is consistent with General Plan Goal LU -1 A.1 in that the project provides for a balanced mix of housing and employment opportunity within the Urban Plans. The proposed project is also consistent with General Plan Goal HOU-3 to provide a variety of housing types in terms of cost, design, location and tenure. Proposed Development is consistent with the Zoning Code and Urban Plan The proposed 36 -unit livetwork and residential development is consistent with the goals and policies of the General Plan and the Mesa West Bluffs Urban Plan. The proposed development generally meets the setback requirements, and development standards; however, three deviations are requested from the live/work standards, minimum work space, and rear setback. Adequate private and common open spaces are provided in the form of a common centralized open space; and private yards, patios and balconies. The project includes perimeter and interior pedestrian access paths that are conducive to the live/work environment. With the exception of the nnted rievinfinnQ tha —5— VI L Age A I is TM= IP M.f 4w elev m ate: 4J6i2013 33138152. elev m N N - s _ d' R• ' -_, Avenue }. entia Imp - w sib, 1 I ti i li L 1 cm +! I. I' A 01rev7 "T 16's11 01a a tia ve, s ,a NsaC l A 9262 , ..+. 1 o i CITY COUNCIL SUPPLEMENTAL REPORT MEETING DATE: MARCH 4, 2014 ITEM NUMBER: PH -3 SUBJECT: REQUEST FOR REVIEW OF PLANNING APPLICATION PA -13-21 AND TENTATIVE TRACT MAP TT -17658 FOR DEVELOPMENT OF 36 LIVEIWORK UNITS AND RESIDENTIAL UNITS AT 2023, 2025 AND 2027 PLACENTIA AVENUE DATE: FEBRUARY 28, 2014 FROM: PLANNING DIVISIONIDEVELOPMENT SERVICES DEPARTMENT PRESENTATION BY: MINOQ ASHABI, PRINCIPAL PLANNER FOR FURTHER INFORMATION CONTACT: MINOO ASHABI (714) 754-561 min oo.ashabi costamesaca. ov The purpose of this supplemental report is to provide additional information, from the administrative record, at the request of Councilmember Genis. Attached is the Planning Commission Staff Report and Supplemental Memo from the public hearing on February 10, 2014. The meeting minutes and Planning Commission Resolution for Approval, including the Findings and Conditions of Approval were included in the original City Council Agenda Packets. Also, include for your reference is a copy of the Initial Study/Mitigated Negative Declaration that was prepared for this project. The draft document was available for a 30 -day public review from December 24, 2413 to January 23, 2014. A copy of the IS/MND will be made available to the public in the Council Chambers on the day of the hearing. Attachment: 1. Planning Commission Staff Report and Supplemental Memo 2. Initial Study/Mitigated Negative Declaration cc: Chief Executive Officer Assistant Chief Executive Officer Director of Economic & Development/Deputy CEO Public Services Director City Attorney Transportation Services Manager City Engineer City Clerk (9) Staff (7) File (2 PLANNING COMMISSION AGENDA REPORT MEETING DATE: FEBRUARY 10, 2014 ITEM NUMBER: PH -5 -mil, SUBJECT: PLANNING APPLICATION PA -13-21 AND TENTATIVE TRACT MAP TT -17658 FOR DEVELOPMENT OF 36 LIVE/WORK UNITS AND RESIDENTIAL UNITS AT 2023, 2025 AND 2027 PLACENTIA AVENUE DATE: JANUARY 31, 2014 FROM: PLANNING DEPARTMENT/DEVELOPMENT SERVICES DIVISION PRESENTATION BY: MINOO ASHABI, PRINCIPAL PLANNER FOR FURTHER INFORMATION CONTACT: MINOO ASHABI, AIA (714) 754-5610 minoo.ashabi@costamesaca.gov DESCRIPTION The proposed project involves development of 30 three-story live/work units and six two- story residential units at 2023, 2025 and 2027 Placentia Avenue. The project proposal includes the following: 1) Adoption of an Initial Study/Mitigated Negative Declaration. 2) Planning Application PA -13-21 — Urban Master Plan for development of a 36 -unit live/work and residential project on two industrial zoned parcels within the Mesa West Bluffs Urban Plan area. The project includes the following deviations: • Deviation from Live/work standards to allow six residential units with no workspace; • Deviation from the minimum work space requirement for 24 units (250 SF required, 118 SF proposed for 24 units); and, • Deviation from rear setback requirement abutting residential zone (20 feet required, 10 feet proposed for first floor). 3) Tentative Tract Map 17658 — Subdivision of a 1.88 -acre property for condominium purposes to allow private sale and ownership of the 36 live/work and residential units. APPI ICANT The applicant is City Ventures, authorized agent of property owner, 126 Properties, LLC. RECOMMENDATION Adopt resolution approving the proposed project, subject to conditions. PLANNING APPLICATION SUMMARY Location- 2023, 2025, 2027 Placentia Application: PA -13-21, TT -17658 Avenue Request. Proposed 36 live/work and residential units and a subdivision for condominium purposes SUBJECT PROPERTY: SURROUNDING PROPERTY: Zone: MG North: Light industrial General Plan: Light Industrial (LI) south: Light industrial and general warehouse Lot Dimensions: 174'x 460' East: Light industrial Lot Area: 1.88-scre (gross) west: Low-density residential Existing Development: The site is developed with two parcels developed with commercial buildings and storage and repair for boats DEVELOPMENT STANDARD COMPARISON Development Standard Required/Allowed Proposed/Provided 2 Lot Area 1.0 acre 1.88— acre Floor Area Ratio 1.0 0.92 Lot Coverage (90%) (65% Open Space 10% SF 35% Building Height Max. 4 stories 3 stories and 2 stories Building Setbacks Front Placentia Ave.) 10 ft. 10 ft. Side -0- ft. 10 ft. (north) 18 ft. south Rear 20 ft. 10 ft. (first floor) 20 ft. 2"d floor Patios and balconies Same as building setbacks Consistent with building setbacks Parking for live/work units less than 2,000 square feet in size: Garage (covered) ones ace per unit 2 spaces per unit for 33 units = 66 Ones ace for 3 units = 9 Open parking 1.5 s ace per unit = 54 39 space per unit Total 3 spaces per unit = 108 108 s aces Minimum garage size 20' x 20' two -car garage 10' x 20' one -car garage 20' x 20' two -car 11'x 20' one -car Work Space 250 SF (net area) 335-265 SF (Lofts) 118 SF Live/work 5 Live/work units are subject to the maximum 1.0 FAR requirement and not by density limits per acre. The FAR area excludes the interior square footage of garages. P Lot coverage involves the gross building footprints and all driveways and parking areas. 3 Open space refers to areas at grade and not private balconies or roof decks. ° Fifteen of the open parking spaces are provided in garage spaces. 5 The square footage exclude stairways and hallways. CEQA Status Mitigated Negative Declaration Final Action Planning Commission 2 BACKGROUND Project Location The project site (Assessor's Parcel Numbers 422-291-09 and 422-291-10) consists of two parcels totaling 1.88 acres. The site is currently used for storage of vehicles, boats, and miscellaneous equipment and materials. A commercial building is located on the eastern portion of the northern parcel and another building is located on the western portion of the southern parcel (2025) that is used as office space for the tenants of the property. Several storage units are located on both properties. Primary site access is provided via one un -signalized driveway at the eastern project frontage along Placentia Avenue. The project site shares a 24 -foot two-way driveway and access with adjacent industrial/office uses to the south. The driveway includes 12 feet on the project property (with easement to the industrial property) and 12 feet on the industrial property (with easement to the project property.) According to the City of Costa Mesa General Plan Land Use Map, the site is designated as Light Industry. The project site is zoned MG General Industrial. Additionally, the Mesa West Bluffs Urban Plan Mixed -Use Overlay District was applied to the property. The underlying zoning requirements of the base zoning district are not applicable because the standards of the urban plan apply to this project. Urban Master Plan Screening On June 18, 2013, the preliminary master plan of the project was reviewed by the City Council. The project was originally presented with 38 three story units with 13 -foot setback to the rear. City Council expressed concerns about the joint access with the industrial uses to the south and the proposed setback to the rear and suggested consolidating the site with the parcel to the south. The applicant indicated that they will continue to negotiate with the property owners and the site design could accommodate any future expansion of the site to the north or south. The applicant revised the plans based on comments from Council and the community outreach discussed below. Community Outreach Following the project screening, on August 22, 2013, the applicant hosted a community meeting at City Hall to coordinate and review the project with community members, property owners and occupants within a 500' radius of the project site. More than 100 notices were sent to community members. Two residential neighbors to the west of the Project site and the industrial property owner to the south attended the meeting. A letter from a residential neighbor was also received by the City Planner. The residential neighbors expressed privacy concerns over the project's original 3 -story building on the western edge of the project site and potential views down onto their homes, Although the proposed development plans met the 20 -foot setback requirement, and 3 -stories are allowed by the Urban Plan, the applicant modified the site plan. Athird product type for the site was developed in order to include two-story duplexes on the western boundary adjacent to the existing residential properties; this reduced the overall unit count by two (38 units to 36 units). The plan was adjusted to orient all units towards the 3 central open space, placing garages along the alley adjacent to the industrial property to the south in order to create a buffer between the two uses. In response to other concerns about potential use of the industrial site parking spaces, the applicant adjusted the plan by moving the guest parking to a more internal location. General Plan The site's land use designation is Light Industry. The Light Industry designation is intended for a variety of light and general industrial uses. The Land Use Element further notes the following regarding mixed-use development projects: "Mixed-use development projects are intended to provide additional housing opportunities in the City (such as the Westside) by combining residential and nonresidential uses in an integrated development..... Mixed-use developments shall be implemented through an adopted urban plan and shall be identified on the City's Zoning Map by designating the MG base zoning district with mixed use overlay. The mix of uses can occur in either a vertical or horizontal design, up to four stories in height. Product types shall be identified in the applicable urban plan and may include live/work units and commercial/residential units where the residential uses are located above or adjacent to the nonresidential component. Nonresidential uses may include office, retail, business services, personal service, public spaces and uses, and other community amenities." Zoning The project site is zoned MG General Industrial District. Additionally, the Mesa West Bluffs Urban Plan Mixed -Use Overlay District was applied to the property. The Mesa West Urban Plan defines live/work development as follows: "Live/Work Loft or Live/Work Unit. A mixed-use development composed of commercially- or industrially -oriented joint work and living quarters in the same building, where typically the primary use is a place of work and where there are separately -designated residential and work areas. A live/work unit consists of the following: (a) living/sleeping area, kitchen, and sanitary facilities in conformance with the Uniform Building Code and (b) adequate work space accessible from the living area, reserved for, and regularly used by the resident(s)." ANALYSIS Planning Application PA -13-21 The project consists of the development of 36 units including 30 loft and live/work units and 6 residential units with a Floor Area Ratio of 0.92. Three different building types are proposed, with individual units ranging in size from 1,445 SF to 1,526 SF, as follows: q • Six, three-story loft units facing Placentia Avenue with ground floor commercial/ office space to accommodate storefront commercial uses and upper stacked living areas. Two different workspaces are proposed from 335 SF to 265 SF. • Twenty-four, three-story townhome style live/work units designed as four-plex, and six-plex structures with ground floor work space and upper living floors. These units include smaller work spaces in comparison to the loft units. • Six, two-story residential units designed as duplex structures are located along the western edge of the site abutting existing low-density residential uses. These units are designed with a 10 foot rear setback to the first floor and a 20 foot rear setback to the second floor. Tentative Tract Map 17658 Tentative Tract Map No. 17658 represents an airspace subdivision to create a single lot for condominium purposes. Proposed Units I nft I In it-, The six loft units are attached as one three-story building facing Placentia Avenue. The units include a storefront and direct access from Placentia Avenue. There are three units with large ground floor space (335 SF) intended for commercial type uses (i.e. fitness studio, specialty retail) and three units include smaller work spaces (265 SF). These units are stacked with ground floor workspace and living space on either the second or third floor. The building includes nine garage spaces (one or two -car garage per unit). Townhome Live/work Units Twenty-four of the units are townhomes and the units are oriented toward the centralized common open space. Pedestrian access to the units is provided from Placentia Avenue and the parking areas. The townhome units are all three-story with four or six units per buildings. Each unit contains a workspace and two -car garage on the ground level, living space and kitchen on the second level and bedrooms on the third level. The workspaces are 118 square feet in area and subject to approval of a deviation from the 250 square foot requirement. Duplex Residential Units The six two -story -duplex units are proposed at the westerly edge of the site to complement the adjacent low density residential uses. These units are designed with a 10 foot rear setback to the first floor and a 20 foot rear setback to the second floor. This setback is consistent with the single family residential (R1) zoning development standards. To avoid disturbing the quiet enjoyment of the adjacent residential backyards the front entrances to the duplex units are located on the north and south sides of the building and the garage access is from the east. To further ensure privacy the duplex units do not include any balconies facing the residential properties to the west. 5 Access/ Traffic The project site shares common access and driveway with the industrial offices to the south; the southerly property line splits the driveway in half. The industrial site includes a row of parking along the northerly edge that uses the driveway for back up. The site plan was revised with respect to the orientation of the units along this interface; the original plan included the guest parking spaces taking access from this driveway which have now been relocated to the northerly property line. With the revised site plan, there are ten townhomes that take direct access garage from this driveway. The intent of the revised site plan is to ensure separation of the guest parking from the industrial uses to the south. This arrangement will reduce use of the common drive and cross parking between properties; the landscape plans shows minimal landscaping along this edge. A condition has been added to require additional landscaping and coordination with adjacent property owner for any landscaping at the southwest corner of the site. A preliminary trip generation analysis to compare the proposed 36 unit project to existing conditions was prepared that concluded the development would generate slightly more trips compared to the existing boat storage and repair use. A subsequent traffic study concluded that the increase in traffic is negligible in comparison with the existing uses. As shown in the table below, the proposed project results in an increase of 70 additional compared to the existing trip generation for the site. Table 12: Land Use and Trip Generation Summary Notes: DU = dwelling units ' Trip generation is based on aauaI peak hour survey performed August 27, 2013 (AUT estimated) Trip Rate Source: Costa Mesa SOBECA/West fide GPA Traffic Analysis, Parking Each unit is provided with a two -car garage and one open parking space consistent with the parking requirements of Mesa West Bluffs Urban Plan for live/work units up to 2,000 square feet in area. The development includes garages that are 20' x 20' and 11' x 20' that meet the standards. There will be a total of 39 open parking spaces including two APA Peak Hour i PM Peak Hour Land Use Category Amount In out j Total In Dot Total ADT ExisdnE Manufarturing/Ssorage° — 6 6 12 i 8 i 3 ? i 200 Total 6 6 j 12 i 1 13 21 200 PropoSe[I Project C C (, Live/Work- Placentia Ave 3DU 0 1 1 1 1 2 20 UveJNfork Office 1.43 TSF 2 0 2 a 2 2 f 19 Internal Capture for Live/Work Units (10%) 0 0 0 0 0 0 -4 Interior Live/Woi k Units 35 DU 4 14 1S 14 8 22 235 TOW G 15 21 SS � 11 26 270 Pioject Increment 0 9 9 Y •2 5 70 • AM Peek Hour PM Peak hour Trip Rates Category Unit In Out Total In Out Total ADT Apt./Townhnrne DU 010 0.41 0.51 0.40 0.22 0.62 6.72 General Office TSp 165 0.23 1.85 0.32 1.59 141 13.34 Notes: DU = dwelling units ' Trip generation is based on aauaI peak hour survey performed August 27, 2013 (AUT estimated) Trip Rate Source: Costa Mesa SOBECA/West fide GPA Traffic Analysis, Parking Each unit is provided with a two -car garage and one open parking space consistent with the parking requirements of Mesa West Bluffs Urban Plan for live/work units up to 2,000 square feet in area. The development includes garages that are 20' x 20' and 11' x 20' that meet the standards. There will be a total of 39 open parking spaces including two ADA stalls throughout the site. The overall project will provide a total of 108 garage and open parking spaces. Open Space and Landscaping The site plan provides 35 percent landscape open space; this includes extensive open space in between the units designed as a pedestrian paseo. The project also includes small private patios and balconies for private open space for live/work units. The residential units at the rear include private yards that complement the separation between the project and the single family residences to the west. The proposed landscape plan provides minimal improvements along Placentia Avenue with the exception of the pockets at each corner. A condition is included that would require additional landscape enhancement and project entry signage or monument along Placentia Avenue frontage. Justifications for Approval Staff recommends approval of the proposed project for the following reasons: • Proposed master plan is consistent with land use objectives of the Citv's General Plan. The proposed project is consistent with General Plan Goal LU -1 A.1 in that the project provides for a balanced mix of housing and employment opportunity within the Urban Plans. The proposed project is consistent with General Plan Goal HOU-3 to provide a variety of housing types in terms of cost, design, location and tenure. • Proposed Development is consistent with the Zoning Code and Urban Plan. The proposed 36 -unit live/work and residential development is consistent with the goals and policies of the General Plan and the Mesa West Bluffs Urban Plan. The proposed development generally meets the setback requirements, and development standards; however, three deviations are requested from the live/work standards, minimum work space, and rear setback. Adequate private and common open spaces are provided in the form of a common centralized open space; and private yards, patios and balconies. The project includes perimeter and interior pedestrian access paths that are conducive to the live/work environment. With the exception of the noted deviations, the development meets the development standards including height and all setback requirements per the urban plans. • Profecf_complies with the Zoning Co jdeby promoting desi n excellence. The overall architectural design promotes excellence and compatibility. The buildings are two-story and three-story structures in duplex, four-plex and six-plex clusters with off -sets and balconies. As live/work units, the development is not subject to the City's Residential Design Guidelines; however the variety of building elevations, materials and staggered massing diminishes the boxy design appearance from the front and side views consistent with the guidelines. • Project traffic impacts will be sliahtiv higher than the existing development. Given the Project's consistency with zoning, and since negligible traffic generation is created 7 due to the proposed change in land uses, no traffic mitigation other than submitting the Traffic Impact Fee as noted in the conditions of approval is required. • The project architecture and site design are consistent with the visions of the urban plan. The urban plans envisioned modern architecture and infill development that will be complementary to an urban setting. The proposed architecture and site design will enhance the street view and potentially evoke new development in the area. The proposed three-story, loft and live/work condominium development is a new type of urban housing in the area that complies with the important objectives of the Urban Plan which are: a) To encourage construction of live/work that combines residential and nonresidential uses in the same unit without exceeding the development capacity of the General Plan transportation system; b) Attract more residents and merchants by offering first floor offices; c) Stimulate improvements in the urban plan area through well designed and integrated urban residential development; d) Meet demand for a new housing type to satisfy a diverse residential population; and e) Promote new housing for people seeking alternative housing choices. • Pr iect is subject to the Citv's interior noise_ standards and Buyer's Notice requirement. The Urban Plan promotes mixed-use development to be compatible with the surrounding industrial/commercial context. There is no separation between the site and the industrial park to the south. Even though the units are oriented toward the interior open space, there are bedroom and living room windows facing south as well as Placentia Avenue. The noise analysis determined that the worst-case future interior noise levels with open windows to be approximately 58.4 dBA CNEL for the units facing Placentia Avenue and with windows closed it would be 46.4 dBA CNEL. A mitigation measure is included that would require upgrades in construction assemblies and window ratings that will reduce the interior noise level to an acceptable level. In addition, a condition is added notifying the future buyer of the potential noise impacts from the neighboring businesses. • The private balconies are exempt from compliance with Noise standards. Title 13, Section 13-280(d) and (e), Exterior Noise Standards, of the Costa Mesa Zoning Code indicates that exterior noise standards shall not apply to "private balconies or patios regardless of size" of multifamily residential development located within the Mixed -Use Overlay District. This exemption for mixed-use development projects is intended to promote new development on the west side. The Zoning Code Noise requires 55 dBA for exterior noise related to residential properties between 7:00 a.m. to 11:00 p.m. and 50 dBA from 11:00 p.m. to 7:00 a.m. Given the urban settings for these units, applying the standard residential standards in the balconies can be difficult to achieve and would result in unattractive solid or plexiglass balcony enclosures. In addition, the City's noise ordinance exempts the exterior noise standards for patios, private balconies roof decks/terraces, associated with multi -family residential development or live/work units within a mixed-use overlay district where the base zoning district is nonresidential. Therefore, no noise attenuation is proposed for the balconies. A r� condition is included requiring a homebuyer notification to disclose that the project is located within an area designated as Light Industry in the City of Costa Mesa General Plan and is subject to existing and potential annoyances or inconveniences associated with industrial land uses. • The proposed Tentative Tract Mat) is consistent with subdivision reuirements. The proposed property is physically suitable to accommodate the subdivision for condominium purposes. Engineering staff has confirmed that there are no interferences with the City's or other utility right-of-way areas and/or easements within the tract. Requested Deviations from Development Standards • Even though, the site design includes six residential units. the overall project includes 83 percent live/work units with ground floor workspace. The site includes three different unit types that are strategically located in relation to adjacent land uses. The loft units with the larger workspace are along Placentia Avenue and the residential units provide a buffer to the residential uses to the west. The mix of three different unit types works well with the shared access and the adjacency to residences. In addition, orientation of the homes encourages pedestrian access from Placentia Avenue and use of the ground floor work spaces. • Reduced setback at the rear is applicable to only first floor of the units. The six residential units are designed with a stepped setback at the rear consistent with the single family residential standards. This compromised design was developed to address privacy concerns of the residents that abut the project site on the west. • With the exception of the nine loft units, the project provides ground floor workspaces for 24 live/work units smaller than required 250 square feet. The live/work units include a workspace on the ground floor adjacent to the garages with a direct entry door to the common areas. The net area for the work spaces are 118 square feet for 24 of the units. The Urban Plans define life/work units as units having the living portion typically in the upper floors and a work space separated by a wall or floor. The minimum size for a work space excludes bathroom, kitchen, balcony/mezzanine, and or hallway areas. The provided space is adequate for an office or small service space, since the hallway and stairways are completely separated and direct access is provided for the entrance to the work space. Conditions are included that require CC&Rs to include provisions for maintaining a two -car garage per unit and the ground floor work space. Per Condition No. 5, permitted commercial/business activity in the live/work units shall be limited to those uses that generate no to minimal customer traffic, do not involve more than one customer/client at a time, do not involve more than 8 customers per day, and do not involve employees which do not reside in the live/work unit. 0 Based on the operational characteristics, staff supports the proposed work spaces for the 24 live/work units to be limited to the following uses shown below (Exhibit D of Planning Commission resolution). LAND USE MATRIX 24 -unit LivetWork Develo ment at 2023 2025 and 2027 Placentia Avenue P= Permitted Uses LIVEMORK UNITS • Artists, craftspersons, sculpture studios (woodworking, furniture restoration, painting, ceramics, etc.) P • Barber and beauty shops P • Catering P • Commercial art, graphic design, website designers P • Computer and data processing P LegalEn ineerin ;Architectural and Surve in services •• P Offices: Professional, central admin., general, bookkeeping and data processing P • Offices: medical office with sole practitioner P • Photography Studio P • One-on-one Studio Use: Sole Practitioner for Dance; Martial arts; Music, Yoga, etc. P • Specialty Retail; Customers by appointment. P NOTES: All businesses subject to zoning approval to ensure adequacy in parking and compatibility with a residential environment. All other uses not specified in this table are either prohibited or may require a Conditional Use Permit, as deemed by the Development Services Director. GENERAL PLAN CONFORMITY The project is consistent with the General Plan policies as discussed - ENVIRONMENTAL DETERMINATION Pursuant to CEQA and the State CEQA Guidelines, an Initial Study/Mitigated Negative Declaration was prepared. A notice of availability of the Draft IS/MND was distributed to the property owners within 500 -foot radius of the property, responsible and trustee agencies, other affected agencies, surrounding cities, and interested parties, home owners associations, as well as any other parties requesting a copy of the environmental document pursuant to Public Resources Code (PRC) Section 21092. The draft document was available for a 30 -day public review from December 24, 2013 to January 23, 2014. The analysis found that although the project may have a significant effect on the environment, mitigation measures have been identified and applied to the project that reduce environmental impacts of the project to less than significant. Mitigation measures have been identified in the IS/MND (Exhibit C of Planning Commission Resolution) for the following environmental areas: • Air Quality • Geology and Soils • Hazard and Hazardous Materials • Hydrology and Water Quality • Noise to With incorporation of these measures, potential environmental effects would be reduced to less than significant levels. The draft Mitigated Negative Declaration is available on the City's website at the following link: http://www. costa mesaca qov/index.aspx?page-151 Five comment letters were received during the comment period, response to the comments and the standard conditions of approval and mitigation measures have been included as Attachment 4. The public communications did not result in any changes to the environmental document or the environmental conclusions. LEGAL REVIEW The City Attorney's office has approved the attached resolutions as to form. ALTERNATIVES The Planning Commission may take the following actions: • Approve the project by adopting of resolution approving Master Plan PA -13-21 allowing development of 30 loft and live/work units and six residential units with deviations from live/work standards, the minimum work space requirement, and the rear setback requirement subject to conditions. • Deny the project. If the project were denied, the applicant could not submit substantially the same type of application for six months. CONCLUSION Approval of the Master Plan will provide for mixed use development of a site currently developed with boat and vehicle storage. The project provides housing opportunities to professionals in a mixed use setting. The overall design reflects a quality project that is consistent with the intent of the urban plan standards. MINOO ASHABI, AIA GARY AR;W STR NG, AIC Principal Planner Economic and Development Services Director/Deputy CEO Attachments: 1. Planning Commission Resolution (IS/MND, Master Plan and TTM) 2. Location Map 3. Zoning Map 4. Submitted Plans 5. Response to Comments to Draft Mitigated Negative Declaration Distribution: Director of Economic & Development/Deputy CEO Senior Deputy City Attorney Public Services Director City Engineer Transportation Services Manager Fire Protection Analyst Staff (6) File (2) Kim Prijatel City Ventures 1900 Quail Newport Beach, CA 92660 126 Properties LLC 126 E. 16th Street Costa Mesa, CA 92627 12 ATTACHMENT 1 RESOLUTION NO. PC -14- A RESOLUTION OF THE PLANNING COMMISSION OF THE CITY OF COSTA MESA APPROVING, MASTER PLAN PA -13- 21, AND TENTATIVE TRACT MAP 17658 FOR DEVELOPMENT OF 36 -UNIT LIVE/WORK AND RESIDENTIAL PROJECT AT 2023, 2025 AND 2027 PLACENTIA AVENUE. THE PLANNING COMMISSION OF THE CITY OF COSTA MESA HEREBY RESOLVES AS FOLLOWS: WHEREAS, an application was filed by City Ventures on behalf of the property owner, 126 Properties, LLC requesting approval of the following: 1) Adoption of an Initial Study/Mitigated Negative Declaration. 2) Planning Application PA -13-21 — Urban Master Plan for development of a 36 - unit live/work and residential project to replace two commercial uses on the site within the Mesa West Bluffs Urban Plan area. The project includes the following deviations: • Deviation from Live/work standards to allow six residential units with no workspace; • Deviation from the minimum work space requirement for 24 units (250 SF required, 118 SF proposed for 24 units); and, • Deviation from rear setback requirement abutting a residential zone (20 feet required, 10 feet proposed for first floor). 3) Tentative Tract Map 17658 — Subdivision of a 1.88 -acre property for condominium purposes to allow private sale and ownership of the live/work units. WHEREAS, a duly noticed public hearing were held by the Planning Commission on February 10, 2014, with all persons provided an opportunity to speak for and against the proposed project; WHEREAS, the environmental review for the project was processed in accordance with the requirements of the California Environmental Quality Act (CEQA), the State CEQA Guidelines, the Council on Environmental Quality Regulations implementing the National Environmental Policy Act, and the City of Costa Mesa Environmental Guidelines, and the IS/MND was available for public review from December 24, 2013 to January 23, 2014; 13 WHEREAS, the Costa Mesa Planning Commission finds that the proposed live/work and residential project will not have a significant impact on the environment with the incorporation of the mitigation measures identified in the Initial Study/Environmental Assessment; WHEREAS, the Costa Mesa Planning Commission has considered responses to comments received during the public review period on the IS/MND; THEREFORE, BE IT RESOLVED that based on the evidence in the record, the findings contained in Exhibit" A", and subject to conditions of approval/mitigation measures indicated in the Mitigation Monitoring Program contained in Exhibits "B" and "C", the Planning Commission does hereby approved Initial/Study Mitigated Negative Declaration for Master Plan PA -13-21 with respect to the property described above. BE IT RESOLVED that, based on the evidence in the record and the findings contained in Exhibit "A," and subject to the conditions of approval contained within Exhibit "B," the Planning Commission hereby APPROVES Planning Application PA -13- 21 and Tentative Tract Map 17658. BE IT FURTHER RESOLVED that the Costa Mesa Planning Commission does hereby find and determine that adoption of this Resolution is expressly predicated upon the activity as described in the staff report for Planning Application PA -13-21 and Tentative Tract Map 17658 and upon applicant's compliance with each and all of the conditions in Exhibit "B", and compliance of all applicable federal, state, and local laws. Any approval granted by this resolution shall be subject to review, modification or revocation if there is a material change that occurs in the operation, or if the applicant fails to comply with any of the conditions of approval. PASSED AND ADOPTED this 10th day of February, 2014. Jim Fitzpatrick, Chair Costa Mesa Planning Commission ly STATE OF CALIFORNIA) )ss COUNTY OF ORANGE ) I, CLAIRE FLYNN, Secretary to the Planning Commission of the City of Costa Mesa, do hereby certify that the foregoing Resolution was passed and adopted at a meeting of the City of Costa Mesa Planning Commission held on February 10, 2014, by the following votes: AYES: COMMISSIONERS NOES: COMMISSIONERS ABSENT: COMMISSIONERS ABSTAIN: COMMISSIONERS Secretary, Costa Mesa Planning Commission 15,0 EXHIBIT "A" FINDINGS A. The proposed project complies with Costa Mesa Municipal Code Section 13-29(e) because: • The proposed use is compatible and harmonious with uses on surrounding properties. • Safety and compatibility of the design of the parking areas, landscaping, luminaries, and other site features including functional aspects of the site development such as automobile and pedestrian circulation have been considered. • The project is consistent with the City's General Plan and the Urban Plans that allow a Floor Area Ratio of 1.0 for live/work and mixed use projects. • The planning application is for a project -specific case and does not establish a precedent for future development. B. Planning Application PA -13-21/ TTM 17658 is consistent with the goals, policies, objectives, and/or regulations of the General Plan, Zoning Code, Mesa West Bluffs Urban Plan. The proposed two-story and three-story, 36 -unit, live/work condominium development is a new type of urban housing in the area that complies with the important objectives of the Urban Plan which are: a) To encourage construction of live/work that combines residential and nonresidential uses in the same unit without exceeding the development capacity of the General Plan transportation system; b) Attract more residents and merchants by offering first floor offices; c) Stimulate improvements in the urban plan area through well designed and integrated urban residential development; d) Meet demand for a new housing type to satisfy a diverse residential population; and e) Promote new housing for people seeking alternative housing choices. The project meets the purpose and intent of the mixed-use overlay district, and the stated policies of the Mesa West Bluffs Urban Plan. The proposed mixed use 36 - unit live/work and residential development project will meet the central objectives of Urban Plan to revitalize the Westside and create new live/work opportunities. C. The proposed project complies with Title 13, Section 13-83.52(c), Mixed -Use Overlay District, of the Municipal Code because the Master Plan is found to exhibit excellence in design, site planning, integration of uses and structures and protection of the integrity of neighboring development. The proposed project complies with the Urban Plan to provide additional amenities or innovation in exchange for flexible development standards. The project includes adequate resident -serving amenities with open space common areas and the private balconies. D. The proposed project complies with Title 13, Section 13-83.52(d), Mixed -Use Overlay District, of the Municipal Code because: 1(f a) The strict interpretation and application of the Zoning Code's development standards would result in practical difficulty inconsistent with the purpose and intent of the General Plan and Mesa West Bluffs Urban Plan. The proposed master plan does not strictly conform to the live/work development standards, and therefore, deviations are requested for live/work standards, work space minimum square footage standards, and rear setback standards. However, the Urban Plans allow deviations from these requirements since the deviations from development standards would still result in a well-designed project that is considered compatible with the neighborhood. Adequate parking and open spaces will be provided on-site that will be maintained by homeowners association and enforced by provisions of the CC&Rs. b) The granting of these deviations results in a live/work development which exhibits excellence in design, site planning, integration of uses and structures, and compatibility standards for mixed use development. The proposed development generally meets the setback requirements, and development standards; however, three deviations are requested (minimum work space, rear setback and live/work standards) that are justified with the proposed site plan in that the site is designed to address the adjacent industrial and residential uses; in addition, adequate parking spaces, private and common open spaces are provided and the development meets the height requirements per urban plans. c) The granting of these deviations will not be detrimental to the public health, safety, or welfare, or be materially injurious to properties or improvements in the vicinity. No adverse impacts from implementation of the proposed project are identified. d) The long-term vision of the Mesa West Bluffs Urban Plan is to encourage live/work developments and non-traditional housing opportunities. The requests for specified deviations are considered reasonable and would result in implementation of a residential ownership project supportive of the Urban Plan vision. e) The proposed project will generate approximately 70 net new daily trips, which include 21 net new a.m. peak hour trips, and 26 net new p.m. peak hour trips. Additionally, as the proposed Project is consistent with the site's zoning (underlying is General Industrial and overlay is Mesa West Bluffs Overlay District). Given the Project's consistency with zoning, and since negligible traffic generation is created due to the proposed change in land uses, no traffic mitigation other than submitting the off-site Traffic Impact Fee is required. B. Pursuant to Section 13-29(g)(13) of the Municipal Code, the subject property is physically suitable to accommodate Tentative Tract Map 17658 in terms of type, design and intensity of development, and will not result in substantial environmental damage nor public health problems, based on compliance with the City's Zoning Code and General Plan. 11 C. The discharge of sewage from this subdivision into the public sewer system will not violate the requirements of the California Regional Water Quality Control Board pursuant to Division 7 (commencing with Section 13000 of the Water Code). D. In accordance with the requirements of the California Environmental Quality Act (CEQA), the State CEQA Guidelines, the Council on Environmental Quality Regulations implementing the National Environmental Policy Act, and the City of Costa Mesa Environmental Guidelines, and the IS/MND was available for public review from December 24, 2013 to January 23, 2014. E. The project is exempt from Chapter IX, Article 11, Transportation System Management, of Title 13 of the Costa Mesa Municipal Code. R• FXHIRIT "R" CONDITIONS OF APPROVAL Ping. 1 The conditions of approval for Master Plan PA -13-21 shall be blueprinted on the face of the site plan as part of the plan check submittal package. 2. Address assignment shall be requested from the Planning Division prior to submittal of working drawings for plan check. The approved address of individual units, suites, buildings, etc, shall be blueprinted on the site plan and on all floor plans in the working drawings. 3. A decorative 6 -foot high block wall shall be provided separating the site from the residential and commercial uses to the north and west. The design of the walls throughout the project shall incorporate materials, color, and texture that will be compatible with the structures. 4. No exterior roof access ladders, roof drain scuppers, or roof drain downspouts are permitted. This condition relates to visually prominent features of scuppers or downspouts that not only detract from the architecture but may be spilling water from overhead without an integrated gutter system which would typically channel the rainwater from the scupper/downspout to the ground. An integrated downspout/gutter system which is painted to match the building would comply with the condition. This condition shall be completed under the direction of the Planning Division. 5. Development shall comply with all requirements of the Westside Urban Plans applicable to 24 live/work units and applicable condominium standards. [Land Use Matrix of approved uses; Exhibit D] 6. Prior to issuance of grading permits, developer shall identify to the Development Services Director a construction relations officer to act as a community liaison concerning on-site activity, including resolution of issues related to dust generation from grading/paving activities. 7. Prior to issuance of grading permits, developer shall submit for review and approval a Construction Management Plan. This plan features methods to minimize disruption to the neighboring residential uses to the fullest extent that is reasonable and practicable. The plan shall include construction parking and vehicle access and specifying staging areas and delivery and hauling truck routes. The plan should mitigate disruption to residents and also businesses during construction. The truck route plan shall preclude truck routes through residential areas and major truck traffic during peak hours. The total truck trips to the site shall not exceed 200 trucks per day (i.e., 100 truck trips to the site plus 100 truck trips from the site) unless approved by the Development Services Director or Transportation Services Manager. 8. If additional fill dirt is needed to provide acceptable on-site storm water flow to a public street, an alternative means of accommodating that drainage shall be approved by the City's Building Official prior to issuance of any grading or building permits. Such alternatives may include subsurface tie-in to public storm water facilities, subsurface drainage collection systems and/or sumps l9 with mechanical pump discharge in -lieu of gravity flow. If mechanical pump method is determined appropriate, said mechanical pump(s) shall continuously be maintained in working order. In any case, development of subject property shall preserve or improve the existing pattern of drainage on abutting properties. Applicant is advised that recordation of a drainage easement across the private street may be required to fulfill this requirement. 9. The applicant shall contact the Planning Division to arrange a Planning inspection of the site prior to the release of occupancy/utilities. This inspection is to confirm that the conditions of approval and code requirements have been satisfied. 10. No modification(s) of the approved floor plans, building elevations including, but not limited to, changes that increase the building height, removal of building articulation, or a change of the finish material(s), shall be made during construction without prior Planning Division written approval. Failure to obtain prior Planning Division approval of the modification could result in the requirement of the applicant to (re)process the modification through a discretionary review process or a variance, or in the requirement to modify the construction to reflect the approved plans. 11. Transformers, backflow preventers, and any other approved above -ground utility improvement shall be located outside of the required street setback area and shall be screened from view, under direction of Planning staff. Any deviation from this requirement shall be subject to review and approval of the Development Services Director. 12. Street trees in the landscape parkway shall be selected from Appendix D of the Streetscape and Median Development Standards and appropriately sized and spaced (e.g. 15 -gallon size planted at 30' on centers), or as determined by the Development Services Director once the determination of parkway size is made. The final landscape concept plan shall indicate the design and material of these areas, and the landscape/hardscape plan shall be approved by the Planning Division prior to issuance of building permits. 13. Prior to issuance of building permits, the building plans shall demonstrate that all units are equipped with a mechanical ventilation system that will properly filter the indoor air. The ventilation system can be a component of the air conditioning system with the distinction being that clean, ventilated air flow does not necessarily need coolant. 14. Applicant shall provide proof of establishment of a homeowners association prior to release of any utilities prior to selling any of the units as condominiums. 15. Provide proof of recordation of TTM 17658 prior to issuance of building permits. 16. Prior to issuance of building permits, the applicant shall provide the Conditions, Covenants, and Restrictions (CC&Rs) to the Development Services Director and City Attorney's office for review. The CC&Rs must be in a form and substance acceptable to, and shall be approved by the Development Services Director and City Attorney's office. A. The CC&Rs shall contain provisions requiring that the HOA homeowner's association (HOA) effectively manage parking and contract with a towing 10 service to enforce the parking regulations B. The CC&Rs shall also contain provisions related to night-time lighting and active use of the common areas and the rooftop terrace areas (if applicable). These provisions shall prohibit amplified noise, loud parties/gatherings, night- time lighting other than for security purposes, or any other activities that may be disruptive to the quiet enjoyment of neighboring properties after sunset. C. The CC&Rs shall also contain provisions related to preservation and maintenance of the common lot and common open space areas in perpetuity by the homeowner's association. The CC&Rs shall also contain the buyer's notice (described in Condition No. 24) as an exhibit. D. The CC&Rs shall contain restrictions prohibiting parking in the driveway and in front of garage doors. E. The CC&Rs shall contain restrictions requiring residents to park vehicles in garage spaces provide for each unit, be that a one of two car garage. Storage of other items may occur only to the extent that vehicles may still be parked within the require garage spaces. F. The CC&Rs shall include a provision requiring that the ground floor work space be maintained per plan and not converted to a bedroom. Permitted commercial/business activity in the live/work units shall be limited to those uses that generate no to minimal customer traffic, do not involve more than one customer/client at a time, do not involve more than 8 customers per day, and do not involve employees which do not reside in the live/work unit. Any subsequent revisions to the CC&Rs related to these provisions must be reviewed and approved by the City Attorney's office and the Development Services Director before they become effective. 17. Landscaping along the southerly edge of the site shall include pockets between garage doors and buildings with adequate planting and ground cover subject to final approval of the Development Services Director. The landscaped area at the southwest corner of the site shall be coordinated with the adjacent property owners and not impede the access easement to the rear of the adjacent building. 18. Developer shall incorporate additional landscape and hardscape features (tree wells, street furniture, planter boxes, patterned pavers, and other enhancing features) to provide a live/work representation from the public view and seamless transition to the project from Placentia Avenue. The street view shall be enhanced with compatible lighting, signage and street furniture to promote live/work lifestyle and pedestrian activities. 19. A comprehensive sign program shall be submitted for all on-site signs (i.e., monument, directory, wall mounted) for review and approval of the Development Services Director prior to issuance of building permits. 20. Open parking spaces shall be designated as unreserved, available, open guest parking for all visitors to the site. Signage will be posted to indicate that these spaces are available to all visitors. The CC&Rs shall contain restrictions prohibiting parking in the driveway and in front of garage doors. 21 21. Design, grading, and construction shall be performed in accordance with the requirements of the California Building Code applicable at the time of grading as well as the appropriate local grading regulations, and the recommendations of the project geotechnical consultant as summarized in a final written report, subject to review by the City of Costa Mesa Building official prior to issuance of grading permits. 22. Prior to issuance of building permits, developer shall contact the U.S. Postal Service with regard to location and design of mail delivery facilities. Such facilities shall be shown on the site plan, landscape plan, and/or floor plan. 23. If the project is constructed in phases, the perimeter wall, landscaping along the frontages, and irrigation shall be installed prior to completion of the first phase. 24. To avoid an alley -like appearance, the private street shall not be entirely paved with asphalt nor be developed with a center concrete swale. The private street shall be complemented by stamped concrete or pervious pavers. The final landscape concept plan shall indicate the landscape palette and the design/material of paved areas, and the landscape/hardscape plan shall be approved by the Planning Division prior to issuance of building permits. The applicant shall work with the adjacent property owner to the south to incorporated enhanced pavement consistently across the shared drive aisle. 25. Prior to the issuance of Building Permits, the Applicant shall submit a Lighting Plan and Photometric Study for the approval of the City's Development Services Department. The Lighting Plan shall demonstrate compliance with the following: • The mounting height of lights on light standards shall not exceed 18 feet in any location on the Project site unless approved by the Development Services Director. • The intensity and location of lights on buildings shall be subject to the Development Services Director's approval. • All site lighting fixtures shall be provided with a flat glass lens. Photometric calculations shall indicate the effect of the flat glass lens fixture efficiency. • Lighting design and layout shall limit spill light to no more than 0.5 footcandle at the property line of the surrounding neighbors, consistent with the level of lighting that is deemed necessary for safety and security purposes on site. • Glare shields may be required for select light standards. 26. A "Notice to Buyers" shall disclose that the project is located within an area designated as Light Industry in the City of Costa Mesa General Plan and is subject to existing and potential annoyances or inconveniences associated with industrial land uses. The Notice shall disclose the existing surrounding industrial land uses, including but not limited to, operational characteristics such as hours of operation, delivery schedules, outdoor activities, and noise and odor generation. In addition, the Notice shall state that the existing land use characteristics are subject to change in the event that new businesses move or existing businesses change ownership. The Buyer's Notice shall be reviewed/approved by the City Attorney's office and Development Services Director prior to recordation. The Buyer's Notice shall serve as written notice of the then existing noise environment and any odor generating uses within the 22 mixed-use development and within a 500 -foot radius of the mixed use development, as measured from the legal property lines of the development lot. The Buyer's Notice shall be remitted to any prospective purchaser or tenant at least 15 days prior to close of escrow, or within three days of the execution of a real estate sales contract or rental/lease agreement, whichever is longer. The Buyer's Notice shall also indicate that business operations in the live/work units shall be consistent with the land use matrix of the Mesa West Bluffs Urban Plan subject to zoning authorization and obtaining a business license. 27. Developer shall market and offer the 30 units with ground floor work space as live/work units to potential buyers. 28. The Project shall comply with Title 24 of the California Code of Regulations established by the energy conservation standards. The Project Applicant shall incorporate the following in building plans: • Solar or low emission water heaters shall be used with combined space/water heater units; • Double paned glass or window treatment for energy conservation shall be used in all exterior windows; • Building shall be oriented north/south where feasible. 29. The end parking stalls adjacent to a building shall be provided with a two -foot clearance from the building. 30. The proposed project would be subject to all applicable regulations of the City's General Plan, zoning ordinance, and all requirements and enactments of Federal, County, City authorities, and any other governmental entities, and all such requirements and enactments would, by reference, become conditions of project implementation. 31. Trash facilities shall be screened from view and designed and located appropriately to minimize potential noise and odor impacts to residential areas. 32. In the event that archaeological resources are encountered during grading and construction, all construction activities shall be temporarily halted or redirected to permit the sampling, identification, and evaluation of archaeological materials as determined by the City, who shall establish, in cooperation with the project applicant and a certified archaeologist, the appropriate procedures for exploration and/or salvage of the artifacts. 33. In the event that paleontological resources are encountered during grading and construction operations, all construction activities shall be temporarily halted or redirected to permit a qualified paleontologist to assess the find for significance and, if necessary, develop a paleontological resources impact mitigation plan (PRIMP) for the review and approval by the City prior to resuming excavation activities. 34. The applicant shall defend, indemnify, and hold harmless the City, its elected and appointed officials, agents, officers and employees from any claim, action, or proceeding (collectively referred to as "proceeding") brought against the City, its elected and appointed officials, agents, officers or employees arising out of, or which are in any way related to, the applicant's project, or any approvals granted by City related to the applicant's project. The indemnification shall include, but not be limited to, damages, fees and/or costs awarded against the City, if any, and cost of suit, attorney's fees, and other costs, liabilities and 23 expenses incurred in connection with such proceeding whether incurred by the applicant, the City and/or the parties initiating or bringing such proceeding. This indemnity provision shall include the applicant's obligation to indemnify the City for all the City's costs, fees, and damages that the City incurs in enforcing the indemnification provisions set forth in this section. City shall have the right to choose its own legal counsel to represent the City's interests, and applicant shall indemnify City for all such costs incurred by City. 35. If human remains are encountered, State Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to Public Resources Code Section 5097.98. The County Coroner must be notified of the find immediately. If the remains are determined to be prehistoric, the Coroner will notify the Native American Heritage Commission (NAHC), which will determine and notify a Most Likely Descendant (MLD). With the permission of the landowner or his/her authorized representative, the MLD may inspect the site of the discovery. The MLD shall complete the inspection within 24 hours of notification by the NAHC. The MLD may recommend scientific removal and nondestructive analysis of human remains and items associated with Native American burials. Bldg. 36. Submit grading plans including a hydrology report and soils report. 37. Submit a soils report for this project. Soil's Report recommendations shall be blueprinted on both the architectural and grading plans. Soils report shall address how the new slop shall be maintained to avoid any future failure. 38. On graded sites the top of exterior foundation shall extend above the elevation of the street gutter at point of discharge or the inlet of an approved discharge devise a minimum of 12 inches plus 2 percent. 2010 California Building Code CBC 1808.7.4. 39. The ground immediately adjacent to the foundation shall be sloped away from the building at a slope of not less than 5% for a minimum of 10 ft. measured perpendicular to the face of the wall. CBC 1803.3. 40. Lots shall be graded to drain surface water away from foundation walls. The grade shall be a minimum of 6 inches within the first 10 feet -2010 California Residential Code sec. R401.3. 41. Show compliance with the requirements of 2010 California Building Code Chapter 11A, 11 Band Section 1101B.6. 42. Compliance with California Building Code provisions and standard subdivision engineering requirements, as specified in the City's conditions of approval will satisfactorily address geotechnical issues related to seismic hazards. 43. The proposed development shall be designed to comply with all applicable geological and seismic safety requirements of the California Building Code and mitigation as defined in the Public Resources Code Section 2693(c). Verification of such compliance will be confirmed during the City's plan review and building permit issuance processes. 44. Grading and foundation plans, including foundation loads, shall be reviewed by a registered soils engineer, and approved by the City of Costa Mesa Building Safety Division. 45. All grading shall be accomplished under the observation and testing of the 14 project geotechnical engineer, the engineering geologist and their representatives. Trans. 46. Full mitigation of off-site traffic impacts at the time of issuance of Certificate of Occupancy by submitting to the Transportation Division the required Traffic Impact Fee pursuant to the prevailing schedule of charges adopted by the City Council. The traffic Impact Fee was calculated based upon the net trip generation rate of 237 trip ends for the proposed project and includes credit for any previously existing use. At the current rate the Traffic Impact Fee is estimated at $25,116. Note: The Traffic Impact Fee will be recalculated at the time of issuance of Certificate of Occupancy based upon any changes in the prevailing schedule of charges adopted by the City Council and in effect at that time. Eng. 47. Submit for approval by the Engineering Division plans that show the repair/repavement of the alley adjacent to the property per City standards. 48. Submit required cash deposit or surety bond to guarantee construction of off- site street improvements at time of permit per Section 15-32, C.C.M.M.C. and as approved by City Engineer. Cash deposit or surety bond amount to be determined by City Engineer. 49. Construction Access Permit and deposit of $1500 will be required by City of Costa Mesa, Engineering Division prior to start of any on-site work, necessary during construction for street sweeping and to guarantee replacement costs in case of damage to existing public improvements. 50. Maintain the public Right -of -Way in a "wet -down" condition to prevent excessive dust and remove any spillage from the public Right -of -Way by sweeping or sprinkling. 51. Haul routes must be approved by the City of Costa Mesa, Transportation & Engineering Division. 52. Submit subdivision application and comply with conditions of approval and code requirements. 53. Applicant/Developer is hereby advised that no removal of trees from the public right-of-way will be permitted without specific approval from the Parks and Recreation Commission and compliance with mitigation measures as determined by the Commission to relocate the trees and/or to compensate the City for the loss of trees from the public right-of-way. Conditions of the Commission must be incorporated onto the plans prior to plan approval. The approval process may take up to three months, therefore, the applicant/developer is advised to identify all tree affected by the proposed project and make timely application to the Parks and Recreation Commission to avoid possible delays. 54. The project requires installation of 24 -inch box Tristania Conferta in the right-of- way on Placentia Avenue. The number and location shall be coordinated with the Public Services Division. 55. Obtain a permit from the City of Costa Mesa, Engineering Division, at the time of development and then construct P.C.C. driveway approach per City of Costa Mesa Standards as shown on the Offsite Plan. Location and dimensions are subject to the approval of the Transportation Services Manager. ADA compliance required for all new driveway approaches. 2.50 56. Obtain a permit from the City of Costa Mesa, Engineering Division, at the time of development and then remove any existing driveways and/or curb depressions that will not be used and replace with full height curb and sidewalk at applicant's expense. 57. Private on-site drainage facilities and parkway culverts or drains will not be maintained by the City of Costa Mesa; they shall be maintained by the owner or developer of the property. Private lateral connections to City storm drains will require a hold harmless agreement prior to issuance of permit. 58. All construction contractors shall comply with South Coast Air Quality Management District (SCAQMD) regulations, including Rule 403, Fugitive Dust. All grading (regardless of acreage) shall apply best available control measures for fugitive dust in accordance with Rule 403. To ensure that the project is in full compliance with applicable SCAQMD dust regulations and that there is no nuisance impact off the site, the contractor would implement each of the following: a. Moisten soil not more than 15 minutes prior to moving soil or conduct whatever watering is necessary to prevent visible dust emissions from exceeding 100 feet in any direction. b. Apply chemical stabilizers to disturbed surface areas (completed grading areas) within five days of completing grading or apply dust suppressants or vegetation sufficient to maintain a stabilized surface. c. Water excavated soil piles hourly or covered with temporary coverings. d. Water exposed surfaces at least twice a day under calm conditions. Water as often as needed on windy days when winds are less than 25 miles per day or during very dry weather in order to maintain a surface crust and prevent the release of visible emissions from the construction site. e. Wash mud -covered tired and under -carriages of trucks leaving construction sites. f. Provide for street sweeping, as needed, on adjacent roadways to remove dirt dropped by construction vehicles or mud which would otherwise be carried off by trucks departing project sites. g. Securely cover loads with a tight fitting tarp on any truck leaving the construction sites to dispose of debris. h. Cease grading during period when winds exceed 25 miles per hour. Turn equipment off when not in use for more than five minutes. 59. Construction of structural BMPs as required by the NPDES Stormwater Permit issued to the project site by the County of Orange/City of Costa Mesa to capture urban runoff contaminants from developed areas prior to discharge to on-site storm drain facilities. 60. Prior to issuance of a grading permit, the applicant shall develop a Storm Water Pollution Prevention Plan (SWPPP) that contains structural and non-structural BMPs that comply with NPDES Program requirements. BMPs shall be implemented as required by the NPDES Permit issued to the site. 61. Prior to issuance of a grading permit, the applicant shall obtain an NPDES Permit from the County of Orange. Applicable BMP provisions shall be incorporated into the NPDES Permit. 62. The Project shall comply with the NPDES requirements, as follows: Z(o • Construction General Permit Notice of Intent (NOI) Design: Prior to the issuance of preliminary or precise grading permits, the project applicant shall provide the City Engineer with evidence that an NOI has been filed with the Storm Water Resources Control Board (SWRCB). Such evidence shall consist of a copy of the NOI stamped by the SWRCB or Regional Water Quality Control Board (RWQCB), or a letter from either agency stating that the NOI has been filed. • Construction Phase Storm Water Pollution Prevention Plan (SWPPP): Prior to the issuance of grading permits, the applicant shall prepare a SWPPP that complies with the Construction General Permit and will include at a minimum the following: a) Discuss in detail the BMPs planned for the project related to control of sediment and erosion, nonsediment pollutants, and potential pollutants in non -storm water discharges; and b)- Describe post -construction BMPs for the project; • Explain the maintenance program for the project's BMPs; • List the parties responsible for SWPPP implementation and BMP maintenance during and after grading. The Project Applicant shall implement the SWPPP and modify the SWPPP as directed by the Construction General Permit. 63. In order to comply with the 2003 DAMP, the proposed Project shall prepare a Storm Drain Plan, Stormwater Pollution Prevention Plan (SWPPP), and Water Quality Management Plan (WQMP) conforming to the current National Pollution Discharge Elimination System (NPDES) requirements, prepared by a Licensed Civil Engineer or Environmental Engineer, which shall be submitted to the Department of Public Works for review and approval. • The SWPPP shall be prepared and updated as needed during the course of construction to satisfy the requirements of each phase of development. • The plan shall incorporate all necessary Best Management Practices (BMPs) and other City requirements to eliminate polluted runoff until all construction work for the project is completed. The SWPPP shall include treatment and disposal of all dewatering operation flows and for nuisance flows during construction. • A WQMP shall be maintained updated as needed to satisfy the requirements of the adopted NPDES program. The plan shall ensure that the existing water quality measures for all improved phases of the project are adhered to. Location of the BMPs shall not be within the public right-of-way. 64. Should dewatering be required for the discharge of perched groundwater during excavation for site improvements, the applicant shall acquire either a National Pollutant Discharge Elimination System (NPDES) permit for the discharge of wastes to surface waters or a Waste Discharge Requirements (WDR) permit for the discharge of wastes to land, as required, from the Santa Ana Regional Water Quality Control Board and provide evidence of permit issuance to the Costa Mesa Building Safety Division prior to initiating any such discharge. Fire 65. Provide (2) Fire Hydrants within the development. Fire Hydrants shall be capable of providing a minimum of 1500 gpm at 20 psi. Hydrants shall be located per Fire Prevention. 66. A Fire Alarm system with public address capabilities shall be required. 27 Utilities 67. Prior to the issuance of a connection permit, the applicant shall pay the applicable water connection fees. 68. Prior to issuance of building permits, a letter shall be obtained from the Costa Mesa Sanitary District and the Orange County Sanitation District verifying that there is sufficient capacity in the receiving trunk lines to serve the project. 69. The applicant shall comply with guidelines provided by Southern California Edison Company with respect to easement restrictions, construction guidelines, and potential amendments to right-of-way in the areas of any existing Southern California Edison Company easements. 70. Prior to the issuance of building permits, the project applicant shall pay the applicable connection fees charged to new development by the Mesa Consolidated Water District. 71. Unless an offsite trash hauler is being used, the Applicant shall contact the Costa Mesa Sanitary District to pay trash collection program fees and arrange for service for all new residences. Residences using bin or dumpster services are exempt from the requirement. January 31, 2014 CITY OF COSTA MESA P O BOX 1200 • 77 FAIR DRIVE • CALIFORNIA 92628-1200 FROM THE DEPARTMENT OF PUBLIC SERVICES/ENGINEERING DIVISION Costa Mesa Planning Commission City of Costa Mesa 77 Fair Drive Costa Mesa, CA 92626 SUBJECT: Tract No. 17658 LOCATION: 2023, 2025 and 2027 Placentia Avenue Dear Commissioners: Tentative Tract Map No. 17658 as furnished by the Planning Division for review by the Public Services Department consists of a subdivision to construct 38 -units, three-story attached live/work units for condominium purposes. Tentative Tract Map No. 17658 meets with the approval of the Public Services Department, subject to the following conditions: 1. The Tract shall be developed in full compliance with the State Map Act and the City of Costa Mesa Municipal Code (C.C.M.M.C.), except as authorized by the Costa Mesa City Council and/or Planning Commission. The attention of the Subdivider and his engineer is directed to Section 13-208 through 13-261 inclusive, of the Municipal Code. 2. The Subdivider shall conduct soil investigations and provide the results to the City of Costa Mesa Engineering and Building Divisions pursuant to Ordinance 97-11. 3. Two copies of the Final Tract Map shall be submitted to the Engineering Division for checking. Map check fee shall be paid per C.C.M.M.C. Section 13-231. 4. A current copy of the title search shall be submitted to the Engineering Division with the first submittal of the Final Tract Map. 5. Dedicate an ingress/egress easement to the City for emergency and public security vehicles purposes only. Maintenance of easement shall be the sole responsibility of a Homeowners Association formed to conform to Section 13-41 (e) of the C.C.M.M.C. 6. Vehicular and pedestrian access rights to Placentia Avenue shall be released and relinquished to the City of Costa Mesa except at approved access locations. 7. Obtain a permit from the City of Costa Mesa, Engineering Division, at the time of development and then remove any existing driveways and/or curb depressions that will not be used and replace with full height curb and sidewalk. 29 PHONE: (714) 754-5335 FAX: (714) 754-5028 TDD: (714) 754-5244 www.costamesaca gov Planning Commission 2014 8. Obtain a permit from the City of Costa Mesa, Engineering Division, at the time of development and then reconstruct P.C.C. driveway approach per City of Costa Mesa Standards as shown on the Offsite Plan to comply with ADA. Location and dimensions are subject to the approval of the Transportation Services Manager. 9. The Subdivider shall submit a cash deposit of $980 for street sweeping at time of issuance of a Construction Access permit. Full amount of deposit shall be maintained on a monthly basis prior to and during construction until completion of project. 10. Fulfill the drainage fee ordinance requirements prior to the approval of the Tract Map. 11. The Subdivider's engineers shall furnish the Engineering Division a storm runoff study which provides on-site detention to the satisfaction of the City Engineer showing existing and proposed facilities and the method of draining this area and tributary areas without exceeding the capacity of any street or drainage facility on-site or off-site. This study to be furnished with the first submittal of the Final Tract Map. Cross lot drainage shall not occur. 12. Ownership and maintenance of the private on-site drainage facilities and parkway culverts and other common areas shall be transferred by the owner to the Homeowner Association to be formed pursuant to C.C.M.M.C. Section 13-41 (e) and said association shall indemnify and hold harmless the City for any liability arising out of or in any way associated with the connection of the private drainage system with the City's drainage system and shall execute and deliver to the City the standard (indemnity) Hold Harmless Agreement required for such conditions prior to issuance of permits. 13. Sewer improvements shall meet the approval of the Costa Mesa Sanitary District; call (949) 631-1731 for information. 14. Water system improvements shall meet the approval of Mesa Consolidated Water District; call (949) 631-1200 for information. 15. Dedicate easements as needed for public utilities. 16. Prior to recordation of a Final Tract Map, the surveyor/engineer preparing the map shall tie the boundary of the map into the Horizontal Control System established by the County Surveyor in a manner described in Subarticle 12, Section 7-9-337 of the Orange County Subdivision Code. 17. Prior to recordation of a Final Tract Map, the surveyor/engineer preparing the map shall submit to the County Surveyor a digital -graphics file of said map in a manner described in Subarticle 12, Section 7-9-337 of the Orange County Subdivision Code. 18. Survey monuments shall be preserved and referenced before construction and replaced after construction, pursuant to Section 8771 of the Business and Profession Code. 19. The elevations shown on all plans shall be on Orange County benchmark datum. 20. Prior to recordation of a Final Tract Map, submit required cash deposit or surety bond to guarantee monumentation. Deposit amount to be determined by the City Engineer. 2 30 Planning Commission 2014 21. Prior to occupancy on the Tract, the surveyor/engineer shall submit to the City Engineer a Digital Graphic File, reproducible mylar of the recorded Tract Map, and approved off-site plan and nine copies of the recorded Tract Map. Sincerely Fariba Fazeli, P. E. City Engineer 31 3 CODE REQUIREMENTS (Master Plan PA -13-21 The following list of federal, state and local laws applicable to the project has been compiled by staff for the applicant's reference. Any reference to "City" pertains to the City of Costa Mesa. Ping. 1. All contractors and subcontractors must have valid business licenses to do business in the City of Costa Mesa. Final inspections, final occupancy and utility releases will not be granted until all such licenses have been obtained. 2. Approval of the planning application is valid for one (1) year from the effective date of this approval and will expire at the end of that period unless applicant establishes the use by obtaining building permits for the authorized construction and initiates construction. If the applicant is unable to establish the use/obtain building permits within the one-year time period, the applicant may request an extension of time. The Planning Division must receive a written request for the time extension prior to the expiration of the planning application. 3. Trash enclosure or other acceptable means of trash disposal shall be provided. Design of trash enclosure(s) shall conform to City standards. Standard drawings are available from the Planning Division. 4. All on-site utility services shall be installed underground, 5. Installation of all new utility meters shall be performed in a manner so as to obscure the installation from view from any place on or off the property. The installation shall be in a manner acceptable to the public utility and shall be in the form of a vault, wall cabinet, or wall box under the direction of the Planning Division. 6. Any mechanical equipment such as air-conditioning equipment and duct work shall be screened from view in a manner approved by the Planning Division. 7. Two (2) sets of detailed landscape and irrigation plans, which meet the requirements set forth in Costa Mesa Municipal Code Sections 13-101 through 13-108 and the City's Water Efficient Landscape Guidelines, shall be required as part of the project plan check review and approval process. Plans shall be forwarded to the Planning Division for final approval prior to issuance of building permits. 8. Landscaping and irrigation shall be installed in accordance with the approved plans prior to final inspection or occupancy clearance. 9. Two (2) sets of landscape and irrigation plans, approved by the Planning Division, shall be attached to two of the final building plan sets. 10. Address assignment shall be requested from the Planning Division prior to submittal of working drawings for plan check. The approved address of individual units, suites, buildings, etc., shall be blueprinted on the site plan and on all floor plans in the working drawings. 11. During construction, the contractor shall ensure that construction activity complies with the City's Noise Ordinance. Exceptions may be made for activities that will not generate noise audible from off-site, such as painting and other quiet indoor work. 32- 12. Prior to issuance of occupancy permits, the Developer shall pay a park impact fee or dedicate parkland to meet the demands of the proposed development. The current park impact fee is calculated at $13,829 per new multi -family dwelling unit. Bldg. 13. Comply with the requirements of the 2010 California Residential Code, California Electrical code, California Mechanical code , California Plumbing code , and 2010 California Energy Code (or the applicable adopted California Residential code, California Electrical code, California Mechanical code California Plumbing Code, and California Energy Code at the time of plan submittal) and California Code of Regulations also known as the California Building Standards Code, as amended by the City of Costa Mesa. 14. The Project shall comply with the requirements of the California Code of Regulations, Title 24, also known as the 2007 California Building Standards Code, as amended by the City of Costa Mesa. 15. Prior to the issuance of Grading Permits, the Project Applicant shall provide the City of Costa Mesa Department of Building Safety with a geotechnical investigation of the project site detailing recommendations for remedial grading in order to reduce the potential of onsite soils to cause unstable conditions. Design, grading, and construction shall be performed in accordance with the requirements of the California Building Code applicable at the time of grading, appropriate local grading regulations, and the recommendations of the geotechnical consultant as summarized in a final written report, subject to review by the City of Costa Mesa Department of Building Safety. 16. The project applicant shall contact the Southern California Air Quality Management District (SCAQMD) at 800-288-7664 for potential additional conditions of development or required permits by SCAQMD. 17. Submit a soils report for the projects, Recommendation of the Soils Report shall be printed on the architectural and grading plans. 18. Submit a grading plan and hydrology report. 19. Submit an erosion controls plan with the grading submittal 20. During demolition, grading, and excavation, workers shall comply with the requirements of Title 8 of the California Code of Regulations, Section 1529, which provides for exposure limits, exposure monitoring, respiratory protection, and good working practices by workers exposed to asbestos. Asbestos - contaminated debris and other wastes shall be managed and disposed of in accordance with the applicable provision of the California Health and Safety Code. 21. During demolition, grading, and excavation, workers shall comply with the requirements of Title 8 of the California Code of Regulations, Section 1532.1, which provides for exposure limits, exposure monitoring, respiratory protection, and good working practice by workers exposed to lead. Lead -contaminated debris and other wastes shall be managed and disposed of in accordance with the applicable provision of the California Health and Safety Code. 33 Eng Fire 22. Refer to attached letter dated January 30, 2014. 23. Prior to approval of Plans, the Project shall fulfill the City of Costa Mesa Drainage Ordinance No. 06-19 requirements. 24. In order to comply with the 2003 DAMP, the proposed Project shall prepare a Storm Drain Plan, Stormwater Pollution Prevention Plan (SWPPP), and Water Quality Management Plan (WQMP) conforming to the current National Pollution Discharge Elimination System (NPDES) requirements, prepared by a Licensed Civil Engineer or Environmental Engineer, which shall be submitted to the Department of Public Works for review and approval. • The SWPPP shall be prepared and updated as needed during the course of construction to satisfy the requirements of each phase of development. • The plan shall incorporate all necessary Best Management Practices (BMPs) and other City requirements to eliminate polluted runoff until all construction work for the project is completed. The SWPPP shall include treatment and disposal of all dewatering operation flows and for nuisance flows during construction. • A WQMP shall be maintained and updated as needed to satisfy the requirements of the adopted NPDES program. The plan shall ensure that the existing water quality measures for all improved phases of the project are adhered to. • Location of the BMPs shall not be within the public right-of-way. 25. Street addresses shall be visible from the public street and may be displayed either on the front door, on the fascia adjacent to the main entrance, or on another prominent location. When the property has alley access, address numerals shall be displayed in a prominent location visible from the alley. Numerals shall be a minimum six (6) inches in height with not less than one- half -inch stroke and shall contrast sharply with the background. 26. The final master plan for development of the Project site shall provide sufficient capacity for fire flows required by the City of Costa Mesa Fire Department. 27. Vehicular access shall be provided and maintained serviceable throughout construction to all required fire hydrants. 28. Prior to the issuance of a Building Permit, the City of Costa Mesa Fire Department shall review and approve the developer's Project design features to assess compliance with the California Building Code and California Fire Code. Fire staff shall examine the projected demands of the proposed Project and make recommendations to ensure that adequate personnel/resources will be available to meet projected demand. Recommendations of the study shall be implemented to the satisfaction of the Fire Department to ensure that emergency response impacts are minimized to below a level of significance. 29. The Project shall provide approved smoke detectors to be installed in accordance with the 2007 Edition of the Uniform Fire Code. 34 30. The Project shall provide fire extinguishers with a minimum rating of 2A to be located within 75 feet of travel distance from all areas. Extinguishers may be of a type rated 2A, 10BC as these extinguishers are suitable for all types of fires and are less expensive. 31. The Project shall provide an automatic fire sprinkler system according to NFPA 13 R. 32. The Project shall provide a fire alarm system. Police 33. As final building plans are submitted to the City of Costa Mesa for review and approval, the Costa Mesa Police Department shall review all plans for the purpose of ensuring that design requirements are incorporated into the building design to increase safety and avoid unsafe conditions. These measures focus on security measures are recommended by the Police Department, including but not limited to, the following: • Lighting shall be provided in open areas and parking lots, • Required building address numbers shall be readily apparent from the street and rooftop building identification shall be readily apparent from police helicopters for emergency response agencies. • Landscaping requirements. • Emergency vehicle parking areas shall be designated within proximity to buildings. • The applicant shall fund all costs associated with police and fire radio reception enhancement, including a Bi -Directional Amplifying 800 MHz antenna (BDA). Prior to the issuance of a grading permit, the City of Costa Mesa Police Department shall review and approve the developer's project design features to ensure adequate security measures are incorporated into the project design and that sufficient personnel/resources are available to meet the demands of the proposed project. Any requirements with regard to additional resources shall be completed by the Developer and shall be implemented to the satisfaction of the Police Chief to ensure that emergency response impacts are minimized to below a level of significance. SPECIAL DISTRICT REQUIREMENTS (Master Plan PA -13-21 The requirements of the following special districts are hereby forwarded to the applicant: Sani 1. Applicant will be required to construct sewers to serve this project, at his own expense, meeting the approval of the Costa Mesa Sanitary District. 2, County Sanitation District fees, fixture fees, inspection fees, and sewer permit are required prior to installation of sewer. To receive credit for buildings to be demolished, call (714) 754-5307. 3. Applicant shall submit a plan showing sewer improvements that meets the District Engineer's approval to the Building Division as part of the plans submitted for plan check. 4. The applicant is required to contact the Costa Mesa Sanitary District at (714) 754-5307 to arrange final sign -off prior to certificate of occupancy being released. 5 3 5. Unless an off-site trash hauler is being used, applicant shall contact the Costa Mesa Sanitary District at (714) 754-5043 to pay trash collection program fees and arrange for service for all new residences. Residences using bin or dumpster services are exempt from this requirement. 6. Applicant shall contact Costa Mesa Sanitary District at (949) 654-8400 for any additional district requirements. AQMD 7. The SCAQMD standards prohibit permanently installed wood burning devices into any new development. A wood burning device means any fireplace, wood burning heater, or pellet -fueled wood heater, or any similarly enclosed, permanently installed, indoor or outdoor device burning any solid fuel for aesthetic or space -heating purposes, which has a heat input of less than one million British thermal units per hour. 8. Sanitary District at (949) 654-8400 for any additional district requirements. School 9. Pay applicable Newport Mesa Unified School District fees to the Building Division prior is issuance of building permits. 10. Prior to issuance of a building permit, the project applicant shall pay developer fees to the Newport -Mesa Unified School District pursuant to the requirements established in SB 50. The amount of fees to be paid will be determined based on the established State formula for determining construction costs. State 11. Comply with the requirements of the California Department of Food and Agriculture (CDFA) to determine if red imported fire ants (RIFA) exist on the property prior to any soil movement or excavation. Call CDFA at (714) 708-1910 for information. Park 12. Prior to issuance of occupancy permits, the Developer shall pay a park impact fee or dedicate parkland to meet the demands of the proposed development. The current park impact fee is calculated at $13,829 per new multi -family dwelling unit. MR „EXHIBIT D” Permitted Uses LAND USE MATRIX 36 -unit Live/Work Development P= Permitted Uses LIVE/WORK UNITS • Artists, craftspersons, sculpture studios (woodworking, furniture restoration, painting, ceramics, etc.) P • Barber and beauty shops P • Catering P • Commercial art, graphic design, website designers P • Computer and data processing P • Legal, Engineering; Architectural; and Surveying services P Offices: Professional, central admin., general, bookkeeping and data processing P • Offices: medical office with sole practitioner P • Photography Studio P • One-on-one Studio Use: Sole Practitioner for Dance; Martial arts; Music, Yoga, etc. P • Specialty Retail; Customers by appointment. P NOTES: All businesses subject to zoning approval to ensure adequacy in parking and compatibility with a residential environment. All other uses not specified in this table are either prohibited or may require a Conditional Use Permit, as deemed by the Development Services Director. 31 Exhibit C Mitigation Monitoring Program AIR QUALITY MM AQ -1 All construction contractors shall comply with South Coast Air Quality Management District (SCAQMD) regulations, including Rule 403, Fugitive Dust. All grading (regardless of acreage) shall apply best available control measures for fugitive dust in accordance with Rule 403. To ensure that the project is in full compliance with applicable SCAQMD dust regulations and that there is no nuisance impact off the site, the contractor would implement each of the following: • Moisten soil not more than 15 minutes prior to moving soil or conduct whatever watering is necessary to prevent visible dust emissions from exceeding 100 feet in any direction. • Apply chemical stabilizers to disturbed surface areas (completed grading areas) within five days of completing grading or apply dust suppressants or vegetation sufficient to maintain a stabilized surface. • Water excavated soil piles hourly or covered with temporary coverings. • Water exposed surfaces at least twice a day under calm conditions. Water as often as needed on windy days when winds are less than 25 miles per day or during very dry weather in order to maintain a surface crust and prevent the release of visible emissions from the construction site. • Wash mud -covered tired and under -carriages of trucks leaving construction sites. • Provide for street sweeping, as needed, on adjacent roadways to remove dirt dropped by construction vehicles or mud which would otherwise be carried off by trucks departing project sites. • Securely cover loads with a tight fitting tarp on any truck leaving the construction sites to dispose of debris. • Cease grading during period when winds exceed 25 miles per hour. GEOLOGY AND SOILS MM GEO-1 Each of the recommendations specified in the Engineering and Geologic Due Diligence Investigation at 2025 and 2027 Placentia Avenue Costa Mesa, California (SoilWorks Earth Sciences Group, April 10, 2013) shall be incorporated into the Project's design considerations, plans, and job specifications. HAZARDS AND HAZARDOUS MATERIALS MM HAZ-1 Prior to demolition activities, removal and/or abatement of asbestos containing building materials, lead based paints, and hazardous materials W• associated with the existing building materials shall be conducted by a qualified environmental professional in consultation with the Costa Mesa Fire Department. An asbestos and hazardous materials abatement specification shall be developed by the qualified environmental professional, in order to clearly define the scope and objective of the abatement activities. MM HAZ-2 Prior to investigations, demolition, or renovation, all activities shall be coordinated with Dig Alert (811). MM-HAZ-3 Visual inspections for areas of impact to soil shall be conducted during site grading. If unknown or suspect materials are discovered during construction by the contractor that are believed to involve hazardous wastes or materials, the contractor shall: • Immediately stop work in the vicinity of the suspected contaminant, removing workers and the public from the area; • Notify the City Engineer and Costa Mesa Fire Department; • Secure the area(s) in question; and • Implement required corrective actions, including remediation if applicable. MM HAZ-4 Limited excavation at Stantec boring location B-1 shall be performed prior to site grading activities to further assess soil vapor impacts. An initial health risk assessment shall be performed based on the results of the excavations to determine the need, type and timing of any soil vapor remedial actions necessary prior to and during site occupation to reduce risk to safe levels. The risk assessment and remedial actions shall be submitted to the City for approval prior to the issuance of grading permits. MM HAZ-5 On the basis of MM HAZ-4 if it is determined that soil vapor barriers are required, measures to assure the proper installation, monitoring and continued proper functioning of such barriers shall be identified and submitted to the City prior to issuance of grading permits. HYDROLOGY AND WATER QUALITY MM HYD -1 Prior to the issuance of any Grading Permit, the Applicant shall: • Prepared a detailed Hydrology Study, approved by the City Engineer. • Design all storm drain facilities, approved by the City Engineer, for 25 - year storm event protection. • Design all storm drains in the public right-of-way to be a minimum of 24 inches by City of Costa Mesa requirements and in accordance with the Orange County Local Drainage Manual including a minimum spacing between manholes of 300 feet NOISE MM NOI-1 Prior to issuance of building permits, a qualified Acoustical Scientist shall be retained to prepare a Final Acoustical Impact Report, utilizing precise grading plans, and detailed floor and elevation plans, for units with direct exposure to Placentia Avenue. Said report must be able to demonstrate compliance or effective mitigation (such as noise control barriers) that will reduce noise impacts to within compliance (45 dBA CNEL residential interior, 65 dBA CNEL exterior; 50 dBA CNEL commercial interior). In the event required noise levels are exceeded, upgraded design specifications and/or materials shall be incorporated in order to meet the standards 40 City of Costa Mesa CITY OF COSTA MESA - [Created: 1/30/2014 11:09:49 AM] [Scale: 273.21] [Page: 8.5 x 11 / Portrait] Overview Map 1 Map Display W.1 m 4C 12D02A4 w*w•.G6oPrPsa.N LT ATTACHMENT 2 Legend Address Roads mapr �" SrCONDAPY Paints Colk for Nom -port BLVD Hydrology Freeway I Frova•ay Primary Channels (cont] (conte (C) 2002-4 GeoPrise.net (GeoVec, Inc.) - (866)422-2606 41 r 100mr- crRio, Rau ' W 20TH S •.Y _ 7 - i w t• i IF ATTACHMENT 3 City of Costa Mesa CITY OF COSTA MESA - [Created: 1/30/2014 11:10:45 AM] [Scale: 273.21] [Page: 8.5 x 11 / Portrait] Overview Map Legend Address 41 CoIkKior SECONDARY Street Points // Fremay Hydrology Centerlines Freeway 0/ Major Channels Parcel Lines OV [iL.VD Hemporlload 'City 513 (cont M �1% Primary (contM Street Names you nda ry 1u1 zuuz-4 ueornse.net (ueovec, mc.) - (tloo)4zz-zouo u ATTACHMENT 4 i.FirstCarbon° rSOLUTIONS Response to Comments on the Initial Study/Mitigated Negative Declaration 36 -Unit Live/Work Project Placentia Avenue and 20th Street City of Costa Mesa, Orange County, California Prepared for: City of Costa Mesa Development Services Department 77 Fair Drive Costa Mesa, CA 92626 714.754.5610 Contact: Ms. Minoo Ashabi, AIA, Principal Planner Prepared by: FirstCarbon Solutions 220 Commerce, Suite 200 Irvine, CA 92602 714.508.4100 Contacts: Thomas F. Holm, AICP Arabesque Said, MPP Date: January 30, 2014 City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Response to Comments on the Initial Study/Mitigated Negative Declaration Table of Contents Table of Contents Section1: Introduction ..............................,.............,,............................................ 1 Section2: Responses to Comments................................................................................................ 2 Letter 1: Cynthia C. Breatore, Canyon Park / Freedom Home Neighborhood, January 10, 2014................................................................................................................................... 6 Responseto Comment 1-1................................................................................................ 6 Response to Comment 1-2................................................................................................ 6 Response to Comment 1-3............................................•................................................... 6 Letter 2: Caltrans, Maureen EI Harake, Branch Chief, California Department of Transportation, January 7, 2014........................................................................................ 8 Responseto Comment 2-1................................................................................................ 8 Responseto Comment 2-2................................................................................................ 8 Responseto Comment 2-3................................................................................................ 8 Letter 3: SCE, Jenelle Godges, Local Public Affairs Region Manager, Southern California Edison Company, January 23, 2014 ................................................ ........ ..........,..............11 Responseto Comment 3-1...............................................................................................11 Response to Comment 3-2.................................................................................................11 Letter 4: SCAQMD, Ian MacMillan, Program Supervisor, South Coast Air Quality Management District, January 23, 2014.........................................................................14 Responseto Comment 4-1..............................................................................................14 Response to Comment 4-2..............................................................................................14 Response to Comment 4-3..............................................................................................15 Letter 5: OCPW, Polin Modanlou, Manager Strategic Land Planning Division, OC Public Works/OC Planning Services, January 16, 2014.............................................................. 17 Responseto Comment 5-1.............................................................................................. 17 FirstCarbon Solutions f11 H:\Client (PN-)N)\0080\00800020\ISMND\00800020 Placentia 20th RTC on IS -MND draft 01-29-2014.doc qi City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20,4 Street Response to Comments on the Initial Study/Mitigated Negative Declaration Introduction The Initial Study -Mitigated Negative Declaration (IS -MND) has been prepared pursuant to the requirements of the California Environmental Quality Act (CEQA) (see Public Resources Code Sections 21000-21177), as well as the CEQA Guidelines (see Title 14 of the California Code of Regulations, Section 15063). The IS/MND was made available for public review and comment pursuant to State CEQA Guidelines Section 15070. The public review period began December 24, 2013 through January 23, 2014. The IS/MND and supporting attachments were available for review by the public at the following locations: • City of Costa Mesa Planning Division, 77 Fair Drive, Costa Mesa; • Mesa Verde Library, 2969 Mesa Verde Drive East, Costa Mesa; and • Costa Mesa Library, 1855 Park Avenue, Costa Mesa. FirstCarbon Solutions H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th RTC on IS -MND draft O1-29-2014.doc q5' City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20`h Street Initial Study/Mitigated Negative Declaration Responses to Comments During the public review period, comments were received on the IS/MND from interested public agencies and individuals. The following is a list of the persons, firms, or agencies that submitted comments on the IS/MND during the public review period: Code Commenter Comment Date I Cynthia C. Breatore, Canyon Park / Freedom Home Neighborhood January 10, 2014 2 Maureen EI Harake, Branch Chief, California Department of January 7, 2014 Transportation 3 Jenelle Godges, Local Public Affairs Region Manager, Southern January 23, 2014 California Edison Company 4 Ian MacMillan, Program Supervisor, South Coast Air Quality January 23, 2014 Management District 5 Polin Modanlou, Manager Strategic Land Planning Division, OC Public January 16, 2014 Works/OC Planning Services Although CEQA and the CEQA Guidelines do not require the Lead Agency to prepare written responses to comments received on an IS/MND, as contrasted with a Draft Environmental Impact Report (see CEQA Guidelines Section 15088), the City has elected to prepare the following written responses in the spirit and with the intent of conducting a comprehensive and meaningful evaluation of the project. The number designations in the responses presented below correlate to the identified portion of each comment letter. FirstCarbon Solutions H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th RTC on 15 -MND draft 01-29-2014 doc 9� 2 Letter 1 Page 1 of 3 From: Sent: Saturday, January 11, 2014 10:39 AM To: LEECE, WENDY; LEECE, WENDY; wendyleece@gmail.com Subject: letter January 10, 2014 Attn.: Costa Mesa City Council Members, Costa Mesa Planning Commission Members, Minoo Ashabi, City of Costa Mesa Principal Planner Gary Armstrong, Economic and Development Services Director Re: Proposed project at 2023/2025/2027 Placentia Ave., Costa Mesa, CA 92627 These comments must be included in any further development plans for the subject project referenced above. The questions and comments below are what I can provide at this current time. I'm sure I will have more questions in the future if this project is actually approved in its current form. • According to plans these 3 story townhomes have roof decks that will look down on immediately adjacent low density private properties i.e. backyards private windows • City plan says light industrial? Mixed Use? Urban Overlay? • Plan is deceptive, as the address stated on plan is 2023/2025/2027 Placentia which is not the case according to plan on city's website • Project is actually abutting residences at 2014, 2020 and 2022 Federal Avenue in R 1 zone as far as I can tell. It's very confusing. • The plan is not clear or at very best vague re: front, side and back setbacks on map • 13 '- 20' setbacks for a 3 story complex, with a roof deck next to neighbor's yard are completely inappropriate to insure privacy at abutting R1 address' �rban The original plan for this property type is part of the West Bluffs Overlay included in redevelopment plan that was disbanded by Governor of California • When the new successor dept. was formed after disbanding a were the overlay parameters changed or just a copy of code info from old redevelopment plan? 01/13/2014 q1 Letter 1 Page 2 of 3 • Why was Redevelopment plan disbanded? Was it because of issues and possible problems in that program? • Does this project, and all of West Bluff projects that will abut R 1 properties, take into account the current property owners/property tax payers' rights in the adjacent low density residential neighborhood. • Does this project favor new higher density development over current private property owners in low density rl homes • How can a "live/work" project of this size be appropriate in this area when the city and developer cannot even ensure this will actually be live/work • Why would city want to add development on this site that may or may not be owner occupied when completed • How can the city prevent this townhome complex from becoming an "apartment type complex" bordering R1 single family homes with all of the loss of privacy, noise and traffic to go with it? + Does this take away the R1 property owners rights to have input over the multifamily home projects that will allow these issues i.e. property privacy, noise and traffic Would developing this current plan set a precedent for future projects in Westside Costa Mesa? I am opposed to the 3 story projects that have a minimum 13'- 20' setbacks from R1 properties If this project is built, it will cause property values to drop on Federal Ave_ and much of the Freedom Home neighborhood I find that the "NEW" proposed project at 2023/2025/2027 Placentia is not compatible and harmonious with the surrounding single family residence properties and is much too large in scale, would decrease property values due to loss of privacy, would create considerable noise 24 hours a day, and traffic issues. It will create a burden on R 1 "low density homes" and their owners The proposed project does not substantially comply with Costa Mesa Municipal Code because: The proposed addition plan is not compatible and harmonious with the surrounding properties and is too large in scale. The project is not in accordance with current municipal code for development in R1 neighborhood, and abutting R1 low density homes CL Commercial Limited District This district is intended for unique areas of land which, due to the proximity of residential development or the potential for traffic circulation hazards, requires special precautions to be taken to assure appropriate development. The district is also intended for industrial areas where commercial uses must be considered according to their compatibility with existing or permitted industrial uses. 1 (cont.) In response to City of Costa Mesa's proposal to adopt a Mitigated Negative Declaration for the Project: 3 "The Mitigated Negative Declaration is based on the finding that, through compliance with the Standard Conditions and Mitigation Measures, the Project's potential significant adverse impacts would be reduced to a less than 01/13/2014 q D Letter 1 Page 3 of 3 significant level." I completely disagree and feel that this project's potential significant adverse impacts would not be reduced to a less than significant level and is completely inappropriate for this property. Thank you for your time, Cynthia C. Breatore Canyon Park / Freedom Home neighborhood 01/1372014 qq 3 (cont.) City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20`h Street Initial Study/Mitigated Negative Declaration Responses to Comments Letter 1: Cynthia C. Breatore, Canyon Park / Freedom Home Neighborhood, January 10, 2014 Response to Comment 1-1 The comment communicates that the proposed three-story project is not compatible with the residential uses to the west and the rood decks and massive buildings will impact the R1 residential neighborhood. The comment is referring to the original site plan, which has been revised to include two-story units at the rear with setbacks similar to single-family residential district. There are no roof decks proposed with this project. With the exception of two deviations from the workspace requirement and the noted rear setback, the project meets the intent and development standards of Mesa West Bluff urban Plan. Response to Comment 1-2 This comment indicates opposition to the proposed project with respect to owner occupancy and potential conversion of the units to rental units. The proposed project is a condominium development for ownership. While over time, individual owners may rent a percentage of units, it is not anticipated that the project will convert to an apartment complex. Conditions of approval are included that will be recorded as CURS requiring that the workspaces are not converted to bedrooms. With the exception of two deviations from the workspace requirement and the noted rear setback, the project meets the intent and development standards of Mesa West Bluff urban Plan for ownership product. Response to Comment 1-3 These comments related to the IS/MND are noted; however, they do not provide specific concerns regarding environmental impacts. FirstCarbon Solutions H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th RTC on IS -MND draft 01-29-2014.doc '5_O 6 STALE-01y (AULUBhUA- USLN-US. TRANSI0UA1UL4 AND 10T1SW( ALiENCY DEPARTMENT OF TRANSPORTATION DISTRICT 12 3347 MICHELSON DRIVE, SUITE 100 IRVINE, CA 92612-8894 PHONE (949) 724-2000 FAX (949) 7242019 TTY 711 wwwAot ea_gov January 7, 2014 Minoo Ashabi City of Costa Mesa 77 Fair Drive Costa Mesa, California 92626 Subject: 36 -Unit Live/Work Project Dear Ms. Ashabi, Letter 2 Page 1 of 1 Received City of Costa Mesa Development Services Deportment JAN 132014 !Flexyovrpower! Be energy efficient! File: 1GR/CEQA SC114: 2013121079 Log 4: 3615 SR -55 Thank you for the opportunity to review and comment on the Initial Study and Mitigated Negative Declaration (IS/MND) for the 36 -Unit Live/'Work Project, The project consists of the development of 36 units with a floor area ratio of 0.92. The proposal also includes attached three-story and two-story townhome style development and a three-story attached six=unit building facing Placentia Avenue with 69 garage parking spaces and 39 open parking spaces. The nearest state transportation facility to the project site is SR -55. The California Department of Transportation (Department) is a commenting agency on this project and has no comment at this time. However, in the event of any activity within the Department's 2 right-of-way, an encroachment permit will be required. Please continue to keep us informed of this project and any future developments, which could potentially impact the State Transportation Facilities. If you have any questions or need to 3 contact us, please do not hesitate to call Miya Edmonson at (949) 724-222$. Sincerely, Maureen El Harake, Branch Chief Regional -Community -Transit Planning C: Scott Morgan, Office of Planning and Research 'Caltrans improves mohdily across Califarn(cr" 51 City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Responses to Comments Letter 2: Caltrans, Maureen EI Harake, Branch Chief, California Department of Transportation, January 7, 2014 Response to Comment 2-1 This comment confirms the California Department of Transportation's (Department) receipt of the NOI and IS/MND and reiterates the project description, number of parking spaces, and nearest state transportation facility. Response to Comment 2-2 This comment confirms that the Department is a commenting agency on the project and has no comment at this time. The comment also states that an encroachment permit will be required in the event any activity occurs within the Department's right-of-way. The project would not result in any activity within the Department's right-of-way; therefore, an encroachment permit will not be required. Response to Comment 2-3 This comment is so noted, and the Department will be informed if the project or any future developments could impact the State Transportation Facilities. This comment also provides contact information. Comment noted. FirstCarbon Solutions H:\Client (PN-JN)\0080\00800020\ISMND\00800020 Placentia 20th RTC on IS -MND draft 01-29-2014 doc Y2- EDISON January 23, 2014 Minoo Ashabi Principal Planner City of Costa Mesa 77 Fair Drive Costa Mesa, CA 92626 Re: 36 -Unit Live/Work Project at 2023, 2025, and 2027 Placentia Avenue Dear Minoo: Letter 3 Page 1 of 2 Jenelle Godges Region Manager Local Public Affairs 7333 Bolsa Avenue Westminster. CA 92683 Southern California Edison (SCE) appreciates the opportunity to provide review and comment on the Initial Study/Mitigated Negative Declaration for the 36 -unit live/work project at 2023, 2025, and 2027 Placentia Avenue. The proposed project would include an urban master plan for the development of 36 -unit live/work units (30 lofts and live/work units and six residential units) on a 1.88 -acre property. SCE is the electrical service provider for the City of Costa Mesa. SCE maintains an electrical system that consists of a network of electrical facilities (transmission, distribution, and supporting appurtenances) within the City. SCE has not evaluated the electric service requirements for the proposed project. Based on the scope of the project, it may require upgrades to SCE's electric system and infrastructure. To initiate the service evaluation, SCE requests that the project developer contact our Local Planning Department at (714) 895-0244. SCE is concerned about potential impacts to our easements or proposed structures in close proximity to our facilities. If the project proposes to impact SCE facilities or its land related rights, please forward five (5) sets of project plans, and a PDF copy of the same, depicting SCE's facilities and its associated land rights to SCE's Real Properties Department at the address below. Any proposed use will be reviewed on a case-by-case basis by SCE for compatibility with SCE right-of-way constraints and rights. Approvals or denials will be in writing based upon review of the maps provided by the developer. Real Properties Department Southern California Edison Company 2131 Walnut Grove Avenue G.O.3 — Second Floor Rosemead, CA 91770 Please be advised if development plans result in the need to build new or relocate existing SCE electrical facilities that operate at or above 50 kV, they may result in significant environmental impacts subject to CEQA review as required by the California Public Utilities Commission's (CPUC) General Order 131-D. If those significant environmental impacts are not identified and addressed in this environmental document, SCE may be required to pursue a later, separate, S3 2 SOUMER%, ( M OWNIA EDISON 51114(.�'IIW Wil h'', I tfi% i L'i i�il lnl l4 Letter 3 Page 2 of 2 Jenelle Godges Region Manager Local Public Affairs 7333 Bolsa Avenue Westminster, CA 92683 mandatory CEQA review through the CPUC, which may delay approval of the SCE power line portion of the project for two years or longer. If you have any questions regarding this letter, please do not hesitate to contact me at Jenelle.GodgesCa.sce.com or (714) 895-0271. Sincerely, Jenelle Godges Local Public Affairs Region Manager Southern California Edison Company 5-y 2 (cont.) City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 10th Street Initial Study/Mitigated Negative Declaration Responses to Comments Letter 3: SCE, Jenelle Godges, Local Public Affairs Region Manager, Southern California Edison Company, January 23, 2014 Response to Comment 3-1 This comment confirms Southern California Edison's (SCE) receipt of the NOI and IS/MND and reiterates the Project Description. Response to Comment 3-2 This comment confirms SCE is the electrical service provider for the City of Costa Mesa. The comment regarding use of SCE easements and right-of-way is noted. The City and project proponent will coordinate with SCE to provide electrical service to the project. Significant upgrades to SCE's areawide electrical systems and infrastructure are not anticipated. The City and/or project proponent will forward the requested plan set and contact SCE Real Estate Operations to further discuss the provision of electrical service to the site. The comment defining SCE's role as a lead agency under CEQA for subsequent actions that may involve SCE's utilities is noted. FirstCarbon Solutions H:\Client (PN-)N)\0080\00800020\ISMND\00800020 Placentia 20th RTC on IS -MND draft 01-29-2014-doc 11 Letter 4 South Coast Pagel of Air Quality Management District 21865 Copley Drive, Diamond Bar, CA 91765-4178 (909) 396-2000 • www.agmd.gov E -Mailed: January 23, 2014 January 23, 2014 minoo.ashabi@costamesaca.gov Ms. Minoo Ashabi City of Costa Mesa 77 Fair Drive Costa Mesa, CA 92626 Review of the Draft Mitigated Negative Declaration (Draft MND) for the 36 -Unit Live/Work project at 2023, 2025 and 2027 Placentia Avenue The South Coast Air Quality Management District (SCAQMD) staff appreciates the opportunity to comment on the above-mentioned document. The following comment is intended to provide guidance to the Lead Agency and should be incorporated into the final California Environmental Quality Act (CEQA) document as appropriate. Surrounding Light Industrial Land Uses The SCAQMD staff recognizes the potential long term regional air quality benefits from the proposed mixed use project that may reduce vehicle miles traveled (VMT) in the region. However, the SCAQMD staff is concerned about the project's placement of sensitive land uses` (i.e., residential units) in an existing light industrial area. Specifically, the project site is surrounded by light industrial uses that appear to include auto body repair, waste handling and other uses. Such uses are sometimes associated with odor and other air quality concerns among both residents and businesses. Therefore, the SCAQMD staff recommends that the Lead Agency provide additional information/discussion in the final CEQA document that identifies potential emissions sources from light industrial facilities surrounding the project site. In the event that the Lead Agency determines that the light industrial operations surrounding the project site could trigger potential air quality and odorous impacts to future residents the Lead Agency should include mitigation measures necessary to minimize such impacts. VA SCAQMD Contact Information The SCAQMD staff requests that the Lead Agency provide the SCAQMD with written 3 responses to all comments contained herein prior to the adoption of the CEQA document. Further, staff is available to work with the Lead Agency to address these issues and any 1 California Air Resources Board. April 2005. "Air Quality and Land Use Handbook: A Community Health Perspective." Accessed at: hM://www.arb.ca.gov/ch/landuse.htm 5_6 Letter 4 Page2 of 2 Ms. Minoo Ashabi 2 January 23, 2014 other questions that may arise. Please contact Dan Garcia, Air Quality Specialist CEQA 3 Section, at (909) 396-3304, if you have any questions regarding the enclosed comments. (cont.) IM:DG ORC 131227-02 Control Number Sincerely, Ian MacMillan Program Supervisor, CEQA Inter -Governmental Review Planning, Rule Development & Area Sources S7 City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Responses to Comments Letter 4: SCAQMD, Ian MacMillan, Program Supervisor, South Coast Air Quality Management District, January 23, 2014 Response to Comment 4-1 This comment confirms the South Coast Air Quality Management District's (SCAQMD) receipt of the N01 and IS/MND. Response to Comment 4-2 This comment communicates concerns about the project's placement of sensitive land uses in an existing light industrial area with potential odorous and potential air quality impacts. Potential odorous and air quality impacts to future residents are analyzed in the IS/MND. Refer to Section 4.3 Air Quality (d) and (e) for information regarding air quality impacts. The comment also recommends additional information/discussion in the final CEQA document that identifies potential emissions sources from light industrial facilities surrounding the project site. The City of Costa Mesa has identified this particular site within the Mesa West Bluffs Urban Plan as suitable for residential. As such, the MND has identified less than significant impacts from land uses to the project site. Standard Condition SC 4.1-2 requires notification to buyers that the project is located within an area designated as Light Industry and subject to existing and potential annoyances/inconveniences (such as odors) associated with industrial land uses. In order to address the SCAQMD's recommendation to further explore the potential air quality impacts pertaining to constructing residential uses in the vicinity of existing light industrial operations, the SCAQMD FIND database was reviewed. SCAQMD developed the FIND (Facility Information Detail) database' to search for District -regulated facilities that are required to have a permit to operate equipment that releases pollutants into the air 2. A review of the FIND database, which is updated at least once per week, shows that 14 such facilities within a 0.5 mile radius of the proposed project (which is considered a somewhat conservative distance), including several operations within the immediate project vicinity. It is important to note that inclusion within the FIND database does not necessarily insinuate that a listed facility either currently emits or historically emitted substantial quantities of pollutants. The FIND database identifies Title V facilities, which are operations that are deemed as "major sources" of emissions, defined by the U.S. EPA as a facility that emits, or has the potential to emit any criteria pollutant or hazardous air pollutant (HAP) at levels equal to or greater than the Major Source Thresholds (MST)3. No such Title V facilities are identified within 0.5 mile of the proposed project. Based on the above, as well as on the air quality analysis contained in the Initial Study, the City concludes that the potential for health risks from nearby emissions or nuisance from nearby odors is http://www3.aqmd.gov/webappl/fim/prog/search.aspx http://www.agmd.gov/webappl/fim/default.htm ' http://www.aqmd.gov/titlev/WhatiSTV.html FirstCarbon Solutions H:\Client (PN-JN)\0080\00800020\ISMND\00800020 Placentia 20th RTC on IS -MND draft 01-29-2014 doc 14 City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20`h Street Initial Study/Mitigated Negative Declaration Responses to Comments no greater for the proposed project than with other similar mixed use development found throughout the South Coast Air Basin. The information provided by the FIND database search supports the significance determinations already concluded in the Initial Study —that long-term, operational impacts associated with Air Quality are less than significant with mitigation. Response to Comment 4-3 This comment provides contact information. Comment noted. FirstCarbon Solutions H:\Client (PN-JN)\0080\00800020\ISMND\00800020 Placentia 20th RTC on IS -MND draft O1-29-2014.doc 5l is Letter 5 Page 1 of 1 Shane L. Sllsby, P.E., Director ��. 300 N. Flower Street f " ' r Santa Ana, CA 92703 PubhcWorks P.O.97Box 024048 &ante Ana, CA 92702.4048 Integrity, Accountability, Service, Trust Telephone: (714)067-8800 Fax: (714) gel -0898 Received City of Costa Mesa [)eveiopment Servloe$ Department JAIL 2 t"413-066 January 16, 2014 Ms. Minoo Ashabi, AIA Principal Planner City of Costa Mesa 77 Fair Drive Costa Mesa, California 92626 SUBJECT: Notice of intent to Adopt an Initial Study/Mitigated Negative Declaration for the 36 -unit live/work project at 2023, 2025 and 2027 Placentia Avenue Dear Ms. Ashabi; The County of Orange has reviewed the Notice of Intent to Adopt an Initial Study/Mitigated Negative Declaration for the 36 -unit live/work project at 2023, 2025 and 2027 Placentia Avenue located in City of Costa Mesa and has no comments at this time. We would like to be advised of any further developments on the project. Please continue to keep us on the distribution list for future notifications related to this project. Sincerely, Polin Modanlau Mana er--- Strategic Land Planning Division OC Public Works/OC Planning Services 300 North Flower Street Santa Ana, California 92702-4048 Polin.modanlou@ocpw.ocgov.com PM/yj 4o City of costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 200 Street Response to Comments on the Initial Study/Mitigated Negative Declaration Letter 5: OCPW, Polin Modanlou, Manager Strategic Land Planning Division, OC Public Works/OC Planning Services, January 16, 2014 Response to Comment 5-1 This comment confirms OC Public Work's receipt of the NOI and IS/MND and reiterates the Project Description. OC public states they have no comment at this time. The letter also states OC Public Works would like to be advised of any further develops on the project. This comment is so noted, and OC Public Works will be informed of any future project developments. FirstCarbon Solutions H:\Client (PN-JN)\0080\00800020\ISMND\00800020 Placentia 20th RTC on IS -MND draft 01-29-2014.doc fo l 17 P.L A C E N T I A & 20TH ■9 ■. City Ventures 1900 Quail Street C I t Ventures Newport Beach, Ca 92660 Y 949 258.7555 0- ATTACHMENT 5 Sheet Index CS Cover Sheet A0.0 Architectural Site Plan Al0 Loft Building Elevations Al. 1 4 -Unit Townhouse Building Elevations A1.2 6 -Unit Townhouse Building Elevations Al 3 Duplex Elevations A2.0 Loft Building Plans A2.1 4 -Unit Townhouse Building Plans A2.2 6 -Unit Townhouse Building Plans A3 0 Loft Unit Plan 1 A3.1 Loft Unit Plan 2 A3.2 Townhouse Unit Plan A3 3 Duplex Unit Plan A4.0 Project Entry Perspective A4 1 Loft Building Perspective A4.2 4 -Unit Townhouse Building Perspective A4.3 6 -Unit Townhouse Building Perspective A4.4 Duplex Perspective L-1 Schematic Landscape Plan L-2 Schematic Wall & Fence Plan L-3 Schematic Planting Plan L-4 Schematic Lighting Plan C-1 Tentative Tract Map C-2 Conceptual Grading Plan COVER SHEET CS - Costa Mesa, CA KTGY Group, Inc. _ Krcr # 2013-0211 1021.2013 Arc hitectu re+ Plan n i ng 17922 Fitch Irvine, CA 92614 949.851.2133 .� ktgy.com Single Story I M = � = = � = = A� = = i on = Or = a P L A C E N T I A & 2 0 T H ARCHITECTURAL SITE PIAN � � � Baa-:a-�sw.+;e.+rwss.:+ncsRae,:t�rr�;z�e x�ssa.;T.e::�.asr res+-r.:c,.:.crnr.:=s..-.aa�v.:�.Fdt:,n::::®x. Hti..s�.y-^:cs�..ex..:rs�=-•tce�:: o,e-a 5.r- ••:.=n,•:x- . .�.. -s,�-w�s�aa:!.�exara.�saas � � ws+irra.s±t�sa.m9se�sa Costa Mesa, CA NTGY # 2013-0111 10 21 2013 C City Ventures ■ 1900 Quail Street Venturer� Newport Beach, Ca 92660 City 949.258.7555 Site Summary Site Area: 1.88 Acres Provided Resident Garage Spaces: Units: Resident Open Spaces: 3 Spaces 2 -story Townhome Units 6 units Total Spaces Provided= (1450 sf, 2 bd/2.5 ba) 3 -story Townhome Units 24 units (1526 sf, 2 bd+live-work/2.5 ba) W D Loft Units Z (1445-1463 sf, 2 bd/2 ba) 6 units 36 Total Units W * 10%t, of the multi level dwelling units shall have an accessible entry Q 24 Towns (minus triplexes) 3 Loft Units (minus third floor flats Q 27 Total Multi Level Units Therefore 3 Total H/C accessible entries required ~ Open Space: Z Required: 200 sf / unit W 36 units x 200 sf= 7200 sf V Q Provided (Primary Courtyard only): 9788 sf (271 sf / unit) J CL Parking Summary: Required: 3.0 / unit (1 Covered per unit) 36 units x 3= 108 spaces Provided Resident Garage Spaces: 69 Spaces Resident Open Spaces: 3 Spaces Guest Open Spaces: 36 Spaces* Total Spaces Provided= 108 Spaces *5% of 38 guest spaces = 1.9, therefore 2 h/c accessible spaces to be provided 0 10 20 10 A0.0 ::F-�;N-*Na9in laxF%3t:li...a'�JE Y'SUsRX 1EY�i•Sf:SIY�iS`F_.:`�NAYNST�..:?1�fh#'TY6.'N"�w?� KTGY Group, Inc. Architecture+Planning 17922 Fitch Irvine, CA 92614 949.851.2133 r� ktgy.corn I E�Ir a A. LEFT ELEVATION RIGHT ELEVATION FRONT ELEVATION P_LiACE N I A 20TH I City Ventures 1900 Quail Street City Ventures Newport Beach, Ca 92660 949.258.7555 l REAR ELEVATION SCALE: 0 a' e1 s LOFT BUILDING ELEVATIONS A I.O Costa Mesa, CA KTGY Group, Inc. KTer a 7013.0211 10.21.2013 Architecture+Plan ning 17922 Fitch Irvine, CA 92614 949.851.2133 .� ktgy.com I �..J LEFT ELEVATION RIGHT ELEVATION P.L A C E N T I A & 20TH City Ventures 1900 Quail Street C I t Ventures Newport Beach, Ca 92660 Y 949.258.7555 FRONT ELEVATION J. -UNIT TOWNHOME Costa Mesa, CA KTGY # 20130211 10212013 REAR ELEVATION ELEVATIONS KTGY Group, Inc. Architecture+planning 17922 Fitch Irvine, CA 92614 949.851.2133 ktgy.com SCREE: 0 w e. �c I I J ALI 1 LEFT ELEVATION RIGHT ELEVATION PAAI�'.(-E 11 -1k -T -1-11A & 20TH Ido' City Ventures 1900 Quail Street C I t Ventures Newport Beach, Ca 92660 Y 949.258.7555 FRONT ELEVATION 10A 6-U N IT Costa Mesa, CA KTGY # 2013-0211 REAR ELEVATION SCALE: o a• a ia, TOWN HOME ELEVATIONS A1.2 KTGY Group, Inc. 10.21 1013 Architecture+planning 17922 Fitch N Irvine, CA 92614 949.851.2133 a� ktgy.com r„ J LEFT ELEVATION FRONT ELEVATION RIGHT ELEVATION REAR ELEVATION SCALE: G r r e' tee P L A C E N T I A & 1 0 T H DUPLEX ELEVATIONS A1.3 mmm W Losta Mesa, CA KTGY Group, Inc. KTGY # 2013.0211 10.21.2013 Architecture+Planning ❑� City Ventures 17922 Fitch 2614 Irvine, CA 92614949.851.2133 1900 Quail Street 1.2133 * . Cit Ventures Y Newport Beach, Ca 92660 949.258.7555 ktgy.c ktgy.com 61 109'-4" �I iO Lfl 122 a' W ie —Jim THIRD FLOOR F2 109'-4" SECOND FLOOR 109'-4" 11 FIRST FLOOR \ O EO Nr SCALE: 0 a' W ie PLACE N �I 7BE ME n�mmm Mw; -- A2.0 ---taKxna,.r. as�zw.-uc_•� � �.�ucwaee!�:wy.�T.�r.+ar.v�.�,..--�.-...,,mt,;:.w--°r�u:s-Y+�-n:rw���-.e:.�vrs.-vL-sFs,,r��^.•-n-r,ee,_...5-sra.�_.v..a�..wrv_Pxs..�..__�.-en�.,.u.--.�:-....h..-�:. -BUILDING =rs :. _- .a,n�+sr-w �.�v-a.-rt ,s•w�v--uas+��-=w�,oa�vsus+:�tiem�o-✓a�-zx.-.,nsa �aav�.rc�a.-_waenxscx-.+�..nwrs...:...smussaF:-..�rrscm;s-;.se-�x...:�,-n..�x�ua»�-xw�:-..sem•-u .- SECOND FLOOR 109'-4" 11 FIRST FLOOR \ O EO Nr SCALE: 0 a' W ie PLACE N T I A & 20TH LOFT PLANS A2.0 ---taKxna,.r. as�zw.-uc_•� � �.�ucwaee!�:wy.�T.�r.+ar.v�.�,..--�.-...,,mt,;:.w--°r�u:s-Y+�-n:rw���-.e:.�vrs.-vL-sFs,,r��^.•-n-r,ee,_...5-sra.�_.v..a�..wrv_Pxs..�..__�.-en�.,.u.--.�:-....h..-�:. -BUILDING =rs :. _- .a,n�+sr-w �.�v-a.-rt ,s•w�v--uas+��-=w�,oa�vsus+:�tiem�o-✓a�-zx.-.,nsa �aav�.rc�a.-_waenxscx-.+�..nwrs...:...smussaF:-..�rrscm;s-;.se-�x...:�,-n..�x�ua»�-xw�:-..sem•-u .- Costa Mesa, CA KTGY Group, Inc. KTGY a 2013-0211 10212013 Architecture+Planning o «i" e.t, ■I City Ventures 17922 Fitch Irvine, CA 92614 1900 Quail Street 949.851.2133 C I t Ventures Y Newport Beach, Ca 92660 949.258.7555 h ktgy.com r 84P-Su �����77�IIIIl1 PLACE N T I A & 20TH 4 [- City Ventures 1900 Quail Street City Ventures Newport Beach, Ca 92660 Y 949.258.7555 (0 9 84'-6" SECOND FLOOR 84'-6" a i u 0 r� FIRST FLOOR SCALE: o a• 1 1e1 4 -UNIT T BUILDING PLANS A2.1 Costa Mesa, CA KTGY Group, Inc. Hi6Y # 2013-0211 1021.2013 Architecture+ Plan n i ng 17922 Fitch Irvine, CA 92614 949.851.2133-� ktgy.com j L_ J I L J L J I L 9 CO t• II �I II li II FIRST FLOOR SCALE: o a• 1 1e1 4 -UNIT T BUILDING PLANS A2.1 Costa Mesa, CA KTGY Group, Inc. Hi6Y # 2013-0211 1021.2013 Architecture+ Plan n i ng 17922 Fitch Irvine, CA 92614 949.851.2133-� ktgy.com j 126'_10' 126-10" IF 126'-10" b M _,I- THIRD FLOOR 0 I L I I L -— -. L ll l I L_ — J II I I J — J II I I L -- J i IYI II P _ L A= C E N. T.: I, A & 2 0 T.. _H City Ventures 1900 Quail Street City Ventures Newport Beach, Ca 92660 Y 949.258.7555 b SECOND FLOOR FIRST FLOOR SCALE: o e e' 16' 6 -UNIT T BUILDING PLANS A2.21 Costa Mesa, CA KTGY Group, Inc. NTGY # 2013-0211 10.212013 Architecture+Planning 17922 Fitch Irvine, CA 92614 949.851.2133 ktgy.com 21 " I, SECOND FLOOR PLACE N T I A & 20TH i G City Ventures 1900 Quail Street C I t Venture S Newport Beach, Ca 92660 Y 949.258.7555 -71 FIRST FLOOR LOFT Costa Mesa, CA BTO # 2013-0111 UNIT PLAN KTGY Group, Inc. Architecture+Planning 17922 Fitch Irvine, CA 92614 949.851.2133 ktgy.com NET SF 1ST FLOOR - L/W 437 SQ FT - 2ND FLOOR 10DB SO- FT- TOTALLMNG S 5 GARA E 252SO. FT G AND C 17U SME: 0! IrI IaI- C A3.0 THIRD FLOOR PLACE E NTIA & 2 0 T H li- IiIiIn. City Ventures City Ventures 1900 Quail Street Newport Beach, Ca 92660 949.258.7555 SECOND FLOOR IF ----- affL- 2-Car Garage 29" - W-1, LQ =F : - FIRST FLOOR NET SF IST FLOOR 238 SQ. FT. 2NDFLOOR 99 SO. FT 3R() FLOOR 17NTY"- 42 SO FT. SCALE: 0 r LOFT UNIT PLAN 2 A3.I Costa Mesa, (A KTGY Group, Inc. KTGY # 2013-0211 1011.2013 Arch itectu re+ Planning 17922 Fitch Irvine, CA 92614 949.851.2133 I I ktgy.com IW- d THIRD FLOOR PLACE N T I A & 20TH ■■• City Ventures 1900 Quail Street C I t Ventures Newport Beach, Ca 92660 Y 949.258.7555 Dining 10 11"v 9'-1 P' I B I I II II Kdch n 1 I yr a 1 .r I I re i Powder Ll Sc'1t11 Living Room media SECOND FLOOR f FIRST FLOOR NET S;F I f FIRST FLOOR NET S;F FIRST FLOOR 195 SQ FT SECOND FLOOR 6Et2 SO. SCALE: 0 1 r r e I E I TOWNHOME UNIT PLAN A3.2 .:�.v?%m::.:.!':�Y,/;^-'.�:.•A44<Croa.•.._�:^5eX-=S=.•..A+.-: r2'�K ..-:-+� •9x5 �' ''-3R t:�•:�r:'�f�. : ;:✓l Y.•L�iih7die,i'=.�..'i:.6:.._.tQia•.sFKE�.I �t1:!T��rA3:EVLC:lwn"�itii.s..,.fn+?61MbT �?c:d-• ��_..:u�ypaffi➢[_: �'�iwlY1�Ya:"�_"'—.-1�0 � Costa Mesa, CA KTGY Group, Inc. IQGY # 2013-0111 10.11.2013 Arc hitecture+Planni ng 17922 Fitch Irvine, CA 92614 949.851.2133 ktgy.com � FT. TFiIRDFLO R 649 'TOTAL LJY1N 1526 SO. FT. 405 . FT. GRANDTOTAL 21 -Cr SECOND FLOOR PA A C E N T I A & 20TH •�s ■� City Ventures 1900 Quail Street CiVentures Newport Beach, Ca 92660 Y 949.258.7555 szr alc FIRST FLOOR SCALE: 0 2- a• DA3.3 c f UPLEX UNIT PLAN WKlV14aF.Y+aYM?2w2'+vP3RO_Y4Fi�A�C»f:-FT�+%iNSMica^:>;++ota.^.>:.6SYA F'.kR6%%KAr a::.S..9!w.'.YfrL�Si_'�'.�Fn+e1._�ri_TOFF.c 0 Costa Mesa, CA KTGY Group, Inc. HTGY # 2013-0211 10212013 Architecture+Plan ning 17922 Fitch Irvine, CA 92614 949.851.213314 • ktgy.com I ENTRY PERSPECTIVE AU P L A C E N r � PROJECT � Yt i!i �~ ■� ,Z� IT ■ �� I[ R f Rs 17922 Fitch Irvine, 92614 1900 Quail Street 8511. City Ventures ENTRY PERSPECTIVE AU P L A C E N T I A & 20TH PROJECT Costa Mesa, CA KTGY Group, Inc. KTGY # 2013-0211 10 21 2013 Architecture+Planning it City Ventures 17922 Fitch Irvine, 92614 1900 Quail Street 8511. City Ventures Newport Beach, Ca 92660 .2133 ktg tgy.com 949.2587555 1 ✓ P Lb A C E, N T I A &_ ., 1 0 T H ■:tea 1 City Ventures L 1900 Quail Street CI t Ventures Newport Beach, Ca 92660 Y 949.258.7555 FRONT PERSPECTIVE WO REAR PERSPECTIVE LOFT BUILDING __ Costa Mesa, CA HTGY # 2013.0211 10.21 2013 PERSP. KTGY Group, Inc. Architecture+Planning 17922 Fitch Irvine, CA 92614 949.851.2133 ktgy.com A4.1 5 PLA C E N T I A 2 0 T HLL. 4 - U N I T T H B U I L D I N,...�.._,,xP_. E R S P A4.2 Costa Mesa, CA KTGY Group, Inc. KTGY # 2013-0211 10 21.2013 Architecture+Planning City Ventures 1900 Quail Street 17922 Fitch Irvine, CA 92614 949.851.2133 I I City Ventures Newport Beach, Ca 92660 949.258.7555 � -7 ktgy.com PLACE N T I A.. & 20TH I- City Ventures LN 1900 Quail Street C I t Ventures Newport Beach, Ca 92660 Y 949.258.7555 FRONT PERSPECTIVE IN REAR PERSPECTIVE 6_ -UNIT T BUILDING P E R S P Costa Mesa, CA KTGY Group, Inc. KM # 20 13.02 11 10.21.2013 Architecture+Planning 17922 Fitch Irvine, CA 92614 949.851.2133 ktgy.com A4.31 PLACE N T I A FRONT PERSPECTIVE & 20TH [ City Ventures 1900 Quail Street C I t Ventures Newport Beach, Ca 92660 Y 949.258.7555 REAR PERSPECTIVE DUPLEX PERSPECTIVE Costa Mesa, CA KTGY Group, Inc. Krcr n 2013-0211 1011 2013 Architecture+Planning 17922 Fitch Irvine, CA 92614 -71 949.851.2133 ktgy.com A4.4 Schematic Landscape Plan LEGEND 1. Project entry signage. 2 ADA circulation and path of travel (black dashed line). 3, Proposed Tree (per Planting Plan). 4. ADA parking stalls. 5. Mailbox CBU, per USPS standards. 6. Guest parking stall. 7. Community open space area with event lawn and benches for social events. 8. Private courtyard with low block wall and metal gate, see L-2. 9. Proposed Palm (per Planting Plan). 10. Boulder Fountain (7-8 It high). 11. Unit entry concrete walkways. 12. 5' wide Community sidewalk. 13. Enhanced paving. 14 Natural Color Concrete Driveway with Medium water wash finish, 15. Perimeter block wall, per Wall & FencePlan, see L-3. 16. Metal view fence, per Wall & Fence Plan, see L-2 17. Existing public sidewalk, to remain. 0 1tr 2P 4Q Scale: 1"=20' City Ventures 7-1 2nd City Submittal Project No : CV19 Date: Oct 22, 2013 1*4b City Ventures bo Placentia & 20th ers,nrnCFS 6-6" High Slump block or Split -face Pilaster with CMU Block cap. r l r Nino MEN rrrrltirwri rw*wrNwwww*w■Usl rrr*r*ArrrMr � waiirwaiiJL*wrw+rw �r�rVr�ri*i�w�ww-■■iwwwwirriarw�wwrrrrrlrsarKrrrr**��w� �• ■� — P_ ... ■ T0 3-6" High Metal Patio Gate City Ventures RESIDENCES iir r�wi■www wwwwww i�r'wwlr� -- ADA Circulation and Path of Travel (Black Dash Line) WALL LEGEND -- fLAI w — — — 6' High Metal Fence ....... 3-6" High Slump block or Split -face Patio _ __ __ 6' High Slump block or Split -face wl CMU Wall w/ CMU Block cap. Block cap. 1 a 10 21Y as Scale: 1"=20' Schematic Wall & Fence Plan City Ventures 2nd City Submittal Project No:CV19 Lr2 Date. Oct 22, 2013 Placentia & 20th *b .. i 1 o 6' High Slump block or Split -face w/ CMU Block cap. IV W I 2 • • • • • - 3'-6" High Slump block or Split -face Patio Wall w/ CMU Block cap. LU [ 3 }-------- 6' High Metal View Fence, 'Z ai g a U-6" High Slump block or Split -face Pilaster Q I with CMU Block cap. i 3'-6" High Metal Patio Gate Z t �1 W 0 a J a) -- fLAI w — — — 6' High Metal Fence ....... 3-6" High Slump block or Split -face Patio _ __ __ 6' High Slump block or Split -face wl CMU Wall w/ CMU Block cap. Block cap. 1 a 10 21Y as Scale: 1"=20' Schematic Wall & Fence Plan City Ventures 2nd City Submittal Project No:CV19 Lr2 Date. Oct 22, 2013 Placentia & 20th *b .. i SHRUBS and GROUND COVER Anigozanthos Agapanthus Agave sp. Aloe sp, Bougainvillea sp. Bougainvillea La Jolla Buxus microphylla'Faulkner' Buxus m, japonica'Green Beauty' Callistemon citrinus'Little John' Carex Carissa m 'Green Carpet' Chamaerops humilis Cordyline australis'Jel01' Cordyline'Pink Passion' Delosperma cooperi Delosperma cooped Dietes bicolor Dymondia margaretae J. City Ventures RESIDENCES Kangaroo Paw Dwarf Lily of the Nile Agave Aloe Bougainvillea (La Jolla Bougainvillea) (Faulkner Boxwood) Japanese Boxwood Dwarf Bottlebrush Sedges Dwarf Natal Plum Mediterranean Fan Palm (Burgundy Spire' Dracaena Palm) (Pink Passion Dracaena Palm) Trailing Ice Plant (Trailing Ice Plant) Fortnight Lily Silver Carpet Feijoa sellowiana Gardenia jasminoides Hemerocallis sp. Hemerocallis x'Alabama Jubilee' Iris sp. Lavandula stoechas'Larkman Hazel' Ligustrum japonicum "Texanum' Lonicera sp. Nassella pulchra Muhlenbergia rigens Pittosporum tenu'rfolium'Golf Bair Pittosporum tobira'Wheelers Dwarf Rhaphiolepis indica'Clara' Rhapis excelsa Rosa sp. Rosa rugosa'Jacrulav' Rosmarinus R'Huntington Carper Pinapple Guava Gardenia Daylily (Alabama Jubilee Daylily) Iris (Hazel""' Spanish Lavender) Japanese Privet Honeysuckle Purple Needlegrass Deer Grass (Golf Ball Kohuhu) Dwarf Mock Orange India Hawthorn Lady Palm Roses & Carpet Roses (Wildbeny Breeze Shrub Rose) Groundcover I Prostrate Rosemary Rosmarinus officinalis'Tuscan Blue' Strelilzia reginae Trachelospermum jasminoides Vinca major Viburnum sp. Xylosma congestum'Compact' VINES & ESPALIERS Bougainvillea 'Monks' (Oo-La-La® Bougainvillea) Pandorea jasminoides 'Lady Di' Trachelospermum jasminoides Rosemary Bird of Paradise Star Jasmine Periwinkle Viburnum Compact Xylosma Bougainvillea White Bower Vine Star Jasmine Schematic Planting Plan PLANTING LEGEND _symbol Type/Form _ 'jupgutipf! Tro* —litip Wucols Qly Bo1mnical Name (Common Name) _ V PALMS Vertical Phoenix daclylifera (Dale Palm) Single MET Low 0 Syagms romanzotlianum (Queen Palm) Med I TREES Specimen Quercus paluslds(Pin Oak) Single 36' Box Med 1 Podocarpus gracitler (Fm Pine) W Focal Jacaranda mimosirclia(Jacaranda) Single 36" Box VLow 5 Podocarpus gracilier (Fem Pine) Med LUZ > Deciduous Lageslroemia i 'Watermelon Red' Single 15 G Med 29 Q Flowering (Watermelon Red Crape Myrtle) Multi Q 10 Street Agonis llexuosa(Peppermint Tree) Single 24' Box Low 1 Liqudambar styracillua (American Sweelgum) Med Z ll,t.r VerlicM Melaleuca quinquen-wia (Paperbark Melaleuca) Single 15 G Med 21 0 0. Buffer l Screen Tristania conferta(Brisbane Box) Med Q d T+y Columnar Cupressus sempervimns(Italian Cypress) Single 15G Low 34 Podocarpus gracilier (Fem Pine Column) Conrier Pinus elderica (Afghan Pine) Single 24" Box Low 5 NOTES: 1. Irrigation (including spray and/or drip) will be provided, in the Construction Document phase, and to be installed per local California water regulations (A81881) . 2. Transformers, back-flow preventers & other above -ground utilities to be screened with landscape as permitted per local codes & regulations. 3. Landscape lighting (landscape up -lights, path lights/bollards, etc.) to be coordinated with Electrical Engineer in future phase. 4. Photometric study to be prepared and provided by Electrical Engineer in future phase. G 10' 211' 4V I Scale: 1"=20' City Ventures 2nd City Submittal Project No,: CV19 Date: Oct 22, 2013 +` Placenta & 20th L -+n ,cape A�clib -Y �. I � I I V 1. Landscape uplighting, Kichler 12V 6.5 W LED (Warm white with 35° Spread). J• . .; City Ventures RESIDENCES KICHLER. WBmer Ark - Orlroor Port Alt 9lt Fluoraae 49101RifL DIr.IW1,10411.51N Body H,dSM: 24.75 IN Aw I41bIr IIo1Jw!RLbbrd B.—, Ribbed Bronze Trchnlal Inlamrlen ryw x1XAc,ce mann en.wm� ., ❑- 2. Post mounted lighting. KICHLER AP 3. Fountain lighting. Schematic Lighting Plan LEGEND: 1. Landscape uplighting - low voltage. ❑- 2. Pole lighting - low voltage. 0 3. Fountain lighting - low voltage. * Use LED bulbs when possible * D SlT 2U 40 Scale: V=20' City Ventures 2nd City SuMdtlal Project NO,: cv" L-4 Date: Od 22, 2013 i Placentia & 20th 1 •9rt.ay....wr• •aalarwol'alr.a lW ti,el lrv.luwXra �X�taYreslWMe M,lryFtln�� r:r� �IXxrlwll� enreWSDrniHu• C�9Byrrgl,ra It+rYVT� •'+w r�..�s.rla'W0io.11+`"°..� lo.. er r... u""iarle.r,.r.lm �D..rroreXwlewe.lm •+1e.wr+a�eron..., x..•reranr. D SlT 2U 40 Scale: V=20' City Ventures 2nd City SuMdtlal Project NO,: cv" L-4 Date: Od 22, 2013 i Placentia & 20th 1 LEGAL DESCRIPTION THE FOLLOWING LEGAL DESCRIPTION15 FROM FIRST AMERICAN TITLE INSURANCE COMPANY, COMMITMENT N0: NCS -503031 -SAI, DATED DECEMBER 13. 2012 ME LAND REFERRED TO IN THIS COMMITMENT IS SITUATED IN THE CITY OF COSTA MESA, COUNTY OF ORANGE, STATE OF CALIFORNIA, DESCRIBED AS FOLLOWS: PAR GELS I AND 2 AS SHOWN ON PARCEL MAP 80-301, FILED IN BOOK 149, PAGES 1 AND 2 OF PARCEL MAPS, IN THE OFFICE BE THE COUNTY RECORDER OF SAID COUNTY. EXCEPTING THEREFROM AN UNDIVIDED ONE-HALF INTEREST IN AND TO ALL OIL, MINERALS AND HVOROCARBON SUBSTANCES OF EVERY KIND AND NATURE LOCATED IN AND UNDER SAID LAND, BUT WITHDUT TIE RIGHT OF SURFACE ENTRY TO TAKE OR RECOVER THE SAME, ASRESERVED IN DEED RECORDED AUGUST 20, 1951, AS INSTRUMENT NO. 42721, IN BOOK 2219, PAGE 60 OF OFFIGAL RECORDS. PARCEL B: ANEASEMENT FOR INGRESS AND EGRESS AND FOR UTILITIES OVER TIE NORTHERLY 12 FEET OF THE SOUTH HALF OF LOT 13 IN BLOCK A OF TRACT NO. 812, COSTA MESA TERRACE, AS PER MAP RECORDED IN BOOK 2D, PAGES 1 AND 2 OF MISCELLANEOUS MAPS, ORANGE COUNTY RECORDS, TITLE REPORT EXCEPTION ITEMS: THE FOLLOWED TITS INFORMATION 15 L15MD IN FIRST AMERICAN TRE INSURANCE COMPANY, COMMITMENT NO: NC5-SB3D31-SAI, DATED DECEMBER 13, 2012: © INDICATES TIRE REPORT No NC5-SB3031-SAt ITEM N0. SHOWN ON THIS MAP. 1-2 GENERAL AND SPECIAL TAXES A55E5SMENT5 AND UEN ISSUES 3 WARR RIGHTS, CLAIMS OR TITLE TO WATER, WHETHER OR NOT SHOWN BY THE PUBUC RECORDS - 4 RI CHTS OF THE PUBUC IN AND TO THAT PORTON OF ME LAND LYING WITHIN ANY PUBUC STREETS, ROADS AND/OR HIGHWAYS 5 GENERAL PLAN UMITATIONS, COVENANTS, CONDITIONS, RESTRICTIONS, RESERVATIONS, EXCEPTIONS, TERMS, LENS OR CHARGES, BUT BELETING ANY COVENANT, CONDITION OR RESTRICTION INDICATING A PREFERENCE, LIMITATION DR DISCRIMINATION BASED ON RACE, COLOR, RELIGION, SEX, HANDICAP, FAMILIAL STARS, NATIONAL ORIGIN, SEXUAL BRIENTATION, MARITAL STATUS, ANCESTRY. SOURCE OF INCOME OR DISABILITY, TO ME EXTENT SUCH COVENANTS, CONDITIONS DR RESTRICTIONS VIOLATE TITLE 42, SECTION 3804( C), BE ME UNITED STATES CODES CONTAINED IN DEEDS OF OTHER LOTS IN SAID TRACT, AN EXAMPLE OF MICH CAN HE FOUND IN ME DEED FROM ME FIRST NATIONAL BANK OF SANTA ANA, RECORDED DECEMBER 18, 1924. IN BOOK 549 OF DEEDS, PACE 232 LAWFUL RESTHICTIONS UNDER STAR AND MOE— LAW ON ME AGE OF OCCUPANTS IN SENIOR HOUSING OR HOUSING FOR OLDER PERSONS SHALL NOT BE CONSTRUED AS RESTRICTIONS BASED ON FAMIUAL STARS, 6 ME TERMS, PROVISIONS AND EASEMENT(5) CONTAINED IN ME DOCUMENT ENTITLED "AGREEMENT CREATING EASEMENT' RECORDED SEPTEMBER 11, 1959, AS INSTRUMENT NO 148752, IN BOOK 4078, PAGE 16B OF OFFICIAL RECORDS ❑7 AN EASEMENT FOR STREET AND HIGHWAY AND INCIDENTAL PURPOSES, RECORDED NOVEMBER B, 1987, AS INSTRUMENT N0, 5901, IN BOOK 6429, PAGE 904 OF OFFICIAL RECORDS IN FAVOR OF: CITY OF COSTA MESA 8 ME FACT THAT ME LAND UES MAIN ME BOUNDARIES OF ME AREA NQ 2 REDEVELOPMENT PROJECT AREA, AS DISCLOSED BY ME DDOUAIFINT RECORDED DECEMBER 10, 1979, AS INSTRUMENT NO. 11557, IN BOOK 13427, PAGE 402 OF OFFICIAL RE. - 9 THE TERMS AND PROMSIONS CONTAINED IN ME DOCUMENT ENTITLED 'NOTICE AND DECLARATION OF LAND USE RESTRICTIONS" RECORDED JULY 3, 1980, AS INSTRUMENT N0, 5224, IN BOOK 13656, PAGE 584 OF OFFICIAL RECORDS 1� ANEASEMENT SHOWN OR DEDICATED ON ME MAP OF PARCEL MA' NO. BO -381 RECORDED AUGUST 1, 1980, AND ON FILE IN BOOK 149, PAGES 1 AND 2, OF PARCEL MAPS FOR: PROPOSED INGRESS, EGRESS, UTILITY AND DRAINAGE AND INCIDENTAL PURPOSES II AN EASEMENT FOR INGRESS, EGRESS AND PUBUC BLUFFS AND INCIDENTAL PURPOSES, RECORDED SEPTEMBER 4, 1980, AS INSTRUMENT NO. 4316. IN BOOK 13728, PAGE 492 OF OFFICIAL RECORDS IN FAVOR OF: FRANK L MCGAVRAN, ET AL 12 A DEED OF TRUST TO SECURE AN ORIGINAL INDEBTEDNESS OF 11.546.0M.OD RECORDED JANUARY 31, 2005, AS INSTRUMENT 40. 2006000071533 OF OFFICIAL RECORDS DATED: JANUARY 25, 2006 TRUSTOR: 126 PROPERTIES, LLC A CAUFORNIA UNITED UABIUTY COMPANY TRUSTEE: AMERICAN SECURITY BANK BENEFICIARY: AMERICAN SECURITY BANK 13 ME TERMS AND PROVISIONS CONTAINED IN ME DOCUMENT ENTREE "NOTICE AND DECLARATION OF LAND USE RESTRICTION" RECORDED MAY 30, 2006, AS INSTRUMENT NO 20060003616E OF OFFICIAL RECORDS 14 PRIOR TD ME ISSUANCE OF ANY POLICY OF TILE INSURANCE, ME COMPANY PALL REWIRE: A SATISFACTORY AFFIDAVIT -DEAR OF THUSTEE ESTABLISHING ME FACT OF DEATH OF SYLVESTER J. COOK, (PRIOR NESME) BE RECORDED IN ME PUBLIC RECORDS TO TERMINATE IT INTEREST FROM DEEDS RECORDED APRILIB. 1977, AS INSTRUMENT NQ 25403, IN BOE( 12151, PAGE 1959 AND RE-RECORDED MAY 31, 1977, AS INSTRUMENT NO- 50518. IN BOOK 12219, PAGE 1129 AND DEED RECORDED DECEMBER 20, 1984, AS INSTRUMENT ND 84-525078, ALL OF OFFICIAL RECORDS 15 RIGHTS OF PARTES IN POSEESSIO GENERAL NOTES: ADDRESS: 2025 PLACENTA AVENUE, COSTA MESA, CALIFORNIA VESTED OWNERSHIP: 126 PROPERTIES, LLC A CALIFORNIA LIMIT COMPANY. TAX ASSESSOR'S PARCEL NO.: 422-291-10 LAND AREA: 0.945 ACRES FEST lL7RWF�f �4id111IK. ZONING DESIGNATION: THIS SIR FALLS UNDER ME "MESA WEST BLUFFS URHM PLAN. RE MESA WEST BLUFF URBAN PLAN AREA IS CHMACMU17ED BY A WIDE VARIETY OF LAND USES, MIS SITE IS CURRENTLY DESIGNATED "MG" (GENERAL INDUSTRIAL), LAND USE: LIGHT INDUSTRIAL BUILDING SETBACK INFORMATION: FRONT: 20' 510E (INTERIOR): 15' ON ONE SIDE AND 0 FEET M ME OTHER SIDE IF ME SIOE PROPERTY UAL NE IS ADJACENT TO A RESIDENTIZONE, ALL BUILDINGS SMALL MAINTAIN A SIDE SMACK MGM THE RESIDENTIAL PROPERTY UNE OF 2 TIMES ME BUILDING HEIGHT AT ALL LOCATIONS REAR (INTERIOR): 0 FEET (0 M) IF ME REAR PROPERTY UNE IS ADJACENT TO A RESIDENTIAL ZONE, ALL BUILDINGS SHALL MAINTAIN A REAR SEMACK OF 2 TIMES ME BUILDING HEIGHT AT ALL LOCATIONS, SIDE OR REM EXCEPTION: ABUTTING A PUBLIC STREET 20 FEET (8.1 M) FOR SECONDARY, PRIMARY OR MAJOR STREETS PER ME MASTER PLAN OF HIGHWAYS I5 FEET FOR ALL OMER STREETS BASIS OF BEARINGS: ME BASIS OF SEMINGS FOR ITS SURVEY IS N45'20'12'E, BETWEEN ORANGE COUNTY GPS PONT No 6203R2 & GPS PONT N.. 6210. BENCH MARK: ME ELEVATIONS SHOWN HEREON ARE BASED ON CITY OF COUNTY OF ORANGE BENCHMARK No CM -38-6I DESCRIBED BY ME ORANGE COUNTY SURVEYOR AS FOLLOWS: FOUND 3 3\4" OCS ALUMINUM BENCHMARK DISK STAMPED 'CM -39,51', SET IN ME NORTHEAST CORNER OF A 15FT. BY 1— CONCRETE CATCH BASIN MONUMENT IS LOCATED ALONG THE WESTERLY SIDE OF PLACENTA AVENUE, 26FT. NORTHERLY OF ME CENTERLINE PROLONGATM OF 20M STREET MONUMENT IS SET LEVEL WITH SIDEWALK OAT" NAVp88 - Igs A5mR12N7 WAR RAKtRYDF 7003 ELEVATOR: SIH 319 TENTATIVE TRACT NO. 17658 FOR CONDOMINIUM PURPOSES COUNTY OF ORNAGE STATE OF CALIFORNIA DEVELOPMENT NOTES: 1. BOTH SITE AREAS TO BE COMBINED 2. NET: 1,89 AC GROSS: 1 BS AC 3. PROPOSED ZONING:XXXX 4, PROPOSED LAND USE: CONDOMINIUM S TOTAL NUMBER OF LOTS: 1 Q TOTAL NUMBER OF UNITS: 30 UNITS 7. 2 STORY CONDOMINIUM UNITS 0. I13 TOTAL PA80I10 %TAM 9, ALL EXISTING M SIR IMPROVEMENTS TO BE REMO— 2� 3d 2020 FEDERAL AVE, 26 APN 422-501-14 I W 1 2024 FEDERAL AVE. APN 422-501-15 � N 2020 FEDERAL AVE - z I APN 422-501-16 Z0. m1 q 20TH STREET z Q \ I 3 Q W 1 2014 FEDERAL AVE d W APN 422-501-17 U in 1 W LL - 7 -9 - ?'N 30' -- — — -4 ------ --------- VICTORIA -------------- VICTORIA STREET 10 TRACT No. 612 10,b R(Aa APN 422-291-08 NORTH 1/2 LOT 11 NB7 '4 '11 't1Q`E 414.90' d1R 4V SOUTH 1/2 LOT 11 2027 P(ACENTIA AVE. APN 422-291-09 G Q� NORTH 1/2 LOT 12 N89 -38-49-W 474,90' [N89 -27'32-E 474.09'] SEE DETAIL 'B'. [254.90'1 M&R 474.90' 9 [220.00'1 N&R 2025 PLACENTIA AVE APN 422-291-10 PARCEL 1 PARCEL m 1 PARCEL 2 .�.M«.- PM No. 80-831e 1 ..' � # .......». e 11 PMS 149/1-2 ....... _ r�. ..�... ..... « ♦r rA .. .. -- i2 �2•'H.9If M&R _ � �z20.00�] M&R««.. -__....__ 2013 PLACENTIA AVE HBa'0B'49�V _[NS'Y27'St�j_�___- �_--^ -- � [474.90] MR PARCEL 2 fi APN 422-291-11 SOUTH 1/2 LOT 13 14 15 MM 20/1-2 �I z � LEGEND R1 INDICATES PARCEL MAP N. 80-381; PMB 149/1-2 R2 INDICATES TRACT NRA 612; MM 20/1-2 [ ] INDICATES DATA PER RI ( ) INDICATES RECORD DATA PER R2 M&R INDICATES MEASURED & RECORD DATA It INDICATES PROPERTY LINE CE INDICATES CENTERUNE INDICATES FOUND MONUMENT AS NOTED 3 ' 11NWNILTON STREET p 6101 _l!Y 0 TRACT No, 612 �I Bla I r B q 20TH STREET Ips ED W u Q MM 20/1-2 F- Z � W U a C� I RAWTON SIREEY a �. IOTH rL----�--- - wHI 9 NORTH 44 70 40 GRAPHIC SCALE SCALE: 1' = 40' LEGAL DESCRIPTION THE FOLLOWING III DESCRIPTION 15 FROM FIRST AMERICAN TITLE INSURANCE COMPANY, COMMITMENT NO: NCS -5830.30 -SAI, DATED DECEMBER 13, 2012 THE LAND REFERRED TO IN ME COMMITMENT IS SITUATED IN ME CITY OF COSTA MESA, COUNTY OF ORANGE STALE OF CAUFORNIA DESCRIBED AS FOLLOWS: THE SOUTH HALF OF LOT 11 AND ME NORTH HALF OF LOT 12, ALL IN BLOCK A OF TRACT NQ BIZ IN ME CITY OF COSTA MESA, COUNTY OF ORANGE, STATE OF CAUFORNIA, AS PER MAP RECORDED D IN BOOK 20, PAS 1 AND 2 HE MISCELLANEOUS MAPS, IN ME OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. (DESIGNATED PARCEL 'C' HRFEON) TITLE REPORT EXCEPTION ITEMS: THE FOLLOWNG HIE INFORMATION 15 U5TE0 IN FIRST AMERICAN TITLE INSURANCE COMPANY, COMMITMENT NO: NC5-583001-SA1, DATED DECEMBER 13, 2012: Q INDICATES NILE REPORT No NCS -503031 -SAI ITEM N0, SHOWN ON THIS MAP. 1-2 GENERAL AND SPECIAL TAXES ASSESSMENTS AND LIEN ISSUES. 3 WI RIGHTS, CLAMS M TRE TO WATER, WHETHER OR NOT SHOWN BY THE PUBLIC RECORDS 4 RIGHTS OF THE PUBLIC IN AND TO THAT PORTION OF TIE LAND LYING WITHIN ANY PUBLIC STREETS, ROADS AND/OR HIGHWAYS - 5 GENERAL PLAN LIMITATIONS, COVENANTS, CONDITIONS, RESTRICTIONS, RESERVATIONS, EXCEPTIONS, TERMS, LIENS M CHANGES, BUT BOEING MY COVENANT, CONDITION OR RESTRICTION INDICATING A PREFERENCE, LIMITATION OR DISCRIMINATION BASED ON RACE, COLOR, RELIGION, SEX, HANDICAP, FAMIUAL STATUS, NATIONAL ORION. SEXUAL ORIENTATION. MARITAL STATUS. ANCESTRY. SOURCE OF INCOME OR 0I5ABIUTY, TO TIE EXTENT SUCH COVENANTS, CONOITIONS OR RESTRICTIONS VgLAIE T1lE 42. SECTION 3fiO4( CJ, OF THE UNITED STATES CODES CONTAINED IN DEEDS OF OTTER LOTS IN SAID TRACT, AN EXAMPLE OF WHICH CAN BE FOUND IN THE DEED FROM THE FIRST NATIONAL BANK OF SANTA ANA. RESERVED DECEMBER R. 1924, IN BOOK 549 OF DEEDS. PAGE 232 LAWFUL RESTRICTIONS UNDER STAR AND FEDERAL LAW ON THE AGE BE OCCUPANTS IN SENIOR HOUSING OR HOUSING FOR OLDER PERSONS SHALL NOT BE CONSTRUED AS RESTRICTIONS BASED ON FAMILIAL STATUS. © AN EASEMENT FOR STREET AND HIGHWAY AND INCIDENTAL PURPOSES, RECORDED NOVEMBER B, 19 7. AS INSTRUMENT NO. 5901, IN BOOK ITNI PAGE 964 OF OFFICIAL RECORDS. IN FAVOR BF: CITY ON COSTA MESA R INE FACT THAT THE LAND UES WMIN THE BOUNDARIES OF THE AREA NO. 2 REDEVELOPMENT PROJECT AREA. AS OSOOSED BY TIE DOCUMENT RECORDED DECEMBER 10, 1979, AS INSTRUMENT NQ 11557, IN BOOK 13427, PAGE 402 OF OFFICIAL RECORDS B ANY DFFECM, LIENS ENCUMBRANCES OR OTHER MATTE 5 WHICH NAME PARTIES WITH ME SAME OR SIMILAR NAMES AS HILL UVING MUST, PRAM VESRE (10+ MATTERS} ME NAME SEARCH NECESSARY TO ASCERTAIN ME EDISTEN" R OF SUCH MATTERS HAS NOT BEEN COMPLE0. IN WILL ORDER TO COMPLETE THIS PRELIMINARY REPORT OR COMMITMENT.WE L REQUIRE A STATEMENT OF INFORMATION 9 INMI% OF PMt1(S IN PD$54-55014 GENERAL NOTES: ADDRESS: W25 PLACENTA AVENUE, COSTA MESA, CALIFORNIA VESTED OWNERSHIP: ME GARY & SAND HILL FAMILY, LLC TAX ASSESSOR'S PARCEL NO: 422-291-09 LAND ARE& 0945 ACRES FI. BM ZONE SHE IS CURRENTLY LOCATED M 'ZONE X' OF FEMA FLOOD INSURANCE RAR MM PANEL N. OEMAICB268J ZONING DESIGNATOR: THIS SIZE FALLS UNDER ME "MESA NEST BLUFFS URBAN PLAN". ME MESA WEST MUFF URBAN RAN AREA IS CHANACTERIZFD BY A WIDE VARIETY OF LAND USES MIS SITE IS CURRENTLY DESIGNATED -MG' (GENERAL INDUSTRIAL). RA;O QHp- LIGHT-WIIIfKAL BUILDING SEMACK INFORMATION: FRONT: 20' SIDE (INTERIM): 15' ON ONE SID_ AND D LEFT ON ME OTHER SIDE. IF THE SIDE PROPERTY LINE IS ADJACENT TO A RESIONTAL ZONE, ALL BUILDINGS SHALL MAINTAIN A SIDE SETBACK FROM ME RESIOETTAL PROPERTY LINE OF 2 TIMES ME BUILDING HEIGHT AT ALL LOCATIONS REM (INTERIOR} 0 FEET (O M) IF ME REM PROPERTY UNE IS ADJACENT TO A RESIDENTIAL ZONE, ALL BUILDINGS SPALL MAINTNN A REM SETBACK OF 2 TIMES ME BUILDING HEIGHT AT ALL LOCATIONS SIDE OR REM EXCEPTION: ABUTTING A PUBLIC STREET 20 FEET (6.1 M) EE7R FOR SECONDARY, PRIMARY OR MAJOR SM5 R ME MASTER PLAN OF HIGHWAYS 15 FEET FOR ALL OMER STREETS MONUMENT NOTES O1 GPS PONT ND 520JR2 N ZIB44BU.71' E 6051112.44' FOUND LARGE PN NNE KIM BRASS WASHER STAMPED 'LS 5153" FLUSH, AT ME CENTERUNE INTERSECTION OF PMMA AME MD HAMILTON ST. PER RSB 150/113-23, CR 2008-1496 O GPS POINT NO, 623RD N 2181063.55 E 6040456,12 FOUND SPIKE AND WASHER STAMPED 'LS 5411'. FLUSH, AT ME CENTERLINE INTERSECTON OF 19M ST AND MONROMA AVE PFR OR 2006-791 O FWNO (4) LEAD, TACK & HAS TANGENT -OVER TES, FLUSH, STAMPED 'LSI 697D' ACCEPTED AS RUNE COM INMRSECTM OF 19M STREET & PLACENTIA AVENUE PER C.C.M. TE SHEET /2005-1506. ® FOUND SPIKE & WASHER, STAMPED "LS 6970". ACCEPTED AS ME CENTERLINE INTERSECTION OF HMILTM SHEET & PLACENTA AVENUE PER C.CM TIE SHEET YZO05-02088. O FOUND LEAD, TAO( & TAG, STAMPED 'RUE 11066" IN CONCRETE GUTTER PER RI. ACCEPTED AS SE CORNER PARCEL 2 PER RI_ O FOUND LEAD. TACH & TAG, STAMPED -RCE 11066' IN CONCRETE WRIER PER R1. ACCEPTED AS SW CORNER PARCEL 2 PER TO. Oj MIND 2. 1 R FTL3m WITH DORMER. YAM NAIL & TAG STAMPED -RCE 11066" PER RL OFOUND (4) LEAD. TACK & TAG TANGENT OWN TIES, FLUSH, STAMPED "LS 6970". ACCEPTED AS CENMRUNE INTERSECTION a 20TH STREET & PLACENTA AVENUE PER C.C.M. TE SHEET '2005-0209H. O SEARCHED FOUND NOTHING SET NOTHING DETAIL "A" SNE 1'•W C 1 '1 0 PARCEL 2 N. - PMB ly9b NB9'38'49'W [ Z 31 -El — [414,90] M&R DETAIL "B" SCALE V-10' PAKrL 27'!7 C [174 6 f� P L' PM8 1 2 Bla B q 20TH STREET ---_47---- MM 20/1-2 a �. IOTH rL----�--- - wHI 9 NORTH 44 70 40 GRAPHIC SCALE SCALE: 1' = 40' LEGAL DESCRIPTION THE FOLLOWING III DESCRIPTION 15 FROM FIRST AMERICAN TITLE INSURANCE COMPANY, COMMITMENT NO: NCS -5830.30 -SAI, DATED DECEMBER 13, 2012 THE LAND REFERRED TO IN ME COMMITMENT IS SITUATED IN ME CITY OF COSTA MESA, COUNTY OF ORANGE STALE OF CAUFORNIA DESCRIBED AS FOLLOWS: THE SOUTH HALF OF LOT 11 AND ME NORTH HALF OF LOT 12, ALL IN BLOCK A OF TRACT NQ BIZ IN ME CITY OF COSTA MESA, COUNTY OF ORANGE, STATE OF CAUFORNIA, AS PER MAP RECORDED D IN BOOK 20, PAS 1 AND 2 HE MISCELLANEOUS MAPS, IN ME OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. (DESIGNATED PARCEL 'C' HRFEON) TITLE REPORT EXCEPTION ITEMS: THE FOLLOWNG HIE INFORMATION 15 U5TE0 IN FIRST AMERICAN TITLE INSURANCE COMPANY, COMMITMENT NO: NC5-583001-SA1, DATED DECEMBER 13, 2012: Q INDICATES NILE REPORT No NCS -503031 -SAI ITEM N0, SHOWN ON THIS MAP. 1-2 GENERAL AND SPECIAL TAXES ASSESSMENTS AND LIEN ISSUES. 3 WI RIGHTS, CLAMS M TRE TO WATER, WHETHER OR NOT SHOWN BY THE PUBLIC RECORDS 4 RIGHTS OF THE PUBLIC IN AND TO THAT PORTION OF TIE LAND LYING WITHIN ANY PUBLIC STREETS, ROADS AND/OR HIGHWAYS - 5 GENERAL PLAN LIMITATIONS, COVENANTS, CONDITIONS, RESTRICTIONS, RESERVATIONS, EXCEPTIONS, TERMS, LIENS M CHANGES, BUT BOEING MY COVENANT, CONDITION OR RESTRICTION INDICATING A PREFERENCE, LIMITATION OR DISCRIMINATION BASED ON RACE, COLOR, RELIGION, SEX, HANDICAP, FAMIUAL STATUS, NATIONAL ORION. SEXUAL ORIENTATION. MARITAL STATUS. ANCESTRY. SOURCE OF INCOME OR 0I5ABIUTY, TO TIE EXTENT SUCH COVENANTS, CONOITIONS OR RESTRICTIONS VgLAIE T1lE 42. SECTION 3fiO4( CJ, OF THE UNITED STATES CODES CONTAINED IN DEEDS OF OTTER LOTS IN SAID TRACT, AN EXAMPLE OF WHICH CAN BE FOUND IN THE DEED FROM THE FIRST NATIONAL BANK OF SANTA ANA. RESERVED DECEMBER R. 1924, IN BOOK 549 OF DEEDS. PAGE 232 LAWFUL RESTRICTIONS UNDER STAR AND FEDERAL LAW ON THE AGE BE OCCUPANTS IN SENIOR HOUSING OR HOUSING FOR OLDER PERSONS SHALL NOT BE CONSTRUED AS RESTRICTIONS BASED ON FAMILIAL STATUS. © AN EASEMENT FOR STREET AND HIGHWAY AND INCIDENTAL PURPOSES, RECORDED NOVEMBER B, 19 7. AS INSTRUMENT NO. 5901, IN BOOK ITNI PAGE 964 OF OFFICIAL RECORDS. IN FAVOR BF: CITY ON COSTA MESA R INE FACT THAT THE LAND UES WMIN THE BOUNDARIES OF THE AREA NO. 2 REDEVELOPMENT PROJECT AREA. AS OSOOSED BY TIE DOCUMENT RECORDED DECEMBER 10, 1979, AS INSTRUMENT NQ 11557, IN BOOK 13427, PAGE 402 OF OFFICIAL RECORDS B ANY DFFECM, LIENS ENCUMBRANCES OR OTHER MATTE 5 WHICH NAME PARTIES WITH ME SAME OR SIMILAR NAMES AS HILL UVING MUST, PRAM VESRE (10+ MATTERS} ME NAME SEARCH NECESSARY TO ASCERTAIN ME EDISTEN" R OF SUCH MATTERS HAS NOT BEEN COMPLE0. IN WILL ORDER TO COMPLETE THIS PRELIMINARY REPORT OR COMMITMENT.WE L REQUIRE A STATEMENT OF INFORMATION 9 INMI% OF PMt1(S IN PD$54-55014 GENERAL NOTES: ADDRESS: W25 PLACENTA AVENUE, COSTA MESA, CALIFORNIA VESTED OWNERSHIP: ME GARY & SAND HILL FAMILY, LLC TAX ASSESSOR'S PARCEL NO: 422-291-09 LAND ARE& 0945 ACRES FI. BM ZONE SHE IS CURRENTLY LOCATED M 'ZONE X' OF FEMA FLOOD INSURANCE RAR MM PANEL N. OEMAICB268J ZONING DESIGNATOR: THIS SIZE FALLS UNDER ME "MESA NEST BLUFFS URBAN PLAN". ME MESA WEST MUFF URBAN RAN AREA IS CHANACTERIZFD BY A WIDE VARIETY OF LAND USES MIS SITE IS CURRENTLY DESIGNATED -MG' (GENERAL INDUSTRIAL). RA;O QHp- LIGHT-WIIIfKAL BUILDING SEMACK INFORMATION: FRONT: 20' SIDE (INTERIM): 15' ON ONE SID_ AND D LEFT ON ME OTHER SIDE. IF THE SIDE PROPERTY LINE IS ADJACENT TO A RESIONTAL ZONE, ALL BUILDINGS SHALL MAINTAIN A SIDE SETBACK FROM ME RESIOETTAL PROPERTY LINE OF 2 TIMES ME BUILDING HEIGHT AT ALL LOCATIONS REM (INTERIOR} 0 FEET (O M) IF ME REM PROPERTY UNE IS ADJACENT TO A RESIDENTIAL ZONE, ALL BUILDINGS SPALL MAINTNN A REM SETBACK OF 2 TIMES ME BUILDING HEIGHT AT ALL LOCATIONS SIDE OR REM EXCEPTION: ABUTTING A PUBLIC STREET 20 FEET (6.1 M) EE7R FOR SECONDARY, PRIMARY OR MAJOR SM5 R ME MASTER PLAN OF HIGHWAYS 15 FEET FOR ALL OMER STREETS MONUMENT NOTES O1 GPS PONT ND 520JR2 N ZIB44BU.71' E 6051112.44' FOUND LARGE PN NNE KIM BRASS WASHER STAMPED 'LS 5153" FLUSH, AT ME CENTERUNE INTERSECTION OF PMMA AME MD HAMILTON ST. PER RSB 150/113-23, CR 2008-1496 O GPS POINT NO, 623RD N 2181063.55 E 6040456,12 FOUND SPIKE AND WASHER STAMPED 'LS 5411'. FLUSH, AT ME CENTERLINE INTERSECTON OF 19M ST AND MONROMA AVE PFR OR 2006-791 O FWNO (4) LEAD, TACK & HAS TANGENT -OVER TES, FLUSH, STAMPED 'LSI 697D' ACCEPTED AS RUNE COM INMRSECTM OF 19M STREET & PLACENTIA AVENUE PER C.C.M. TE SHEET /2005-1506. ® FOUND SPIKE & WASHER, STAMPED "LS 6970". ACCEPTED AS ME CENTERLINE INTERSECTION OF HMILTM SHEET & PLACENTA AVENUE PER C.CM TIE SHEET YZO05-02088. O FOUND LEAD, TAO( & TAG, STAMPED 'RUE 11066" IN CONCRETE GUTTER PER RI. ACCEPTED AS SE CORNER PARCEL 2 PER RI_ O FOUND LEAD. TACH & TAG, STAMPED -RCE 11066' IN CONCRETE WRIER PER R1. ACCEPTED AS SW CORNER PARCEL 2 PER TO. Oj MIND 2. 1 R FTL3m WITH DORMER. YAM NAIL & TAG STAMPED -RCE 11066" PER RL OFOUND (4) LEAD. TACK & TAG TANGENT OWN TIES, FLUSH, STAMPED "LS 6970". ACCEPTED AS CENMRUNE INTERSECTION a 20TH STREET & PLACENTA AVENUE PER C.C.M. TE SHEET '2005-0209H. O SEARCHED FOUND NOTHING SET NOTHING DETAIL "A" SNE 1'•W C 1 '1 0 PARCEL 2 N. - PMB ly9b NB9'38'49'W [ Z 31 -El — [414,90] M&R DETAIL "B" SCALE V-10' PAKrL 27'!7 C [174 6 f� P L' PM8 1 2 TENTATIVE TRACT NO. 17658 FOR CONDOMINIUM PURPOSES COUNTY OF ORNAGE STATE OF CALIFORNIA •k'�.=.:11!d11y,-71,:7'11 X G' 7v ABET WIN BLDG. FACE BLOC. FN:E 1 22��AX GAME (DETAIL �'.Ox OAIAY AMOUR PAD flEY PAD f1fY�- 0' CURB BOUGH GAIT CURB R GUTTER TYPICAL TYMIF ABJE AFENYTAI ___ _ SITE VARIES 4101E PROP. GRATE INLET WHERE OCCURS ON PLAN WLY EId1DDAAY N T.S. 85� ED 6' WALL E( CRADE - @ATN. omw 'A' CURB ANO GUIC R PER CRY OF GLENDORA STOS CUTTER GRADE FLOWLINE C&M MANSUM SAL LOM NO SOUTH NIS. 0IATE6Y PANE ■ M& RUM CL CENTER LINE mSmSIMAGE ■ CABLE TV hUnIA FP POWER POLE ®SWRT ORAE MBYME AU n TUM KWO 1W (D TEE 7[" "OE■ XWJ1000 Rs MOM FW 4) WX L E"T M MIGHT KUM IC WW NIUITN BACK OF NAI( TOP OF WNL ASPHALT PAVEMENT ■ TAIL N7WM i nm MIT ■ IgFOP PUIROM m FAE ouI CM4. 710N (I2to COSTING SBA71 R CE num OSEM WA17R +-r. CHUM UFA TOIGE In PNOE w" ■NATIR WARE 1■7D FENCE ]G11B CONCRETE ■ nis WE1E ® TERTIANN71OT NOCK WAL 7p1C m PROM VALVE GUARD POST (GP) 0 W MCiDI ■ fOOi VNA1 x'•M1�W �- CFNIENIINE PROPERTY LIE B O'G WMTQ ■91 F'OW LINE 0 TNIPW VAGI N luaf! VMAT TE 20.91 twim Nt v .f W A T7AVSwR TR =WA U7UIY Wm4 GRATE • M)C)N!O Ww a = PF IAVEMOITNAVIN0-.S1 � w U" .�vxm wk Y OAS $90 IS FNSMR SPEACE R nam FLOOR w MAIMAL own 6— 9 O FlIO PONE TUE SPRN(LIR RI sum YONUIIENT GUY WANETC TOP of Ova r' SIGN POST 0 A11Aw &2Pl OH STOP R CLOW LM 10 TOP s CYtt TN 1N1V TB' OF BERM INVERT 3(E two Pd.E (A WOOL ■IFN! A AERIAL TARGET PEC POR2.Y0 LQS MWDOWi OETEPTFR C2NCk= MBI " Mm MC Y'Rk1THE Wp IRRIGVMIN PLANTERR�X UPWOO PCNL so TTGI POST ON C11CH OkPk ST PiBQT LKM CB cm BASIN PM POST BEJCA'GW WVY TION (SfRPOL UTILITY PURVEYORS: AE samBA GWBNNx EDISON CO PHI (M) 0114-5123 ILE)427xcEs a. ROE ( RUE (BAD) 427-2102151 n PACIFIC — RUE (722) 312-2155 u MILE IME WARNER OW NORTH RUE (726) 744- 108 3OKILAIllim NE 0. 20 .WC. DOSIA MESA swum D57BCT RUE- (BIB) 66 -MM � caxsaaRn 101701GRAPHIC SCALE PROW- (BIB) 631-12DD SCALE: 1" = 40' FACE 2F GWAfE GARAGE ROD7 1�R IACII T wim FriAIr5e■I ANT s• PID sue DNER e' AM CURB BMF CURB 0' ON QUAL NT, (SLY EId�DAPlY RTS, WALL WE waft THE B2UTES 54,[IN UN THIS MAP ARE BASED UPON THE BEST AVAILABLE PUBLIC INFORMATION ®tkI Mom R[ CITY Or CON- VE2A PLANNING COMM/SS/ON SUPPLEMENTAL MEMORANDUM MEETING DATE: FEBRUARY 10, 2014 ITEM NUMBER: M-6 SUBJECT: PLANNING APPLICATION PA -13-21 AND TENTATIVE TRACT MAP TT -17658 FOR DEVELOPMENT OF 36 LIVEIWORK UNITS AND RESIDENTIAL UNITS AT 2023, 2025 AND 2027 PLACENTIA AVENUE DATE: FEBRUARY 5, 2014 FROM: PLANNING DIVISION/DEVELOPMENT SERVICES DEPARTMENT PRESENTATION BY: MINOO ASHABI, PRINCIPAL PLANNER!(1P� FOR FURTHER INFORMATION CONTACT: MINOO ASHABI, AIA (714) 754-5610 minoo.ashabi@costamesaca.gov This memo is intended to provide additional public comments submitted to date. 1) Letter submitted by Greg Ashville (property owner of 2013 Placentia Avenue abutting the site on the south): The letter refers to several issues including: a) the shared access easement between the project site and 2013 Placentia Avenue and the potential increase in use of this easement with the proposed project, b) location of the garages with respect to the shared access, c) proposed landscaping on the south side, d) disclosure to future buyers because of proximity to light industrial uses, and e) construction traffic. The letter including copy of the recorded easement is attached for reference. • Shared Access — the access is described in the recorded document as "an easement for ingress and egress and for utilities in favor of the south half of Lot 13 and north half of Lot 14." The agreement also specifies cost sharing for installation and maintenance of the easement. The letter refers to intensification of the use of the easement with the proposed change in land use; however, there is no restriction with respect to the potential changes to either property that could affect the terms and conditions of the easement. This is a private matter between the easement holders and should not affect the land use entitlement for either of the properties. The shared drive is open to be used by all future residents; however, with the site design it is anticipated that the northerly units will make an immediate right at the entrance and use the common drive on the north. The two-way drive proposed at the south provides an independent width of more than 15 feet to the garage doors that is entirely on the project site. Given that only ten garage spaces are taking direct access from this driveway and there are no loading or delivery areas to the south opposite of the garages, there is no intensification in use of the driveway in comparison with a two-way drive in a commercial parking lot. The original site plan included a row of parking along that edge instead of garage spaces and the same concern was raised by the property owner to the south. The revised site plan was intended to reduce the number of vehicles that will use the driveway for back up. • Landscaping along the south — the letter refers to minimal landscaping along this edge; additional landscape buffer is suggested to soften the appearance of the garages from the southerly view. Two buildings are situated on the south, a six-plex and a four-plex. There are landscape pockets between the garages that allow for installation of shrubs and ground cover; however, they are not deep enough or have the height clearance to allow installation of trees. Landscape areas are proposed at each corner of the buildings, along the first driveway to the site and at the westerly edge of the site that may impede the access easement to the rear of the adjacent site. Condition No. 17 requires that all landscaping installed within the easement be coordinated with the property owner to the south and not obstruct any access to the parking areas. • Disclosure — the letter requests that a disclosure be required to future homebuyers notifying them about potential noise and nuisance associated with light industrial uses to the south. Condition No. 26 requires a notice to buyers regarding living adjacent to light industrial uses and potential impacts from the adjacent properties with existing industrial land uses, including but not limited to, operational characteristics such as hours of operation, delivery schedules, outdoor activities, and noise and odor generation. • Construction Traffic — the letter requests that the construction traffic be directed as such to not interfere with the daily operation of the uses at 2013 Placentia Avenue. Condition No. 7 requires that the applicant submit a construction Management Plan for review and approval of the Transportation Division prior to start of construction. During this review access to the site during construction will be considered. 2) Letter submitted by The Gas Company noting that gas facilities are available in the area for the proposed project (Attachment Attachment: 1. Letter submitted by Greg Ashwill 2. Letter submitted by The Gas Co. Distribution: Director of Economic & Development/Deputy CEO Senior Deputy City Attorney [J Public Services Director City Engineer Transportation Services Manager Fire Protection Analyst Staff (6) File (2) Kim Prijatel City Ventures 1900 Quail Newport Beach, CA 92660 126 Properties LLC 126 E. 16th Street Costa Mesa, CA 92627 Greg Ashwill 21660 E. Copley Drive, Suite 195 Diamond Bar, CA 91765 10 February 4, 2014 Ms. Minoo Ashabi, AIA Principal Planner City of Costa Mesa, CA 92628 Received City of Costa Mesa Developrr1ent Services Department FEB 0 5 2014 ATTACHMENT 1 RE: Notice of Public Hearing for 36 unit live / work project at 2023, 2025 and 2027 Placentia Ave., Costa Mesa, CA (the "Project") Dear Ms. Ashabi, Thank you for taking the time last week to discuss with me the proposed development of the Project. As discussed, I am one of the owners of 2013 S. Placentia Ave., Costa Mesa which is directly adjacent to the Project. On behalf of the owners, I wanted to reiterate that overall we think that the project will be an improvement to the surrounding neighborhood and community. However, we have a number of serious reservations and concerns with respect to the Project as it affects our property and the neighborhood generally. These concerns are as follows: 1. Access and Safety: The Project and our property share a common drive way for ingress and egress pursuant to a reciprocal easement agreement. The original grant of easement was in 1959. The intent of this easement was simply to allow each property owner access to their respective parcels. The uses have co -existed harmoniously for many years. The current proposal, however, significantly increases the use of the easement in such a way as to create unsafe conditions for the users of both properties and, in particular, would burden our property in a way that was never intended. Having been drafted close to 55 years ago, the shared driveway easement did not contemplate the issues arising from a pre-existing relatively low density industrial project then sharing access with a high density residential use due to rezoning. Upon closer examination of the easement, you will see that, as a practical matter, the current configuration of the Project creates an untenable situation for both property owners. The easement is currently 24 feet (12 feet on each property). Trucks and cars will be using a very small driveway and the potential for accidents is inevitable. Under the current configuration of the Project, cars will back out of their respective parking stalls on our property and block cars exiting the apartment complex, specifically from Buildings 5 and 6, and vice versa. Please see the attached site plan. Furthermore, with the garages of Buildings 5 and 6 in the proposed apartment complex opening up into the driveway easement area without any setback, traffic will be blocked for vehicles accessing both parcels. These issues will be heightened in the morning when employees come to the industrial complex and the residents are leaving to go to work at the same time. Deliveries to the industrial complex further compound this problem, particularly in the early morning rush hours. We are concerned about the safety of the residents of the Project and the users of our property as the space is literally too tight to properly accommodate the traffic flow, 9 particularly with trucks. It is entirely foreseeable that emergency access to either property might be blocked due to this situation. Please remember that the average length of a car is approximately 13.50 feet. You can easily imagine two cars trying to back up into a 12 foot easement at the same time or a car and a truck trying to move through the same space. We can also easily imagine owners parking in the easement even if prohibited. We would like to see the garages turned so that they do not open up into the common easement area so as to avoid these problems. At the minimum, the proposed setback for Building 9, in the apartment complex is more appropriate for Buildings 5 and 6 as well given the inherent limitations on egress and ingress based on a shared driveway. An earlier plan for the Project located the garages on the other side of the Project and this would entirely eliminate this issue as well. 2. Landscaping: In terms of the new site plan, there is essentially no landscaping proposed to visually soften or buffer Buildings 5 and 6 and the garage doors that will face the front of our building. The common area driveway should provide for setbacks which would then provide room for landscaping. This would seem equally important for the residents of the Project as for our users. 3. Disclosure: All future buyers and tenants of the Project should be made aware of and sign off in writing that they are purchasing/leasing residential units adjacent to an active industrial complex. Some inherent conflicts will surely arise due to the proximity of two fundamentally different uses — industrial and residential -- so close to one another. I am sure the City of Costa Mesa will be involved, along with us as the adjacent property owner, in solving these potential issues long after the developer has sold out. A disclosure required as a condition of the approval will reduce the potential for such future conflicts. 4. Construction Traffic: Lastly, we want to make sure that construction traffic and vehicles do not block, stand, stage or use the easement ingress/egress as they will create safety issues in blocking both emergency vehicles and other cars and trucks trying to access our property. This should be specifically referenced as a condition to any permits or other approvals granted for the Project with sufficient teeth to ensure compliance. I have enclosed for your review an aerial and a description of the easement as well as parcel map(s). We appreciate your consideration concerning these issues and we look forward to working closely with the City of Costa Mesa to resolve the issues related to the proposed residential development next door and adjacent to us. Sincerely, �G Greg Ashwill City Ventures .'� _ 2023 2025 4 227 �. •-, ! _ _ - Placentia Avanue � w • a �-'Rk Z, - - 1 ' ,rte • 1w.__ 2.4common _ ■ al _-' Casement Driveway; IL • �+L�h�rlll Nrop�rt�r � � � �„ � � � 1 - ib w_ lr f J a i 1 1 W ( 4 a W L_J I TYPICAL lug Q 1 ars 1rc iCAL 3ST0 Y 3STORY- 1 Q OYYN OUS 29'-4' ars LOFTS 201-V 2C-'-0- F. -3s m� Z OPEN {_ ` W J P CL _ I PJ A, -C ---E N__T..-.--T_H- ■� CRY verrt re 1900 Quail Street City Ventures 9a9256rt��5,55ch, Ca 92660 (ON(EPTUAL SITE PLAN Cosa Mesa. G lihl --Y•It:'Nl11113 SITE SUMMARY Site Area: 1.88 Ac. Units: (32) Towhouse Units 1531 sq ft (2bdr+flex/2.5ba) (6) Loft Units 1415-1560sf(2bdr/2ba) (38) Total Density: 20.2 du/ac Open Space Required: 200sf/unit 38x200SF = 7600sf/unM Open Space Provided: 8795sf (primary courtyard only) 231st/unit PARKING SUMMARY Required: 3.0 per unit (1 Covered Spaces per unit) 38x3 = 114 Total Spaces Provided: Garage Parking: 73 Spaces Open Guest: 41 Spaces o ro m w A1.0 KTGY Group, Inc. A -M17922 itch Planning . 17922 Fitch Irvine, CA 92614 949.851.2133 1 ktgy.com ,� - � � 87�! v► � ].88 AllliltiEMM CUM10 PC,Aaas t� 7�i THIS AOXOMNT entered into slats A.t!R day cf_4;. 1 _B471by and between S. J. COOK and 818119 B. =a. busband =6 wife, as Parties of the first part and STAXW W. 80=19 89A DOLd# 8GH=T9. husband and vice. parties of tl:a desond par8, YIT11193RSLlU1 That the first parties are the owners of that gertein reel property located in the City of Coeta Kea$, County of Orem, State ar California, known as 2025 Placentia Avenue In sols pity and described se: The !forth j of Lot 19 aad the. South j of Lot 12 all in $look A, Tract 612. as per map recorded in 8o oh 20, Pages 1 • Z. Kis- oell+ureous Here. Rtsordo of Orange County, Ca: 1 carnia►■ } That the stood Parties, are the ownsre of the real prop» ■rty located in the CitY of Costs fleas. County of Orange, State or Caiiiornia, known me 2013 Placentia Avenue in gala City and described aei The South i of Lot 13 and the Borth of Lot, s,4 all in Block A. Tract 612, as per map redorded in Book 20, pages 1 A 2, Kis- oellaneous Maps, Records of Orange County, Californio. That tre parties hereto are desirous of creno a cousmoo right-of-way for ingreas, and agrees and for utilitYs, far the bensfit of each of them., NOV. TKERE.P.eO_p_8. tl:c PArtlse agree with each other as fol - That an sa/sentnt fpr iWeReand agrees And dr .' /µits, itles Ift fever of tY'a south * -f-LO'- 13 and the HarQ, 4 of said -Lot 14, !a erented over t}e Southerly 11 favt of the forth } a$ anis Lot 13, and afi eascmert over the RortferlY ii Leet of the South �1r $ of :�O% 1; is areatcd in favor of said par -no of said lot l3 11 '41 2/ AaHiOM. OIIOMAM a.ro MANCHS" a.tOau" at LAVO a.ns "M plod* .aw.O.. aWL.n/. �. 16. a.. 4184 Wawart 0,964 a.uroawa aa4.a .•n.a . Description: Orange, CA Document -Book Page (Pre -1882) 4878.188 Page: 1 of S Order. d Comment: N0 40 B. kc L, V ox 0..4` es 4 Mrs. -+ and the South of said Lot 12 for the purpose of e=ast#tlj i. noMori right—of—way for ingrese r-nd epress for the iQstalSatios W Of utilities such as water, gas, clectrielty cad sews, 22 fast in width, for the benefit of Loth parties. It is agreed between the parties Lira: the first party will ie:;)rcvd the roadway aver the easement sa rade and th@ sr Gond P*rtisa shall pay one-half the cost •. sleeh List@ " they i start using the faculties. The sewer is to be :nstalled by, the first cf the ptsrSieo nerato needingdetlri or ng such fap12- ity and the ether pasty agrees to p*y e -&-half of :hr coat t4:errcf at r,, -.:h tisre as he dc:ires to t:tiltae such facility and xakas a cvnraet;o;+ on said property. The awls proeed-are ahail be ^nllcwed xi.:: ;-ertrenee to r:ry Joint rater, oak:_ or gas rscilttlea bt:t esti: Of tho partlao hereto muy, a: his own cost and expense, i:tstell h:s ine'vidual wste.r, POwe;• or 4ss t'azil«- iC1eB. of tht parties :.ernto fter. hereby Grant, sell ens con— vey u:tto 't:e c,:her pc::y as grantees, t::air heir; a. -A assirr,ls. a perpetual cssemant over the 11 Toot strip hereloabove dor... cribed for ti.e Purposeo herein set forth, which said easement s!:nll run With amid described prc,.erty mil the title ttnreto, and ba hinding t,Nor. tic refydotire grantors and t:tieir heirs arc an any pd'rsen that Eholl hereinafter srGulre auoh title to sHic doporibed properties. WIMS3 ViEP£OF the pr.rtlea hereto have Lereunto cat ;:.eir i:andE tht- day alle year first above written. r1R�T FllfiTle.B •t r,•c,r, r.• ai►v �e � r �c iv].Le Description: Orange, CA Document - Book Page (Pre -9982) 4878.188 Page: 2 of a Order d Comment: 9 EJ t 15[_f?Sy 4 876 pw 190 STATE OF OAUrORIiIA ) coIum OP CRi1 M On before me. the and"%. FICned, a Notary Public in Rrrd for paid CoUnty and State, per_ Banally QPprared a. J. Oaok and E1ele S. kjto" to me to be The pereonf Vhoee r.",d aro rut.arihed to the within lnetra— arat and acknowledged that they executed the fame. W1TW38 NY hand and official seal. r r, . � arY li c n an County and 99ate. {In •. F, ,:✓ STATE OP CALIP•ORfiIA COUNTY of OMNCXC 11 '.s. :.__._�► _,, 19,_,J, before me, the unt!et.t signed, a hatdry ?ubllo In and for Bald Count; and State, per_ co:ailY apPaa:rod Stu"Iev W- Soqulte and Dolly Schulte, :mown to MO to be the perxone whose namea are eubRerlbed to tae rlth;n in"rument anG acknnwledged tht-% they executed the ease. WITNMS ay wand and ofrIcial Beal. o art u i C n an o, tR�„w CDunty and Sato.' ... ,•��r •iCut ■rGCRG�F��4� r dk %J 3. Description; Orange, CA Document - Book Page (Pre -9982) 4878.188 Page: 3 of 5 Crider., d Comment: IN I i I , I I mreaOW ntamarat} or C°sa'ii'a lite lata on vow rntt.we 11 a tdawl waffivren 1 2013 Pll milia (bstr. NMe, Ca i• II L _J '—"' wi.rAxar+rWtxes f r "I L Momw ++arwwr nhraN ... s►aeaAsors►+asuwraeluaplwlhaffer GRANT DEED 4316 1= OK 103729PS 492 F wn Af �i THfa UNDFROIGNED GRAriTOR1811M::LAREM) DOCUL*NTARY TRANIMA TAY. h 10 ocneida�aiion loan t' an X100 r] oonwuw on IVN valtuf of prwwty conveyed, or n computed on lu l value love value of Ilons or encumbrances retllelntng at IWAO of $W. 1.1 unineorpornIng area 9) cqy of FOR A VALUABLE CONSIDERATION, receipt of vows N hereby acknowledged. Sylvestair J. ikiok add Elsie A oouk trunt:wss, undo: a docluxtiati of trust dated !larch 31, 1977 hrreby OgANTlajlo Prank L. Mor�vrfvn, fill .uenaxij(.0 uw), Qwrles W GavrM, a 11orried seef, Fred Mr Gswjvn, o rnart:Aeel i;ozn, Seal Ylriirtt,, a marriW Mn, and Gory 0. -YE len and YAtherine Jordan, huabnmi a,x1 wife:, ma joint tenants each as to an aridividad one-fifth irherrext. Iha frWowing descrlbod rad proearty In the City of Costa MM cohaliy el Orange , Ststs of calHornta: M Ow"w it: 1509 ingralo, egress. hvxi public utilities over the northerly 1 foot of the Sr,atherly 12 f fiat of parcels 1 and 2 as per map filed lea Book 149, i+agos 1 and 2 of Parcel Maps in the office of tin county rMQ*Zder of "JAI WM-,y. It is the intention of tho yr3ntors by U" grant of 04aWMIL to Widen th(P existing Mold over the &-Aherly portion of their l end. Daled 29 hu ALM aTATE OF ;41FORMA ce ow awe W.Mf Nw. a W" Paul In bw for ON Bulk /am%ft w Mal raa l ar uM prl A RMID --1-I-- ftht Md a Un WMIII IaWUIMItl aaa FQlaaWIWpO UW--- th" - smut" 111M alas. wiTME33 a.r f+ssdind ufGtrar kiu: RY nttlrl0 MANO1tM arA1i 158 a Dock, true- � MAL ch ArnOM A �� • u�lA OfiWiE ✓ti erste � � ts. ITU ttk4 � hn NIKNI aryttN 4Mtf q ' I J i .. I, it '� � ITK; • � i li y� l�• i 1 Description: Orange, CA Document- Book Page (Pre -?982) 13729.492 Page: 1 of I Order, ddss Comment: I `I SK 13720PO 4 I�asssele eaetlaayea er i! I 4 No Me sJ1ni "W" ... 4 317 _ 1480 iui [lusts Mere, C& IiOAiIA! 1pM1 ilFLt p0; L JItCIAL � waq TR1t.fA heti TP Y�p �! = r Sam as aboft I GRANT PEED - THE Uf DOMIGNED GRAWOR(8) OkCLARNIS) i POCUMMARY TRAN111Ffel1 TAX Is t...9 anad_d talon le" ravel $10o O aomPuted On lull value 91 property conveyed, or I"j computed on lull vatue lees value of Ilene or sneumbroncee wrisilning at time of vele, E; umm orpordfod area McNyof _ Jt .JiR+� __ _��, AND FOR A VALUABLE CONSIDERATION, raaslpt Of wfdch h hereby acknowledged, I Frank L. &- Gavran, 0 rlon Mc: Gavtmr. i'rJaa Mo ^,avCNt, ban ltni&s, i'nry u. Jordan NW Katheri.1" 3oaklan. I • Aarsby'GRANT(a) to } Sylvester J. Oxk and 81sie S, (t+Iak trustees under deaiaaeeion of r trust date] Ma rh 31, 1977. tho Wow" desorJoed reel properly In ihs City Of Oust& Itboa counry of quango , Slate of California! An eaaaumt for ingxws, L*gLj3116 and phblic utii itis, rrvar tSia Wmajerly 1 foot Of 110 Nosthe['ly 12 f—F. of thn South I/2 of la 1:Z _t7f lilac% "A" to Trwt 612, Oosta ax^ 'l>ezrom an eltnaa on rs-, nfWxecnnrked it BOA 20 Pages 1 and 2 of Miaoellentaexls Maps. It is the intea"m of the grantor by this grant: of oao®aMit to widen the existing toed over the northerly ports,n of their lana. an BYATZ or CALIR/�)OM _..�as cointryOF blas an Aw111t tR..l9l14 eelae en, es unset (" s o0my PaIft h W4 W MN sift prawsy ee in aii MMM... .-...— woes "M - —..— Ns.Di1Md IR10*[RMN "ftrSinowiwwlwlyRi V'j—...--- Qimu IMr 11"fd MI /MJM MN.._ �iWw YM 1ei16 L=W-1 I J{,( � � YRf[Af1[:llliFp III AMD lbw M1Q►1h11 �.r�wswr ;A Desn: Orange, CA Document - Bock Page (Pile -1982) 13729.49.31Pagu: 9 o/ c Order. ddss Comment: 1Z k I I l91.l010vell BK 13 7 2 9 Po 494 Yl AllOf1AfNwhim + i�. l [lUNly !N Qf!Acll- - }SS twat me Chi .. _Au*iuc if e_. L48El. _....._..... IM ua/rnytu0. r Iry1NY W Wlr n rM Ilr Hid Y11sh, /f+wsrllr ellrar,N __ �. � //� - ••- --•• «» ..-,.^..,w--- I6Mi1r IMef.,p-r w_ --w r^M1_» �r+Ynu1.R fO n,r W`— •• ••r M1`��-^•r.`� Md%rl! IIrO► ..•. ,__0.. �Yllrr flbrd k. ir., r.lhw m.ii.arhi rid arAroMr+1Pd ihar h! rrrur. ..�.w...nrlu...nn.....+..i. III shot A'A thh ,aw p1FKIAl SEAL W t1ryr,d 1 YS 6r► h..nd Mr..i 0Y1 SAA*IAN NAAW" N.r...1N4E. r.lur r.h glA116E Cr7temy ! Air (.r.6lydr. 6r1wf 1.41► 10:1 L.atneprs ItM. f -r .•. r,yr W'nlrrlr Nr11 StAl IIA.rll S[A1l IN LAINIMNi NMI M. rlMh !OC oe „Au�uet 19, 1980 ,Nor. Wahl! M1 tma+�dlauid saa,wletvwh•Aral,il0._, �Ycrd_11r[lxtirilyi !net �iitrleR ••rul------- e6 the wR111n mtllW -1 and 816nw1r4aed Owl thea !.!1 vwd thr — VYI 1111 11 -V h.,n1had 6110.1 rr.f We+f•lwr /.ha�. z f$ t�L . MA/lAN NAkiLNI! 0".r.1 P -MIA to hF. OU461 COL MT 601RI joy 11, tri. 1�1u f!!>r!r E udr r.rr wr .p.w...,wxw tpiun6Wau SIA11 01 I:ALNURMA rOUNIY vl — rS$; �_ �SS Wrarrse L AuRusc Sl, 1980 E — -Mj Stain. p.:f6,Wty rRp..r.e ��Ri a o1�ai1 ' �i�,' .!pin In .^? IMiIN. f.... -�_ mare qr p.es6n ._ uhw. n.mr!! ■C�,...- fuhrl.ty0,`6'e'd So rhr -Mlrtn msuvmrnt and erifxh'6jyld !leaf .,�,lt1.)y, ...+•n.... rw ..lrulM t1P larpr QII'1tIkLt WIYN155 —1'"W &* quo AT tMl acAflAN i+ ._ Irw 1111. fpr\ rlN. Mri!- rAw iN rMrW ...11 1t d Description: Orange, CA Document - Book Page (Pre -79 Order.- ddss Comment: $2) 13729.493 Page: 2 of i' 13 I w 9�� � +H fLfY�M .� 1 + ^� i�� : d+� ! 1�1ii�i�. A�'�� �p�V' +•• � �, +a+rwrterear 8��525�7� an WIN ae waw wernw eaee «... r t r.e Nr. & Mrs Cook 3318 Maryland ' L Costa Nrsa, Calilor"Is J awt r "me as above ., 1 bm"Itow ft"Kaw�rA LN c o araaraUWUMttr+a' cess •' DEED DQCZ%offmy mA1mm TAX js$. ftS C�641daratioa Y"e than $100. So ©' comp" an faq Von or prep" W.MYK or p owiaptttesf � turr� 1ees�►dge ae Gsrti nr a�brasCsa roarrletEsp at Mega o� wh. ❑ vafnaoi' N10d arra FOR A VALUAWA CopMOMAyK*4 Ieoilpl * wj,,h bshweby Frank L. HcZavraa, Ckarlas We Cevran. Fred He Celvran�iae, wry (i. Jordan And Katharine Jordan Sylveatsr J. Cook and Biala g. 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MEAU i int nsr,II4T. id ZO WITWO MVfind OW afthM ad, RET E.u6t S. LU.1.HU11611r Y.+6lzG�CRLi! P�+�II 7� f .Wv PON In NMI ft vW aI� eid tea. DescOption: Orange,CA Document-Year.DociD 1884.525078 Page: 2 of 2----4110----- Order ddss Comment �J r is I to The Gas Company A Sempra Energy utiiity'" February 4, 2014 City of Costa Mesa 77 Fair Drive Costa Mesa, CA 92626 Attn: Minoo Ashabi ATTACHMENT 2 1919 S. State College Blvd. Anaheim, CA 92806-6114 Subject: Proposed Mitigated Negative Declaration - Planning Application PA -13-21 Urban Master Plan Deviation in the Mesa West Bluffs Urban Plan Area; Costa Mesa This letter is not to be interpreted as a contractual commitment to serve the proposed project but only as an information service. Its intent is to notify you that the Southern California Gas Company has facilities in the area where the above named project is proposed. Gas facilities within the service area of the project could be altered or abandoned as necessary without any significant impact on the environment. Information regarding construction particulars and any costs associated with initiating service may be obtained by contacting the Planning Associate for your area, Arturo Arzaluz, at (714) 634-3040. Sincerely, Armando Torrez Technical Services Supervisor Orange Coast Region- Anaheim AT/ps nvtnegde doc FirstCarborf SOLUTIONS r Initial Study/Mitigated Negative Declaration 36 -Unit Live/Work Project Placentia Avenue and 20th Street City of Costa Mesa, Orange County, California Prepared for: City of Costa Mesa Development Services Department 77 Fair Drive Costa Mesa, CA 92626 714.754.5610 Contact: Ms. Minoo Ashabi, AIA, Principal Planner Prepared by: FirstCarbon Solutions 220 Commerce, Suite 200 Irvine, CA 92602 714.508.4100 Contacts: Thomas F. Holm, AICP Arabesque Said, MPP Date: December 24, 2013 City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Table of Contents Table of Contents Section1: Introduction.................................................................................................................. 1 1.1- Statutory Authority and Requirements.............................................................................1 1.2 - Purpose.............................................................................................................................. 1 1.3 - Incorporation by Reference............................................................................................... 2 Section2: Project Description........................................................................................................ 5 2.1 - Project Location................................................................................................................. 5 2.2 - Environmental Setting....................................................................................................... 5 2.2.1 - General Plan and Zoning........................................................................................ 6 2.3 - Background and History.................................................................................................. 12 2.4 - Proposed Project............................................................................................................. 13 2.4.1 - Placentia Avenue and 20th Street Live/Work Project ........................................... 13 2.4.2 - Vesting Tentative Tract Map No. 17658................................................................ 17 2.5 - Project Phasing................................................................................................................ 18 2.6 - Project Approvals............................................................................................................18 Section 3: Initial Study Checklist................................................................................................... 33 3.1- Background...................................................................................................................... 33 3.2 - Environmental Factors Potentially Affected.................................................................... 34 3.3 - Lead Agency Determination............................................................................................ 34 Section 4: Environmental Analysis................................................................................................ 35 4.1 Aesthetics........................................................................................................................ 36 4.2 Agriculture and Forestry Resources................................................................................43 4.3 Air Quality........................................................................................................................ 45 4.4 Biological Resources........................................................................................................59 4.5 Cultural Resources...........................................................................................................62 4.6 Geology and Soils............................................................................................................65 4.7 Greenhouse Gas Emissions............................................................................................. 72 4.8 Hazards and Hazardous Materials................................................................................... 77 4.9 Hydrology and Water Quality.......................................................................................... 89 4.10 Land Use and Planning....................................................................................................98 4.11 Mineral Resources.........................................................................................................106 4.12 Noise............................................................................................................................. 107 4.13 Population and Housing................................................................................................ 117 4.14 Public Services............................................................................................................... 119 4.15 Recreation..................................................................................................................... 126 4.16 Transportation/Traffic...................................................................................................128 4.17 Utilities and Service Systems........................................................................................134 4.18 Mandatory Findings of Significance..............................................................................141 Section 5: Inventory of Standard Conditions and Mitigation Measures ....................................... 145 5.1- Standard Conditions......................................................................................................145 5.1.1- Aesthetics...........................................................................................................145 5.1.2 - Air Quality..........................................................................................................145 5.1.3 - Cultural Resources..............................................................................................146 5.1.4 - Geology and Soils............................................................................................... 147 5.1.5 - Hazards and Hazardous Materials...................................................................... 147 FirstCarbon Solutions iii H:\Client (PN-JN)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Table of Contents Initial Study/Mitigated Negative Declaration 5.1.6 - Hydrology and Water Quality.............................................................................148 5.1.7 - Land Use and Planning........................................................................................148 5.1.8 - Noise...................................................................................................................148 5.1.9 - Public Services....................................................................................................149 5.1.10 - Transportation/Traffic.......................................................................................150 5.1.11- Utilities and Service Systems............................................................................150 5.2 - Mitigation Measures......................................................................................................151 5.2.1 - Air Quality...........................................................................................................151 5.2.2 - Geology and Soils................................................................................................151 5.2.3 - Hazards and Hazardous Materials......................................................................151 5.2.4 - Hydrology and Water Quality.............................................................................152 5.2.5 - Noise...................................................................................................................152 Section 6: Consultant Recommendation..................................................................................... 155 Section 7: References................................................................................................................. 157 Section 8: Report Preparation Personnel.................................................................................... 159 Appendix A: Air Quality and Greenhouse Gas Emissions Data Appendix B: Geotechnical Engineering Investigation Appendix C: Phase I and Phase II Environmental Site Assessment Appendix D: Noise Data Appendix E: Trip Generation Memorandum List of Tables Table 1: Project Summary................................................................................................. Table 2: Localized Significance Analysis (Construction and Operation) ............................ Table 3: Construction Air Pollutant Emissions (With Standard Conditions Incorporated) Table 4: Operational Emissions......................................................................................... Table 5: Estimated Greenhouse Gas Emissions................................................................. Table 6: Consistency with Live/Work Development Standards ......................................... Table 7: City of Costa Mesa Noise and Land Use Compatibility Matrix ............................ Table 8: City Noise Ordinance Standards - Residential..................................................... Table 9: Representative Vibration Source Levels for Construction Equipment ................ Table 10: Vehicular Noise Levels 50 Feet from Centerline ................................................ Table 11: Typical Construction Equipment Noise Levels ................................................... Table 12: Land Use and Trip Generation Summary........................................................... Table 13: ICU and LOS Summary....................................................................................... ..................15 ..................48 ..................51 ..................52 ..................75 ................103 ................108 ................109 ................111 ................113 ................114 ................130 ..................131 iv FirstCarbon Solutions H:\Client (PN-JN)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Table of Contents List of Exhibits Exhibit 1: Regional Location Map........................................................................................................... 7 Exhibit 2: Local Vicinity Map, Topographic Base....................................................................................9 Exhibit 3: Local Vicinity Map, Aerial Base............................................................................................. 19 Exhibit4: Site Plan................................................................................................................................ 21 Exhibit 5a: Building Elevations - Loft Building...................................................................................... 23 Exhibit 5b: Building Elevations - 4 -Unit Townhome............................................................................. 25 Exhibit 5c: Building Elevations - 6 -Unit Townhome.............................................................................. 27 Exhibit 5d: Building Elevations - Duplex............................................................................................... 29 Exhibit 6: Tentative Tract Map.............................................................................................................. 31 Exhibit 7: Perspective - Project Entry................................................................................................... 39 FirstCarbon Solutions v H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Introduction The City of Costa Mesa has determined the proposed Placentia Avenue and 20th Street Live/Work Project (i.e., project) is subject to the guidelines and regulations of the California Environmental Quality Act (CEQA). This Initial Study addresses the direct, indirect, and cumulative environmental effects associated with the project, as proposed. The project involves construction of a 36 -unit, live/work development in place of the existing boat and vehicle storage and a pier and dock services company at 2023, 2025, and 2027 Placentia Avenue. The project -required entitlements include the Master Plan PA -13-21, deviations from development standards, and Vesting Tentative Tract No. 17658. Section 2.0, Project Description, provides a detailed description of the project. 1.1 - Statutory Authority and Requirements In accordance with the California Environmental Quality Act (CEQA) (Public Resources Code Sections 21000-21177) and pursuant to Section 15063 of Title 14 of the California Code of Regulations (CCR), the City of Costa Mesa, acting in the capacity of Lead Agency, is required to undertake the preparation of an Initial Study to determine if the project would have a significant environmental impact. If the Lead Agency finds that there is no evidence that the project, either as proposed or as modified to include the mitigation measures identified in the Initial Study, may cause a significant effect on the environment, the Lead Agency must find that the project would not have a significant effect on the environment and must prepare a Negative Declaration (or Mitigated Negative Declaration) for that project. Such determination can be made only if "there is no substantial evidence in light of the whole record before the Lead Agency" that such impacts may occur (Section 21080(c), Public Resources Code). The environmental documentation, is intended as an informational document undertaken to provide an environmental basis for subsequent discretionary actions upon the project. The resulting documentation is not, however, a policy document and its approval and/or certification neither presupposes nor mandates any actions on the part of those agencies from whom permits and other discretionary approvals would be required. The environmental documentation and supporting analysis is subject to a public review period. During this review, public agency comments on the document should be addressed to the City of Costa Mesa. Following review of any comments received, the City of Costa Mesa will consider these comments as a part of the project's environmental review and include them with the Initial Study documentation for consideration by the Planning Commission of the City of Costa Mesa. 1.2 - Purpose The purpose of the Initial Study is to: (1) identify environmental impacts; (2) provide the Lead Agency with information to use as the basis for deciding whether to prepare an Environmental Impact Report (EIR) or Negative Declaration; (3) enable an applicant or Lead Agency to modify a project, mitigating adverse impacts before an EIR is prepared; (4) facilitate environmental assessment early in the design of a project; (5) provide documentation of the factual basis for the FirstCarbon Solutions H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Introduction Initial Study/Mitigated Negative Declaration finding in a Negative Declaration that a project would not have a significant environmental effect; (6) eliminate needless EIRs; (7) determine whether a previously prepared EIR could be used for a project; and (8) assist in the preparation of an EIR, if required, by focusing the EIR on the effects determined to be significant, identifying the effects determined not to be significant, and explaining the reasons for determining that potentially significant effects would not be significant. Section 15063 of the CEQA Guidelines identifies specific disclosure requirements for inclusion in an Initial Study. Pursuant to those requirements, an Initial Study must include: (1) a description of the project, including the location of the project; (2) an identification of the environmental setting; (3) an identification of environmental effects by use of a checklist, matrix or other method, provided that entries on a checklist or other form are briefly explained to indicate that there is some evidence to support the entries; (4) a discussion of ways to mitigate significant effects identified, if any; (5) an examination of whether the project is compatible with existing zoning, plans, and other applicable land use controls; and (6) the name of the person or persons who prepared or participated in the preparation of the Initial Study. 1.3 - Incorporation by Reference Pertinent documents relating to this Initial Study/Mitigated Negative Declaration (IS/MND) have been cited and incorporated, in accordance with Sections 15148 and 15150 of the CEQA Guidelines, to eliminate the need for inclusion of voluminous engineering and technical reports within the Initial Study. Of particular relevance are those previous environmental documents that present information regarding descriptions of environmental settings, and future development -related growth and cumulative impacts. The references outlined below were utilized during preparation of this Initial Study. The documents are available for review at the City of Costa Mesa Development Services Department located at 77 Fair Drive, Costa Mesa, California 92626. City of Costa Mesa 2000 General Plan (Adopted January 22, 2002). The City of Costa Mesa 2000 General Plan (General Plan) is the primary source of long-range planning and policy direction intended to guide growth and preserve the quality of life within the community. The General Plan contains goals, policies, and plans that are intended to guide land use and development decisions. It consists of a Land Use Plan Map and the following Elements, which together fulfill the state requirements for a General Plan: Land Use; Circulation/Transportation; Housing; Conservation; Noise; Safety; Open Space and Recreation; Growth Management; Community Design; and Historic and Cultural Resources. The General Plan was used throughout this Initial Study as a source of baseline data. City of Costa Mesa 2000 General Plan Environmental Impact Report (SCH No. 2000031120) (Adopted January 22, 2002). The City of Costa Mesa 2000 General Plan Environmental Impact Report was certified on January 22, 2002 through City Council Resolution No. 02-07. The General Plan EIR analyzed the potential environmental impacts that would result from implementation of the City of Costa Mesa 2000 General Plan. General Plan EIR Table 3-6, Growth Increases Over Existing Conditions (2000) Associated with 2000 General Plan Implementation (2020), identifies new development projected between 2000 and 2020. The environmental impact analysis contained in FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.d.c City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Introduction the General Plan EIR assumes 42,469 dwelling units and 46,683,237 square feet (sq ft) of non- residential land uses, which represents a growth of 1,892 additional dwelling units and 12,643,695 additional square feet of non-residential uses by 2020. The General Plan EIR concluded that impacts in the following areas would be significant and unavoidable (see General Plan EIR Section 8.0): • Transportation and Circulation (roadway capacity at Gisele Avenue, west of Harbor Boulevard); • Noise (long-term mobile sources); • Air Quality (short- and long-term emissions). The General Plan EIR was used in this Initial Study as a source of baseline data. City of Costa Mesa Municipal Code. The City of Costa Mesa Municipal Code (CMMC) consists of regulatory, penal, and administrative ordinances of the City of Costa Mesa. It is the method the City uses to implement control of land uses, in accordance with General Plan goals and policies. The City of Costa Mesa Zoning Code is found in CMMC Title 13, Planning, Zoning, and Development. The purpose of CMMC Title 13 is to promote the public health, safety, and general welfare, and preserve and enhance the aesthetic quality of the City by providing regulations to ensure that an appropriate mix of land uses occur in an orderly manner. The CMMC and CMMC Title 13 are referenced throughout this Initial Study for descriptions and requirements of the City's regulatory framework. Mesa West Bluffs Urban Plan (adopted March 2005). The Mesa West Bluffs Urban Plan is one of three Urban Plans created as part of the Westside Implementation Plan, in order to establish overlay zones in specific areas of the City's Westside. The Mesa West Bluffs Urban Plan was identified as a live/work or residential overlay area. This approximately 277 -acre area is north of W 16th Street and south of Victoria Street and between Whittier Avenue and Superior Avenue. The Mesa West Bluffs Urban Plan does not propose any major intensification of land uses. The Plan emphasizes improving the area by providing visual enhancement and encouraging the development of live/work units or residential development within the plan area. The project site is located in the northern portion of the Mesa West Bluffs Urban Plan; refer to Mesa West Bluffs Urban Plan Figure 2, Westside Urban Plan Areas. FirstCarbon Solutions H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Project Description 2.1 - Project Location The Placentia Avenue and 20th Street Live/Work Project site is located in the southwestern portion of the City of Costa Mesa, in the County of Orange; refer to Exhibit 1. The site is located approximately 3.50 miles north of the Pacific Ocean. Specifically, the site is located northeast of the intersection of Placentia Avenue and 201h Street, at 2023, 2025, and 2027 Placentia Avenue; refer to Exhibit 2. Regional access to the site is provided via California State Route 5 (SR -55), which is located to the east. Pacific Coast Highway (CA -1), which is located approximately 3 miles south of the site, also provides regional access. Local access to the site is provided via Placentia Avenue. 2.2 - Environmental Setting The project site (Assessor's Parcel Numbers 422-291-09 and 422-291-10) consists of two parcels totaling 1.88 acres. The site is relatively flat with onsite elevation of approximately 90 feet above mean sea level. The property was originally developed between 1935 and 1951, when the site was briefly a part of the Balboa Airport. The site was used for storage of vehicles sometime starting in the 1940s until the present time. The site is currently used for storage of vehicles, boats, and miscellaneous equipment and materials. A single commercial building is located on the eastern portion of the northern parcel (2027) where a pier and dock services company operates. One building is located on the western portion of the southern parcel (2025) that is used as office space for the tenants of the property. Several storage units are located on both properties. Primary site access is provided via one unsignalized driveway at the eastern project frontage along Placentia Avenue frontage road. The project site shares a 24 -foot open access driveway with adjacent industrial/office uses to the south. The driveway includes 12 feet on the project property (with easement to the industrial property) and 12 feet on the industrial property (with easement to the project property.) The site is currently separated from the residential properties to the west by a block wall. Onsite water and sewer are provided by Mesa Consolidated Water and Orange County Sanitation District. The existing site is served by public utilities located on Placentia Avenue (public street). The proposed site will join to the existing 8 -inch sanitary sewer for all effluent demands. The water system(s) will join to the existing 14 -inch Cast Iron Water Line in two locations. The project site will have one system to serve onsite hydrants and fire suppression systems and another solely for domestic demands. Water quality storm flow and hydrologic storm demands will flow through on site piping and in the existing 27 -inch reinforced concrete pipe in Placentia Avenue. FirstCarbon Solutions H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration 2.2.1- General Plan and Zoning General Plan Project Description According to the City of Costa Mesa General Plan Land Use Map, the site is designated as Light Industry. The Light Industry designation is intended for a variety of light and general industrial uses. The Land Use Element further notes the following regarding mixed-use development projects: Mixed-use development projects are intended to provide additional housing opportunities in the City (such as the Westside) by combining residential and nonresidential uses in an integrated development... Mixed-use developments shall be implemented through an adopted urban plan (such as the 19 West Urban Plan) and shall be identified on the City's Zoning Map by designating either the CL, C1 and/or C2 base zoning districts with the mixed-use overlay district. The mix of uses can occur in either a vertical or a horizontal design, up to four stories in height. Product types shall be identified in the applicable urban plan and may include live/work units and commercial/residential units where the residential uses are located above or adjacent to the nonresidential component. Nonresidential uses may include office, retail, business services, personal service, public spaces and uses, and other community amenities. Zoning According to the Official Zoning Map, the Project site is zoned MG General Industrial. Additionally, with the adoption of the Mesa West Bluffs Urban Plan, the Mesa West Bluffs Urban Plan Mixed -Use Overlay District was applied to the property. The underlying zoning requirements of the base zoning districts are not applicable because the standards of the urban plans are applied. The CMMC describes the MU Mixed -Use Overlay District, as follows: This [MU Mixed Use Overlay] district may overlay the R2 -MD, R2 -HD, R3, CL, C1, C2, MG, PDRHD, PDR -MD, or I&R districts, and it is intended to allow development of residential and nonresidential uses as mixed, integrated projects. This overlay district shall only be applied to the zoning map in conjunction with the adoption of an urban plan for the designated area. The urban plan is a regulating plan that shall define the unique characteristics of the overlay area, include a matrix of permitted, conditionally permitted, and prohibited uses and provide development standards. The provisions of the mixed-use overlay shall be activated by adoption of a master plan. (CMMC Section 13-20(s)) FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Seal Los A -_----------Ora. I -I Project Site Beach Pacific Ocean Firstcarbon° AV., SOLUTIONS wport Chino /T Chino Hills i ' le' s County County 01 i 79�C ;O C, i Yorba Linda o4�-`0;�rG Orange 0 ,� N� G Cleveland National Forest Lake Forest W Laguna Woods, Laguna.Hills Lagun �guel San Juan Ca" pistrano Dana Pointy San Clemente i yip -,:Ir'=' --=1 •r��� - -i•.66 { 4 i6�C11�v �.J .�' i .. Legend _ ng[ ` ` '• }� - ��� '��-• -- = illi � s: r d / ■ es . , . R s FJ .� f, FAtRVIEVW r No opl STATE }{pSpITAI rrj� �jr �J 9 fl l •!I Fi , SIS•*$ , n .a _ :� it �I1 � '� � / p+��� � r � O .•.s•. .,� + f •� Csnyun } �• �` ■ Gch �T Har .n c 1 - ■ ' Snovp�n v � e $Seh ly ] ti Vr41 s� -v� ;•.t4•'r- �h � �° . -_' �_ sib 8r SAY .- �.� i. 1. 4e k ; Tgiler f a -A R26ii • h • r:+r Ar • yam. & r. tit `� ; +m-w��� ��'. �: ■� lfilyy .. S� K A 18� � _ r�- Sf' .S Park - '7 -- � •tiluier ❑- i 'l1 r 181 Park Lr .. ��'- r 1 ` _� f� l It, Sor 19 '. lX -�� •�' Firstcarbon' e +,.. SOLUTIONS City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Project Description Mesa West Urban Plan Mesa West Bluffs Urban Plan Area In April 2006, the Costa Mesa City Council unanimously approved several revitalization strategies aimed to improve the Westside. City Council identified the Mesa West Bluffs Urban Plan area as a live/work or residential overlay area. The Zoning Map reflects this overlay zone for the plan area. The Mesa West Bluffs Urban Plan area is approximately 277 acres in size. Some major roadways in the plan area include West 17th Street, West 18th Street, Placentia Avenue, and Pomona Avenue. The Live/Work and Residential Overlay Zone in the Mesa West Bluffs area are identified in Figure 9. Overlay zoning is a useful tool in promoting the long-term goals of the Mesa West Bluffs Urban Plan. By giving a plan the weight of law, an overlay zoning district helps ensure successful implementation of the plan's strategies. The overlay zone applies zoning provisions to the Mesa West Bluffs Urban Plan area. When activated by an approved Master Plan, the underlying zoning district is superseded by the zoning regulations of the Mesa West Bluffs Urban Plan, unless otherwise indicated. The Mesa West Bluffs Urban Plan does not propose any major intensification of land uses. The emphasis is on improving the Urban Plan area by providing visual enhancement and encouraging the development of live/work units or residential development within the plan area. Thus, future traffic will be supported by the General Plan roadway network. With regard to the Live/Work development, the Mesa West Bluffs Urban Plan implements General Plan goals/objectives/policies for live/work development by regulating allowable land uses and development standards. Objectives The objectives of the Mesa West Bluffs Urban Plan include: • Identify development regulations to realize the vision of the Urban Plan. These regulations address mixed-use development standards as well as public streetscapes and urban design improvements and amenities. • Provide a Land Use Matrix of allowable uses for live/work development that recognizes the development potential of the plan area and need to sensitively integrate new development with the surrounding areas, and therefore, promote both resident and business community confidence in the long term. • Encourage the construction of Live/Work Units that combine residential and nonresidential uses in the same unit without exceeding the development capacity of the General Plan transportation system. • Attract more residents and merchants by allowing mixed-use development in the form of a live/work loft, which offers first floor retail/office uses and upper story living spaces in the same unit. • Stimulate improvement in the Mesa West Bluffs Urban Plan area through well-designed and integrated urban residential development that is nontraditional in form and design with flexible open floor plans and which complements the surrounding existing development. FirstCarbon Solutions 11 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Project Description • Meet demand for a new housing type to satisfy a diverse residential population comprised of artists, designers, craftspeople, professionals and small-business entrepreneurs. Encourage the design and development of urban residential structures reflecting the urban character of the surrounding industrial context both in the interior and exterior areas. Live/Work Development The Mesa West Urban Plan defines live/work development as follows: Live/Work Loft or Live/Work Unit. A mixed-use development composed of commercially or industrially oriented joint work and living quarters in the same building, where typically the primary use is a place of work and where there are separately designated residential and work areas. A live/work unit consists of the following: (a) living/sleeping area, kitchen, and sanitary facilities in conformance with the Uniform Building Code and (b) adequate workspace accessible from the living area, reserved for, and regularly used by the resident(s). Existing Surrounding Land Uses Surrounding land uses generally consist of residential and light industrial uses. Land uses immediately adjacent to the Project site consist of the following: • North: Light industrial land uses (general warehouse) are located to the north. These properties are zoned MG General Industrial. East: Light industrial uses (custom cabinet and bakery outlet) are located to the east. The properties are zoned MG General Industrial. • South: Light industrial land uses (general warehouse) are located to the south. These properties are zoned MG General Industrial • West: Low density residential uses are located to the west. These properties are zoned R1 Single-family residential. 2.3 - Background and History Community Outreach City Ventures (Applicant) initially submitted a 38 -unit development application to the City of Costa Mesa for approval in July 2013. On August 22, 2013, the Applicant hosted a community meeting at City Hall to coordinate and review the project with community members, property owners and occupants within a 500' radius of the project site. More than 100 notices were sent to community members. Two residential neighbors to the west of the Project site and the industrial property owner to the south attended the meeting. A letter from a residential neighbor was also received by the City Planner. The residential neighbors expressed privacy concerns over the project's original 3 - story building on the western edge of the project site and potential views down onto their homes. 12 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.d.c City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Project Description Although the proposed development plans met the 20 -foot setback requirement, and 3 -stories are allowed by the Code, the Applicant considered community members' concerns and comments and modified the site plan. A third product type for the site was developed in order to include two-story duplexes on the western boundary adjacent to the existing residential properties, while reducing the overall unit count by two (38 units to 36 units). The plan was adjusted to orient all units towards the central open space, placing garages along the alley adjacent to the industrial property to the south in order to create a buffer between the two uses. In response to other concerns, the Applicant also adjusted the plan by moving the guest parking for the proposed project to a more internal location. These modifications resulted in the Project as proposed and described in the section that follows. 2.4 - Proposed Project The proposal involves a 36 -unit development of live/work units at 2023, 2025 and 2027 Placentia Avenue. Exhibit 3 illustrates the proposed development. The Project requires City of Costa Mesa approval of the Urban Master Plan PA -13-21, Tentative Tract Map 17658, Demolition Permit, Grading Permit, and Building Permit(s). These Project components are further described below. 2.4.1- Placentia Avenue and 20th Street Live/Work Project The City of Costa Mesa is processing a planning application from City Ventures for a 36 -unit live/work Project at 2023, 2025 and 2027 Placentia Avenue. The proposed project involves the following: 1. Adoption of an Initial Study/Mitigated Negative Declaration. 2. Planning Application PA -13-21- Urban Master Plan for development of a 3 -unit live/work Project at the site of an existing vehicle and boat storage site within the Mesa West Bluffs Urban Plan. The Project consists of the development of a 36 -unit live/work units with a total gross density of 19 units per acre and an Floor Area Ratio (FAR) of 0.92; refer to Exhibit 4. 3. Tentative Tract Map 17658 - Subdivision of a 1.88 -acre property for condominium purposes to allow private sale and ownership of the live/work units. The development includes 36 total units and offers these three different products: 6 Loft Units - These units are contained in a three-story building facing Placentia Avenue; three of the units include larger work spaces intended for commercial and service uses (i.e., yoga studio, retail) and three units include a smaller workspace mostly suitable for office uses. Three units of the units take access from the ground level and occupy all of the third level of the building. The other three take access from the ground floor and occupy most of the second level of the building. • 24 Townhome Units. The proposed three-story live/work units are comprised of a small workspace and two -car garage on the ground level, living areas and bedrooms on the upper levels. • 6 Duplex Units. The proposed two-story units are located at the westerly edge of the site and designed as residential units with no workspace on the ground floor. FirstCarbon Solutions 13 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Project Description A total of 69 garage parking spaces and 39 open parking spaces are proposed (108 parking spaces or 3 spaces per unit). Table 1, Project Summary, summarizes the proposed units and their sizes. Perimeter improvements will include screen wall and fencing. 14 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Plan I Description Qty Loft Unit 1 SA/1.5 BA 3 Plan 1 Live/Work Unit Unit Total Gross Area 1 -car garage Net Area Loft Unit 1 SA/great room/ 3 Plan 2 kitchen (sq ft) (sq ft) J 1BA (sq ft) (sq ft) 2 Live/Work (sq ft) Ratio Parking 2 -car garage 335 Townhome Unit 2BR/2.5 BA 24 Plan Live/work 3:1 3:1 2 -car garage Duplex Unit Plan 2BR/2.5BA 6 2 -car garage FirstCarbon Solutions H:\Client (PN-JN)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Project Description 1,128 1 265 1 1,393 1 4,179 1 1,309 1 1,575 1 4,725 1 3:1 1 3:1 1,331 1 118 1 1,449 1 34,776 1 1,391 1 1,608 1 3,8592 1 3:1 1 3:1 1,389 1 0 1 1,389 1 8,334 1 1,484 1 1,484 1 8,904 1 3:1 1 3:1 15 Table 1: Project Summary Unit Residential Unit Work Unit Total Net Area Unit Residential Unit Total Gross Area Net Area Net Area Net Area Subtotal Gross Area Gross Area Subtotal Parking Required (sq ft) (sq ft) J (sq ft) (sq ft) (sq ft) (sq ft) (sq ft) Ratio Parking 1,008 335 1,343 4,029 1,052 1,542 4,626 3:1 3:1 1,128 1 265 1 1,393 1 4,179 1 1,309 1 1,575 1 4,725 1 3:1 1 3:1 1,331 1 118 1 1,449 1 34,776 1 1,391 1 1,608 1 3,8592 1 3:1 1 3:1 1,389 1 0 1 1,389 1 8,334 1 1,484 1 1,484 1 8,904 1 3:1 1 3:1 15 Project Description The project includes the following deviations: City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Initial Study/Mitigated Negative Declaration • Live/work standards - Deviation to allow development of six residential units with no workspace; • Workspace minimum size standards - Deviation from minimum size requirement for 24 units (250 SF required: 335 SF and 265 SF proposed for six units, 118 SF proposed for 24 units); and, • Rear Setback - Deviation from required setback abutting residential zone to allow a 10 -foot setback for first floors. Architectural Features The proposed architecture is a contemporary design of stucco with corrugated metal siding, and panel windows. The proposed colors are light and charcoal grays, whites, and earthen tones conveying a commercial or light industrial village theme. Projections are included to maximize floor space on upper floors and provide building articulation, texture and color variation throughout the project's design. Private balconies are proposed with loft units. Elevations of the proposed buildings are provided in Exhibit 5a through Exhibit 5d. Development Standards Site Coverage/Floor Area Ratio (FAR). The proposed 0.92 FAR is consistent with the Urban Plan requirements. Open space. The minimum required open space for live/work units is 10 percent; the project provides 12 percent common open space including a central courtyard. Side and Rear Yard Setbacks. The project meets all side yard setback requirements. The 2 -story Townhome units that abut residential uses to the west include a 20 -foot 2 -inch upper story edge and a 10 -foot 2 -inch single story edge. The proposed setback is considered a deviation from the Live/work standards; however, it is consistent with the residential development standards for two-story structures. This setback allows a rear yard separation from the residential uses to the west similar to a single-family residential zone. The project is separated from adjacent industrial uses to the north and south by the project entry and interior driveway. Earth -Friendly Elements The project proposed to include certain energy efficient elements. These elements include: • An all -electric, solar -powered home that significantly reduces your utility bills; • All solar energy is generated and used onsite • Title 24 - Energy Efficiency exceeds 15 percent of the state required minimum; • Energy Star rated Hybrid Electric Water Heater features heat pump technology; 16 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Project Description • Kohler WaterSense faucets and shower heads offer significant water savings reducing water bill costs; • Energy Star rated high -efficiency appliances; • Milgard dual -glazed windows with ultra -violet coating offer insulation against cold and heat; • Energy efficient heating and cooling system; • Pre -wire ready for electric vehicle chargers in garage. Site Access The project proposes a single project entry with a loop driveway. Primary site access would be provided via the existing shared driveway access along the southern boundary of the project site. The internal loop driveway providing access to the proposed townhome, loft, and duplex units is designed as 24 -foot wide private drive to meet the two-way drive standards and emergency access requirements. Parking The development meets the minimum parking requirement of three spaces per unit. Parking would be provided within enclosed one -car and two -car garages for the individual units and surface parking spaces for guests. A total of 39 onsite surface parking spaces are proposed. The typical drive aisle is 20 feet for two-way traffic and 25 feet for garages to allow vehicular mobility throughout the site. 2.4.2 - Vesting Tentative Tract Map No. 17658 Vesting Tentative Tract Map No. 17658 (TTM 17658) is proposed to create a single lot for condominium purposes; refer to Exhibit 6. TTM 17658 also dedicates various easements, including a dedication along Placentia Street and easements for ingress and egress. Deviations from Development Standards Live/Work Standards The Project is proposed under live/work development standards that allow development of up to 1.0 FAR. The proposed project includes six residential units with no workspace at the rear of the site. This was intended to reduce the height from three -stories to two -stories and provide for a better interface with the residential uses to the west. Minimum Size of Workspace The Mesa West Urban Plan includes a requirement for a minimum 250 square foot workspace in a live/work unit. Thirty of the proposed units do not meet this minimum requirement, and a deviation is required to allow workspaces with 119 sq ft for 24 of the units and no workspace for the residential units at the rear. This is the net area of the workspace excluding hallways and restrooms. The proposed project will provide a variety of plans with Placentia Avenue as the site frontage intended to ensure that a percentage of these units will remain as live/work units. FirstCarbon Solutions 17 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Project Description Initial Study/Mitigated Negative Declaration Rear Setback The Mesa West Urban Plan requires a minimum 20 -foot setback to residential properties. This was intended to allow a larger setback for three and four-story structures permitted by the urban plan overlay districts. The two-story units provide a minimum setback of 10 -foot 2 -inches to the first floor of the units and 20 -foot 2 -inched to the second floor. This is similar to development standards for single-family residential zoning. Construction Activities and Grading The proposed project includes demolition and removal of the existing two buildings located on the project site. Prior to demolition of the existing structures, removal and/or abatement of asbestos containing building materials, lead based paints, and any hazardous materials associated with the existing building materials shall be conducted by a qualified environment professional in consultation with the Costa Mesa Fire Department. The project would include the installation of soil vapor barriers beneath all residential structures and limited soil excavation due to the presence of volatile organic compounds (VOCs) (see Section 4.8). Once demolition and removals are completed, the project site would be graded and constructed in single-phase. If contaminated soils are encountered during grading activities, excavation and removal of contaminated soils would be required to comply with Federal, State, and local regulations. The proposed project will require minimal import requiring in the magnitude of less than 800 cubic yards of soil. A Construction Access and Circulation Plan will be submitted to ensure that construction traffic will not impact Placentia Avenue and other public roadways in the site vicinity. 2.5 - Project Phasing Project construction is estimated to occur in three phases concurrently over 24 months including demolition, removals, and project construction and development. 2.6 - Project Approvals The City of Costa Mesa, as Lead Agency for the project, has discretionary authority over the primary project proposal. In order to implement this project, the Applicant would need to obtain, at a minimum, the following discretionary permits/approvals: • Planning Commission approval of the Initial Study/Mitigated Negative Declaration; • Approval of the Urban Master Plan PA -13-21, a mixed-use development allowing a hybrid live and work space in the same unit; • Approval of Deviations related to live/work standards, size of workspaces, and rear setback; • Approval of Vesting Tentative Tract Map 17658 for a one -lot subdivision for condominium purposes; • Demolition Permits for onsite utilities and any other structures, as applicable; • Grading and Building Permits to grade and construct the project; • Site Plan approval from the Costa Mesa Fire Department; and • Onsite and offsite utility plans and any improvements within the public right-of-way. 18 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.d.c FF� Single Story Fdg 1 Building 3 2 -Story Towns e' o" hIc ft 34 _ Plaza 1 1 W n Z <r$ zaw" a-0" a o" Building 4 3 -Story Towns ui dmg 14� 3 -Story Towns 20'-r W 2 2" V V ` / I Building 2 Building 9 Q m' -z° 2 -Story Towns 3-Sto Lofts 20-2' 1 Building 10'-0 3 -Story Towns �etli alion _ Open Space � � Z 2 r-7 W 1 Building 1 31'-0' 1 0 1 2 -Story Towns 4 Building 5 Buil ing 6 1 Q 3 -Story Towns 3Sto Towns Open Plaza J a Proje�F_ntry 0 10 20 4, i! Source: KTGY Group, Inc. 2013 FirstCarbon®e Exhibit 4 SOLUTIONS Site Plan 00800020 • 11/2013 1 4_siteplan.cdr CITY OF COSTA MESA • PLACENTIA AVENUE AND 20TH STREET LIVE/WORK PROJECT INITIAL STUDY / MITIGATED NEGATIVE DECLARATION Source: KTGY Group, Inc. 2013 `.IFirstCarborr Exhibit 5a r. SOLUTIONS Building Elevations - Loft Building 00800020 • 11/2013 1 5a_loft.cdr CITY OF COSTA MESA • PLACENTIA AVENUE AND 20TH STREET LIVE/WORK PROJECT INITIAL STUDY / MITIGATED NEGATIVE DECLARATION LEFT ELEVATION RIGHT ELEVATION FRONT ELEVATION NMI - :�,' NEAR ELEVATION I C I l E: n I I Source: KTGY Group, Inc. 2013 �: FirstCarborr Exhibit 5b r. SOLUTIONS Building Elevations - 4 -Unit Townhome 00800020 • 11/2013 1 5b_4unit.cdr CITY OF COSTA MESA • PLACENTIAAVENUE AND 20TH STREET LIVE/WORK PROJECT INITIAL STUDY / MITIGATED NEGATIVE DECLARATION Source: KTGY Group, Inc. 2013 `aFirstCarborr Exhibit 5c r. SOLUTIONS Building Elevations - 6 -Unit Townhome 00800020 • 11/2013 1 5c_6unit.cdr CITY OF COSTA MESA • PLACENTIAAVENUE AND 20TH STREET LIVE/WORK PROJECT INITIAL STUDY / MITIGATED NEGATIVE DECLARATION LEFT ELEVATION `•3.3F TT RIGHT ELEVATION Source: KTGY Group, Inc. 2013 `aFirstCarborr SOLUTIONS r 00800020 • 11/2013 1 5d_duplex.cdr FRONT ELEVAT10H plm�;11 I`� REAR ELEVATION suu: Exhibit 5d Building Elevations - Duplex CITY OF COSTA MESA • PLACENTIA AVENUE AND 20TH STREET LIVE/WORK PROJECT INITIAL STUDY / MITIGATED NEGATIVE DECLARATION Source: KTGY Group, Inc. 2013 `i FirstCarborr Exhibit 6 SOLUTIbNS Tentative Tract Map 00800020 • 11/2013 1 6—tract.cdr CITY OF COSTA MESA • PLACENTIA AVENUE AND 20TH STREET LIVE/WORK PROJECT INITIAL STUDY / MITIGATED NEGATIVE DECLARATION ii I II I R R ^ R r �naoim sn � r _ b all � I �} �} 6�1 L �I �I �I "f 91 �I al '•� &�I i�d � 2 �rnr i I a� I I ` m - a 3 ------------------------------------------------------- R ------------------------ __ N x" I NORTH .o o zo ao /I } ' Source: KTGY Group, Inc. 2013 `i FirstCarborr Exhibit 6 SOLUTIbNS Tentative Tract Map 00800020 • 11/2013 1 6—tract.cdr CITY OF COSTA MESA • PLACENTIA AVENUE AND 20TH STREET LIVE/WORK PROJECT INITIAL STUDY / MITIGATED NEGATIVE DECLARATION City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration 3.1 - Background 1. Project Title 36 -Unit Live/Work Project - Placentia Avenue and 20th Street 2. Lead Agency Name and Address: City of Costa Mesa Development Services Department 77 Fair Drive Costa Mesa, CA 92626 3. Contact Persons and Phone Number: Ms. Minoo Ashabi, AIA Principal Planner 714.754.5610 email: MinooAshabi@costamesa.co.gov 4. Project Location: 2023, 2025, and 2027 Placentia Avenue Costa Mesa Orange County, CA 5. Project Sponsor's Name and Address: City Ventures Ms. Kim Prijatel, VP of Development 1900 Quail Street Newport Beach, CA 92660 6. General Plan Designation: Light Industry 7. Zoning: General Industrial Mesa West Bluffs Mixed -Use Zone Overlay District 8. Description of the Project: See Section 2, Project Description 9. Surrounding Land Uses and Setting: See Section 2, Project Description 10. Other public agencies whose approval is required (e.g., permits): • South Coast Air Basin • Santa Ana Regional Water Quality Control Board - Region 8 Initial Study Checklist FirstCarbon Solutions 33 H:\Client (PN-JN(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Initial Study Checklist City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration 3.2 - Environmental Factors Potentially Affected Environmental Factors Potentially Affected The environmental factors checked below would be potentially affected by this project, involving at least one impact that is a "Potentially Significant Impact" or "Less Than Significant With Mitigation iiwvi VVI at.cu, as uiui%.awu vy u 1 %.IJct.ml13L vii L1 1C ivitvvvuis Nagc.�. ❑ Aesthetics ❑ Agriculture and Forestry Resources ® Air Quality ❑ Biological Resources ❑ Cultural Resources ❑ Geology/Soils ❑ Greenhouse Gas Emissions ® Hazards/Hazardous Materials ® Hydrology/Water Quality ❑ Land Use/Planning ❑ Mineral Resources ® Noise ❑ Population/Housing ❑ Public Services ❑ Recreation ❑ Transportation/Traffic ❑ Utilities/Services Systems ® Mandatory Findings of Significance 3.3 - Lead Agency Determination FLead Agency Determination On the basis of this initial evaluation: ❑ I find that the proposed project COULD NOT have a significant effect on the environment, and a NEGATIVE DECLARATION will be prepared. ® I find that although the proposed project could have a significant effect on the environment, there will not be a significant effect in this case because the mitigation measures described in Section 4, Environmental Analysis, have been added. A MITIGATED NEGATIVE DECLARATION will be prepared. ❑ I find that the proposed project MAY have a significant effect on the environment, and an ENVIRONMENTAL IMPACT REPORT is required. ❑ I find that the proposal MAY have a significant effect(s) on the environment, but at least one effect 1) has been adequately analyzed in an earlier document pursuant to applicable legal standards, and 2) has been addressed by mitigation measures based on the earlier analysis as described on attached sheets, if the effect is a "potentially significant impact" or "potentially significant unless mitigated." An ENVIRONMENTAL IMPACT REPORT is required, but it must analyze only the effects that remain to be addressed. Signed Ms. Minoo Ashabi, AIA, Principal Planner Signer's Name, Title 34 City of Costa Mesa Agency December 24, 2013. Date FirstCarbon Solutions H:\Client (PN-JN)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis Sections 4.1 through 4.18 analyze the potential environmental impacts associated with the project. The environmental issue areas that are evaluated are: • Aesthetics • Agriculture and Forestry Resources • Air Quality • Biological Resources • Cultural Resources • Geology/Soils • Greenhouse Gas Emissions • Hazards/Hazardous Materials • Hydrology/Water Quality • Land Use/Planning • Mineral Resources • Noise • Population/Housing • Public Services • Recreation • Transportation/Traffic • Utilities/Services Systems • Mandatory Findings of Significance The environmental analysis in the following sections is patterned after the Initial Study Checklist recommended by the CEQA Guidelines, as amended, and used by the City of Costa Mesa in its environmental review process. For the preliminary environmental assessment undertaken as part of this Initial Study's preparation, a determination that there is a potential for significant effects indicates the need to more fully analyze the development's impacts and to identify mitigation. For the evaluation of potential impacts, the questions in the Initial Study Checklist are stated and an answer is provided according to the analysis undertaken as part of the Initial Study. The analysis considers the long-term, direct, indirect, and cumulative impacts of the development. To each question, there are four possible responses: • No Impact. The development will not have any measurable environmental impact on the environment. • Less than significant impact. The development will have the potential for impacting the environment, although this impact will be below established thresholds that are considered to be significant. • Less than significant with mitigation incorporated. The development will have the potential to generate impacts, which may be considered as a significant effect on the environment, although mitigation measures or changes to the development's physical or operational characteristics can reduce these impacts to levels that are less than significant. • Potentially significant impact. The development could have impacts, which may be considered significant, and therefore additional analysis is required to identify mitigation measures that could reduce potentially significant impacts to less than significant levels. The following is a discussion of potential project impacts as identified in the Initial Study/ Environmental Checklist. Explanations are provided for each item. FirstCarbon Solutions 35 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis Environmental Issues 4.1 Aesthetics Would the project: a) Have a substantial adverse effect on a scenic vista? b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic building within a state scenic highway? c) Substantially degrade the existing visual character or quality of the site and its surroundings? d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? Environmental Evaluation Would the project: City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Initial Study/Mitigated Negative Declaration a) Have a substantial adverse effect on a scenic vista? ❑ ❑ No Impact No Impact. There are no General Plan -identified scenic vistas/views located in the Project area. Therefore, project implementation would not have any effect on a designated scenic vista/view. b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic building within a state scenic highway? No Impact. The Project site is not located along a designated State scenic highway. Aside from ornamental landscaping within a planter strip along the Placentia Avenue frontage (2025 Placentia), there are no trees or protected tree species on the property. No historic buildings or rock outcroppings are located at the project site. Therefore, Project implementation would not damage scenic resources within a state scenic highway. c) Substantially degrade the existing visual character or quality of the site and its surroundings? Less than significant impact. The existing visual character of the Project site is defined by the existing boat and vehicle storage yard and pier and dock service yard. The existing visual character of the surrounding area is defined by the light industrial uses along Placentia Avenue and the residences to the west of the Project site. The area does not exhibit distinct architectural character 36 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact ❑ ❑ ❑ a) Have a substantial adverse effect on a scenic vista? ❑ ❑ No Impact No Impact. There are no General Plan -identified scenic vistas/views located in the Project area. Therefore, project implementation would not have any effect on a designated scenic vista/view. b) Substantially damage scenic resources, including, but not limited to, trees, rock outcroppings, and historic building within a state scenic highway? No Impact. The Project site is not located along a designated State scenic highway. Aside from ornamental landscaping within a planter strip along the Placentia Avenue frontage (2025 Placentia), there are no trees or protected tree species on the property. No historic buildings or rock outcroppings are located at the project site. Therefore, Project implementation would not damage scenic resources within a state scenic highway. c) Substantially degrade the existing visual character or quality of the site and its surroundings? Less than significant impact. The existing visual character of the Project site is defined by the existing boat and vehicle storage yard and pier and dock service yard. The existing visual character of the surrounding area is defined by the light industrial uses along Placentia Avenue and the residences to the west of the Project site. The area does not exhibit distinct architectural character 36 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis and there is no uniformity of architectural styles. No unique or scenic visual resources exist on the Project site or in its surroundings. A project is generally considered to have a significant visual/aesthetic impact if it substantially changes the character of the project site such that it becomes visually incompatible or visually unexpected when viewed in the context of its surroundings. The Project site is located in a mature light industrial and residential area. The Project involves construction of a 36 -unit, two- and three-story attached live/work development in place of a boat and vehicle storage area and dock and pier builders shop. Nine residential buildings containing between 2-6 attached units would be constructed. Project implementation would introduce a mid - rise scale to the existing mature industrial and residential neighborhood. Therefore, the proposed development would be dissimilar in scale and character to the site's surroundings. However, Project implementation would enhance the character of the surrounding area through quality architectural design in place of vehicle storage and small older light industrial offices. Projections are included, in order to provide building articulation, and texture and color changes are emphasized throughout the Project's design. Exhibit 7 illustrates the buildings proposed at the southeast portion of the property as viewed from Placentia Avenue. Additionally, a new block wall and fencing would be provided along the northern and western boundaries, in order to screen the Project from the existing industrial and residential uses, enhance the future residents' privacy, and create a community identity. A high metal view fence would be provided with views into a small landscaped plaza area along the northerly portion of the Project site frontage along Placentia Avenue. As previously noted, the Project site is located within the Mesa West Bluffs Urban Plan. The Mesa West Bluffs Urban Plan's emphasis is on providing visual enhancement and encouraging the development of live/work units or residential development within the plan area. To this end, the Mesa West Bluffs Urban Plan's objectives include to: • Encourage the construction of live/work units that combine residential uses in the same unit without exceeding the development capacity of the General Plan transportation system; • Encourage adaptive reuse of existing industrial or commercial structures, which would result in rehabilitated buildings with unique architecture and a wider array of complementary uses; • Stimulate improvement in the Mesa West Bluffs Urban Plan area through well-designed and integrated urban residential development that is nontraditional in form and design; • Meet demand for a new housing type to satisfy a diverse residential population comprised of artists, designers, craftspeople, professionals and small-business entrepreneurs; • Promote new type of urban housing that would be target -marketed to people seeking alternative housing choices in an industrial area. An urban loft would be an alternative to a traditional single-family residence, tract home, or small -lot subdivision. In furtherance of these objectives, the Project would provide a mixed/use nontraditional development that includes urban housing in a light industrial area. The proposed architecture is a FirstCarbon Solutions 37 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Environmental Analysis Initial Study/Mitigated Negative Declaration contemporary design of stucco with corrugated metal siding, and panel windows. The proposed colors are light and charcoal grays, whites, and earthen tones conveying a commercial or light industrial village theme. Thus, Project implementation would enhance and revitalize the character of the surrounding area. The Project site is subject to compliance with the provisions of CMMC Article 11, Mixed -Use Overlay District. According to CMMC Section 13-83.50, CMMC Article 11 is intended to ensure that "the appearance of buildings is complementary to the existing architectural character of the area in which they are located and that onsite residential and nonresidential uses are compatible." To this end, CMMC Section 13-83.54, Mixed -Use Development Standards, specifies the development regulations for mixed-use developments. The land use regulations for allowable mixed-use development are, however, activated by a Master Plan. The development regulations specified in CMMC Article 11 would be superseded by those contained in the Mesa West Bluffs Urban Plan for live/work development, as applicable. Therefore, the proposed development would be subject to compliance with the development standards and requirements specified in the Mesa West Bluffs Urban Plan. Namely, the proposed development would be reviewed for consistency with the Mesa West Bluffs Urban Plan regarding standards that influence the site's visual character, including those relative to density/intensity [FAR], building height, maximum lot coverage, minimum open space, setbacks, signage, and landscaping, among others. The proposed Master Plan would be reviewed through the City's discretionary review process, in order to verify compliance with the Mesa West Bluffs Urban Plan standards, as well as relevant CMMC Article 11 standards. Therefore, although the proposed development would substantially alter the visual character of the Project site and is dissimilar to the surrounding industrial/commercial land uses, the development meets the objectives of the Urban Plan by enhancing and revitalizing the site through a live/work development. The visual changes would not degrade the visual character or quality of the site or its surroundings. A less than significant impact would occur in this regard. d) Create a new source of substantial light or glare which would adversely affect day or nighttime views in the area? Light Impacts Less than significant impact. There are two primary sources of light: light emanating from building interiors that pass through windows and light from exterior sources (e.g., street lighting, parking lot lighting, building illumination, security lighting, and landscape lighting). Depending upon the location of the light source and its proximity to adjacent light-sensitive uses, light introduction can be a nuisance, affecting adjacent areas and diminishing the view of the clear night sky. Light spillage is typically defined as unwanted illumination from light fixtures on adjacent properties. The project site is located within a light industrial and residential area. Existing lighting conditions in the Project area include light emanating from building interiors, security lights and the surrounding light industrial and residential land uses, as well as nearby street lighting. There are residential uses located west of the Project site. There are no additional sensitive land uses in the Project's immediate vicinity. 38 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc lift ®N _ aiMir f j 11 Iii It Stm's NU rm � li -1 PIN F M1, k' ��.�� 11 ll �t �� fl' t : rI IF n rr r 19 e Aft Source: KTGY Group, Inc. 2013 `aFirstCarborr Exhibit 7 SOLUTIONS r" Perspective - Project Entry 00800020 • 11/2013 1 7_entry.cdr CITY OF COSTA MESA • PLACENTIAAVENUE AND 20TH STREET LIVE/WORK PROJECT INITIAL STUDY / MITIGATED NEGATIVE DECLARATION City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Environmental Analysis Initial Study/Mitigated Negative Declaration The proposed live/work development would involve commercial uses on the ground floor and residential uses on the second and third floors. The proposed development would create new sources of light due to light emanating from building interiors and light from exterior sources (e.g., building illumination, security lighting, and landscape lighting). There are residential uses immediately west of the Project site. The existing and proposed residential uses are considered light-sensitive and could be exposed to lighting from the existing surrounding industrial uses and/or the Project's future commercial uses. Given the height and proximity of the residential units, the City considers building mounted lighting to be adequate for site lighting. No significant lighting is proposed adjacent to the existing residential uses to the west. Low voltage landscape, pole, and fountain lighting will be placed within the open space area in the center to the project site. Standard Condition SC 4.1-1 requires preparation of a Lighting Plan and Photometric Study, in order to demonstrate that the proposed lighting meets minimum security lighting requirements and minimizes light/glare to residents. Additionally, the proposed development would be subject to lighting regulations specified in the Mesa West Urban Plan, as well as those specified CMMC Article 11. According to the Mesa West Urban Plan (page 20), "pedestrian -oriented lighting fixtures" should be used to enhance the aesthetic quality and distinguish the area. Additionally, "Carpinteria" style ornamental street lighting is recommended for the Mesa West Urban Plan area; refer to Mesa West Urban Plan page 27. CMMC Article 11 specifies the following regarding lighting: • CMMC Section 13-83.53: A project must be consistent with the compatibility standards for residential development in that it provides adequate protection for residents from excessive light and glare (as well as noise, odors, vibration, and toxic emanations). This includes the new residents of this development. • CMMC Section 13-83.54: Regarding the design features of the nonresidential component, the mixed-use development is required to incorporate lighting (as well as parking areas, service areas, buffers, entrances, exits, yards, courts, landscaping, and graphics) as integrated portions of the overall mixed-use development. • CMMC Section 13-83.55: Outdoor lighting associated with light industrial/commercial uses should not adversely impact adjacent residential uses, but should provide sufficient illumination for use, access, and security. Such lighting should not blink, flash, or oscillate. Compliance with the Urban Plan and CMMC standards and Standard Condition SC 4.1-1 would reduce the proposed commercial uses' potential spillover light impacts on residential uses to less than significant. As previously noted, the existing and proposed residential uses could be exposed to lighting from the existing surrounding commercial/industrial uses. Most of the lighting from the existing uses would be shielded by building masses. Additionally, Standard Condition SC 4.1-2 requires notification to buyers that the Project is located within an area designated as Light Industry and subject to existing and potential annoyances/inconveniences (such as spill over lighting) associated with industrial land 40 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis uses. Compliance with Standard Condition SC 4.1-2 would reduce the existing commercial/industrial uses' potential spillover light impacts on residential uses to less than significant. Glare Impacts Buildings with large facades constructed of reflective surfaces (e.g., brightly colored building fagades, metal surfaces, and reflective glass) could increase existing levels of daytime glare. The proposed architecture is a modern design of stucco in grays, whites, and earthen tones, with panel windows. The Project would involve primarily non -reflective fagade treatments and the minimization of unrelieved glass surfaces. Additionally, the Project would be subject to compliance with CMMC Section 13-83.53, which specifies that a project must be consistent with the compatibility standards for residential development in that it provides adequate protection for residents from excessive light and glare. Compliance with the CMMC would ensure that the Project would not create a new source of substantial glare that would adversely affect daytime views in the area. A less than significant impact would occur in this regard. Standard Conditions SC 4.1.-1 Prior to the issuance of Building Permits, the Applicant shall submit a Lighting Plan and Photometric Study for the approval of the City's Development Services Department. The Lighting Plan shall demonstrate compliance with the following: • The mounting height of lights on light standards shall not exceed 18 feet in any location on the Project site unless approved by the Development Services Director. • The intensity and location of lights on buildings shall be subject to the Development Services Director's approval. • All site lighting fixtures shall be provided with a flat glass lens. Photometric calculations shall indicate the effect of the flat glass lens fixture efficiency. • Lighting design and layout shall limit spill light to no more than 0.5 foot candle at the property line of the surrounding neighbors, consistent with the level of lighting that is deemed necessary for safety and security purposes on site. • Glare shields may be required for select light standards. SC 4.1:2 A "Notice to Buyers" shall disclose that the Project is located within an area designated as Light Industry in the City of Costa Mesa General Plan and is subject to existing and potential annoyances or inconveniences associated with industrial land uses. The Notice shall disclose the existing surrounding industrial land uses, including but not limited to, operational characteristics such as hours of operation, delivery schedules, outdoor activities, and noise and odor generation. In addition, the Notice shall state that the existing land use characteristics are subject to change in the event that new businesses move or existing businesses change ownership. The Buyer's Notice shall be reviewed/approved by the City Attorney's office and Development Services Director prior to recordation. The Buyer's Notice shall serve as written notice of the then existing noise environment and any odor generating FirstCarbon Solutions 41 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Initial Study/Mitigated Negative Declaration uses within the mixed-use development and within a 500 -foot radius of the mixed use development, as measured from the legal property lines of the development lot. The Buyer's Notice shall be remitted to any prospective purchaser or tenant at least 15 days prior to close of escrow, or within three days of the execution of a real estate sales contract or rental/lease agreement, whichever is longer. 42 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis Less Than Significant Potentially With Less Than Significant Mitigation Significant Environmental Issues Impact Incorporated Impact No Impact 4.2 Agriculture and Forestry Resources In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state's inventory of forest land, including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared ❑ ❑ ❑ pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? b) Conflict with existing zoning for agricultural ❑ ❑ ❑ use, or a Williamson Act contract? c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section ❑ ❑ ❑ 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? d) Result in the loss of forest land or conversion ❑ ❑ ❑ of forest land to non -forest use? e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, ❑ ❑ ❑ to non-agricultural use or conversion of forest land to non -forest use? Environmental Evaluation In determining whether impacts to agricultural resources are significant environmental effects, lead agencies may refer to the California Agricultural Land Evaluation and Site Assessment Model (1997) prepared by the California Dept. of Conservation as an optional model to use in assessing impacts on agriculture and farmland. In determining whether impacts to forest resources, including timberland, are significant environmental effects, lead agencies may refer to information compiled by the California Department of Forestry and Fire Protection regarding the state's inventory of forest land, FirstCarbon Solutions 43 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Environmental Analysis Initial Study/Mitigated Negative Declaration including the Forest and Range Assessment Project and the Forest Legacy Assessment project; and forest carbon measurement methodology provided in Forest Protocols adopted by the California Air Resources Board. Would the project: a) Convert Prime Farmland, Unique Farmland, or Farmland of Statewide Importance (Farmland), as shown on the maps prepared pursuant to the Farmland Mapping and Monitoring Program of the California Resources Agency, to non-agricultural use? No impact. The Project site is not designated as Prime Farmland, Unique Farmland, or Farmland of Statewide importance. The Project site is developed with a dock repair shop and boat and vehicle storage area. Thus, project implementation would not result in the conversion of farmland to non- agricultural use. b) Conflict with existing zoning for agricultural use, or a Williamson Act contract? No impact. The Project site is zoned MG General Industrial. The Project site and surrounding lands are not zoned for agricultural use or part of a Williamson Act Contract. Therefore, Project implementation would not conflict with existing zoning for agricultural use, or a Williamson Act Contract. c) Conflict with existing zoning for, or cause rezoning of, forest land (as defined in Public Resources Code section 12220(g)), timberland (as defined by Public Resources Code section 4526), or timberland zoned Timberland Production (as defined by Government Code section 51104(g))? No impact. The Project site is zoned MG General Industrial. Project implementation would not conflict with existing zoning for, or cause rezoning of, forest land, timberland, or timberland zoned Timberland Production. d) Result in the loss of forest land or conversion of forest land to non -forest use? No impact. The Project site is developed with a dock repair shop and boat and vehicle storage area. Thus, Project implementation would not result in the loss of forest land or conversion of forest land to non -forest use. e) Involve other changes in the existing environment which, due to their location or nature, could result in conversion of Farmland, to non-agricultural use or conversion of forest land to non - forest use? No impact. The Project site is developed with a dock repair shop and boat and vehicle storage area and the surrounding area is designated for residential and light industrial uses. There are no agricultural or forest uses in the vicinity. Therefore, Project implementation would not involve changes in the existing environment that could result in conversion of Farmland to non-agricultural use or conversion of forest land to non -forest use. 44 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis Less Than Significant Potentially With Less Than Significant Mitigation Significant Environmental Issues Impact Incorporated Impact No Impact 4.3 Air Quality Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of ❑ ❑ ® ❑ the applicable air quality plan? b) Violate any air quality standard or contribute El® ❑ ❑ substantially to an existing or projected air quality violation? c) Result in a cumulatively considerable net ❑ ❑ ❑ ❑ increase of any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard (including releasing emissions, which exceed quantitative thresholds for ozone precursors)? d) Expose sensitive receptors to substantial ❑ ❑ ® ❑ pollutant concentrations? e) Create objectionable odors affecting a ❑ ❑ ® ❑ substantial number of people? Environmental Evaluation Where available, the significance criteria established by the applicable air quality management or air pollution control district may be relied upon to make the following determinations. Would the project: a) Conflict with or obstruct implementation of the applicable air quality plan? Less than significant impact. The proposed project consists of a 36 -unit live/work development, replacing a boat/trailer storage and boat dock manufacturing business. The project site is located in Orange County, which is located in the South Coast Air Basin (Air Basin) and the Air Basin is governed by the South Coast Air Quality Management District (SCAQMD). The area is designated nonattainment for the state 1 -hour and 8 -hour ozone, 24-hour and annual respirable particulate matter (PM10), and annual fine particulate matter (PM2.5) standards. The area is also designated nonattainment for federal standards for 8 -hour ozone, and 24-hour PM2.5• The applicable Air Quality Plan (AQP) is the 2012 Air Quality Management Plan for the South Coast Air Basin (AQMP 2012). According to the SCAQMD CEQA Air Quality Handbook, the Project is consistent with the AQP if the Project addresses two main criteria: FirstCarbon Solutions 45 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis a) Criterion 1: City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Initial Study/Mitigated Negative Declaration Criterion 1 Question 1 and 2. Would the Project results in an increase in the frequency or severity of existing air quality violations? Would the Project cause or contribute to new air quality violations? Based on the air quality analysis in Impact AIR b) below, the project would result in a less than significant carbon monoxide (CO) impact during operation. Estimated project construction emissions would not exceed SCAQMD's localized significance threshold (LST) criteria. Therefore, the project development would not increase the frequency or severity of existing air quality violations in the Project's vicinity. The Project would therefore be consistent with the first and second questions of Criterion 1. Criterion 1 Question 3. Would the Project delay timely attainment of air quality standards or the interim emissions reductions specified in the AQP? The Project would result in less than significant impacts with regard to long-term regional and localized pollutant concentrations during operations. The project would not delay the timely attainment of air quality standards or 2012 AQMP emissions reductions. The Project is consistent with the third question of Criterion 1. b) Criterion 2: Criterion 2 Question 1. Would the Project be consistent with the population, housing, and employment growth projections utilized in the preparation of the AQMP? The Project must be consistent with the City of Costa Mesa 2000 General Plan (General Plan), the SCAG's Growth Management Chapter of the Regional Comprehensive Plan and Guide (RCPG), and SCAG's 2012 Regional Transportation Plan (RTP) in order to be consistent with the first question of Criterion 2. The project is located within the City's Mesa West Bluffs Urban Plan. The Mesa West Bluffs Urban Plan identifies the Project site zoned as "General Industrial" with a "Mixed Use Overlay District" Boundary. The designation allows for mixed uses, including live/work units, which the proposed Project consists of. Therefore, the Project is consistent with the City-wide plan for population growth at the Project site. In addition, the Project is also consistent with the RCPG's types, intensity, and patterns of land use designated for the area in and around the project site. The RTP includes population, housing, and employment forecasts based on local plans and policies applicable to the city and these projections were incorporated into the 2012 AQMP. Since the Project is consistent with the RTP's forecasts, it is also consistent with the 2012 AQMP. Therefore, the Project is consistent with the first question of Criterion 2. 46 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis Criterion 2 Question 2. Would the Project implement all feasible air quality mitigation measures? As demonstrated in Impact AIR b) below, the Project would result in less than significant impact and would be consistent with the second question of Criterion 2. Criterion 2 Question 3. Would the Project be consistent with the land use planning strategies set forth in the AQMP? The Project is located within a developed portion of the City with proximity to transit and a mix of other uses, therefore the Project would not conflict with the City's or SCAG's policies. The project is consistent with the third question of Criterion 2. In summary, the Project would not result in a significant localized or regional impact on the region's ability to meet State and Federal air quality standards. Therefore, this impact is less than significant. b) Violate any air quality standard or contribute substantially to an existing or projected air quality violation? Less than significant impact. This impact relates to localized criteria pollutant impacts. Particulate matter emissions (PM10) are of concern during construction because of the potential to emit fugitive dust during earth -disturbing activities. In addition, SCAQMD has set localized significance thresholds (LST) for project construction emissions. CO emissions are of concern during project operation because operational CO hotspots are related to increases in on -road vehicle congestion. Each is discussed separately below. Localized Construction -Generated Dust Impacts Since construction activities have the potential to emit fugitive dust (mainly PM10) during grading activities, the Project would be required to adhere to standard SCAQMD regulations, such as implementing SCAQMD Rule 403 which requires fugitive dust generating activities to follow best available control measures to reduce emissions of fugitive dust (see SC -1 below). These best available control measures were included in the CaIEEMod construction modeling and the results are given in Table 2 below. Localized Significance Analysis The SCAQMD Governing Board adopted a methodology for calculating localized air quality impacts through localized significance thresholds (also referred to as a LST analysis). Localized significance thresholds represent the maximum emissions from a project that would not cause or contribute to an exceedance of the most stringent applicable state or federal ambient air quality standard. Localized significance thresholds were developed in recognition of the fact that criteria pollutants such as CO, NOX, and PM10 and PM2.5 in particular, can have local impacts at nearby sensitive receptors as well as regional impacts. The localized significance thresholds are developed for each source receptor area and are applicable to NOx, CO, PM10, and PM2.5. FirstCarbon Solutions 47 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration The Project is located within Source Receptor Are (SRA) 18, North Coastal Orange County. The Project would disturb approximately 1.88 acre (SCAQMD, 2011c). Therefore, based on the SCAQMD guidance on applying CalEEMod to LSTs, the LST thresholds for 1 acre were utilized for the construction LST analysis. The closet sensitive receptors to the Project site are residential uses located to the west, directly adjacent to the project. LST thresholds are provided for distances to sensitive receptors of 25, 50, 100, 200, and 500 meters. As the nearest sensitive uses are approximately 15 meters west of the project site, the 25 meter construction LST values were used. The localized assessment methodology limits the emissions in the analysis to those generated from onsite activities. The onsite emissions during construction and operation are compared with the localized significance thresholds and summarized in Table 2. As shown in Table 2, emissions during construction and operation do not exceed the localized significance thresholds. Table 2: Localized Significance Analysis (Construction and Operation) unsrEe emissions tpounos per uayl Activity NO, CO PM" PM'.' Construction Demolition 30.48 22.19 2.02 1.83 Demolition Paving Site Preparation Grading 30.46 22.19 2.53 1.91 27.17 17.10 3.75 2.52 22.18 14.17 3.14 2.10 Building Construction (2014) 22.53 15.31 1.60 1.54 Building Construction (2015) 21.56 15.00 1.49 1.43 Building Construction (2016) 20.55 14.71 1.37 1.32 Paving 13.21 9.09 0.81 0.74 Architectural Coating 2.37 1.88 0.20 0.20 Localized Significance Threshold 92 647 4 3 Threshold Exceeded? No No No No Operation Area and Energy Sources Localized Significance Threshold 0.18 3.08 0.08 0.07 92 647 1 1 Threshold Exceeded? No No No No Notes: Each of the above activities does not occur at the same time; therefore, the maximum daily emissions represent the maximum emissions that would occur in one day. Source of emissions: CalEEMod, 2013 Source of thresholds: South Coast Air Quality Management District 2009, for Source Receptor Area 18, at a distance of 25 meters. The LST was determined using Appendix C of the SCAQMD Final Localized Significant Threshold Methodology guidance document for pollutants NOx, CO, PM10, and PM2.5• 48 FirstCarbon Solutions H:\Client (PN-JN)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis The localized construction analysis uses thresholds that represent the maximum project emissions that would not cause or contribute to an exceedance of the most stringent applicable federal or state ambient air quality standard (SCAQMD 2008a). If the project results in emissions that do not exceed the localized significance thresholds, it follows that those emissions would not cause or contribute to a local exceedance of the appropriate ambient air quality standard. The localized construction analysis demonstrates that the project would not exceed the localized significance thresholds for CO, nitrogen dioxide, PMlo, or PM2.5. Therefore, the project would not violate any air quality standard or contribute substantially to an existing or projected air quality violation during construction. Carbon Monoxide Hot Spot Analysis Carbon monoxide (CO) "hot spot" thresholds ensure that emissions of CO associated with traffic impacts from a project in combination with CO emissions from existing and forecasted regional traffic do not exceed state or federal standards for CO at any traffic intersection impacted by the project. Project concentrations may be considered significant if a CO hot spot intersection analysis determines that project generated CO concentrations cause a localized violation of the state CO 1 - hour standard of 20 ppm, state CO 8 -hour standard of 9 ppm, federal CO 1 -hour standard of 35 ppm, or federal CO 8 -hour standard of 9 ppm. As previously stated, the Project proposes 36 -unit live/work units in place of a boat/trailer storage and a boat dock manufacturing business. The Traffic Study, prepared September 2013, states that the project would generate an additional 70 daily trips. Due to the negligible traffic generation associated with the Project, no traffic impacts were identified in the Traffic Study. Therefore, the Project would not require a CO hotspot analysis since the Project would not worsen the LOS at nearby intersections. Impacts are less than significant. Conclusion In summary, the project would not generate a localized exceedance of the ambient air quality standards; therefore, the project would not contribute substantially to an existing or projected localized air quality violation. Impacts would be less than significant. Mitigation Measures MM AQ -1 All construction contractors shall comply with South Coast Air Quality Management District (SCAQMD) regulations, including Rule 403, Fugitive Dust. All grading (regardless of acreage) shall apply best available control measures for fugitive dust in accordance with Rule 403. To ensure that the project is in full compliance with applicable SCAQMD dust regulations and that there is no nuisance impact off the site, the contractor would implement each of the following: • Moisten soil not more than 15 minutes prior to moving soil or conduct whatever watering is necessary to prevent visible dust emissions from exceeding 100 feet in any direction. FirstCarbon Solutions 49 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Initial Study/Mitigated Negative Declaration • Apply chemical stabilizers to disturbed surface areas (completed grading areas) within five days of completing grading or apply dust suppressants or vegetation sufficient to maintain a stabilized surface. • Water excavated soil piles hourly or covered with temporary coverings. • Water exposed surfaces at least twice a day under calm conditions. Water as often as needed on windy days when winds are less than 25 miles per day or during very dry weather in order to maintain a surface crust and prevent the release of visible emissions from the construction site. • Wash mud -covered tired and under -carriages of trucks leaving construction sites. • Provide for street sweeping, as needed, on adjacent roadways to remove dirt dropped by construction vehicles or mud, which would otherwise be carried off by trucks departing project sites. • Securely cover loads with a tight fitting tarp on any truck leaving the construction sites to dispose of debris. • Cease grading during period when winds exceed 25 miles per hour. c) Result in a cumulatively considerable net increase of any criteria pollutant for which the project region is non -attainment under an applicable federal or state ambient air quality standard (including releasing emissions, which exceed quantitative thresholds for ozone precursors)? Less than significant impact. This impact is related to regional criteria pollutant impacts. The non -attainment regional pollutants of concern are ozone, PM10, and PM2.5. Ozone is not emitted directly into the air, but is a regional pollutant formed by a photochemical reaction in the atmosphere. Ozone precursors, ROG and NOX, react in the atmosphere in the presence of sunlight to form ozone. Therefore, the Air District does not have a recommended ozone threshold, but has regional thresholds of significance for ROG and N OX. Regional significance thresholds have been established by the SCAQMD because emissions from projects in the Air Basin can potentially contribute to the existing emission burden and possibly affect the attainment and maintenance of ambient air quality standards. Projects within the Air Basin region with regional emissions in excess of any of the thresholds presented in Table 3 (for construction) and Table 4 (for operation) are considered to have a significant regional air quality impact. Construction Emissions The construction activities associated with the proposed project include: demolition, site preparation, grading, building construction, and architectural coating. The project would be constructed over approximately 24 months, beginning in June 2014. Construction activities would disturb approximately 1.5 acres, as generated by CalEEMod. Table 3 summarizes construction -related emissions. For the assumptions used in generating the emissions, please refer to Appendix A. The project would be required to adhere to standard 50 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis SCAQMD regulations, such as implementing SCAQMD Rule 403 (see Standard Conditions in Air b)), which would reduce fugitive dust emissions. The information shown in Table 3 indicates that the SCAQMD regional emission thresholds would not be exceeded for construction emissions. Therefore, the short-term construction emissions are considered to have a less than significant regional impact. Table 3: Construction Air Pollutant Emissions (With Standard Conditions Incorporated) Winter Emissions (pounds per day) Source Demolition Demolition - Paving Site Preparation ROG NO, co sox PM" PM2.1 3.24 30.89 23.25 3.39 33.13 24.83 2.58 27.21 17.60 0.03 2.18 1.88 2.02 2.54 0.03 0.02 2.56 3.84 Grading 2.72 31.43 21.17 0.03 3.83 2.40 Building Construction 2014 4.07 23.15 17.52 0.03 1.92 1.64 Building Construction 2015 3.75 22.11 17.01 0.03 1.81 1.53 Building Construction 2016 Paving Arch Coating 3.43 21.03 16.54 0.03 1.69 1.41 1.43 13.27 9.76 0.01 0.95 0.78 42.70 2.40 2.14 0.00 0.21 0.21 Maximum Daily Emissions 50.52 76.27 58.38 0.09 7.68 5.65 Significance Threshold 75 100 550 150 150 55 Significant Impact? No No No No No No Notes: The maximum daily emissions refer to the maximum emissions that would occur in one day; it was assumed that the grading activities do not occur at the same time as the other construction activities; therefore, their emissions are not summed. VOC = volatile organic compounds NOX = nitrogen oxides CO = carbon monoxide SOX = sulfur oxides PM10 and PM2.5 = particulate matter Source of emissions: Appendix A: CalEEMod Output. Source of thresholds: South Coast Air Quality Management District 2011a. Operational Regional Emissions Existing Use The existing site currently houses a boat/trailer storage and a boat dock manufacturing business. An operational emissions analysis was conducted in order to account for existing emissions. The existing use was run as a Manufacturing land use type. The building square footage for the two uses was estimated to be 4,040 sq ft. The average daily trips (ADT) were calculated to be 49.52 trips per 1,000 sq ft, as provided by the Traffic Study. All other assumptions were generated through CalEEMod. FirstCarbon Solutions 51 H:\Client (PN-JN(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Proposed Use Operational emissions from emission sources generated both onsite and offsite as derived from CalEEMod are shown in Table 4 for the winter season. Emissions would be from motor sources and area sources (natural gas, hearth, landscape, consumer products, and architectural coating). Motor sources are emissions from motor vehicles, including tailpipe and evaporative emissions. Area sources would be generated due to an increased demand for electrical energy and natural gas with development of the Project. The Traffic Study provided ADT for the project. These trips were modeled in CaIEEMod under two different land use types in order to capture the entire trip emissions. The Condo/Townhouse land use represented the "live" portion of the project and had an estimated 6.72 weekday ADT per 1,000 Sq. Ft.; the General Office Building land use represented the 11work" portion of the project and had an estimated 13.34 weekday ADT per 1,000 Sq. Ft. The project would also be required to adhere to standard SCAQMD regulations, such as implementing SCAQMD Rule 445 (see Standard Conditions below), which would prohibit permanently installed wood burning devices into any new development. SC -3 requires compliance with Title 24 of the California Code of Regulations. Furthermore, the project will exceed Title 24 by 15% and will include the following "Earth -Friendly" design features: • All electric, solar -powered home • Dual -glazed windows with ultra -violet coating • Energy efficient heating and cooling system The information shown in Table 4 indicates that the SCAQMD regional emission thresholds would not be exceeded for operational emissions. Therefore, the long-term operational emissions are considered to have a less than significant regional impact. Table 4: Operational Emissions Winter Emissions (pounds per day) Source ROG NOx CO Sox Pm, Pm,., Existing Emissions Area Sources 0.11 0.00 0.00 0.00 0.00 0.00 Energy Sources 0.00 0.02 0.02 0.00 0.00 0.00 Mobile Sources 0.89 2.59 11.28 0.03 1.91 0.53 Total Existing Emissions 1.00 2.61 11.30 0.03 1.91 0.53 Proposed Project Emissions Area Sources 1.38 0.04 3.02 0.00 0.07 0.06 Energy Sources 0.02 0.14 0.06 0.00 0.01 0.01 Mobile Sources 0.94 2.17 9.94 0.02 1.82 0.51 Total Proposed Project Emissions 2.34 2.35 13.02 0.02 1.90 0.58 52 FirstCarbon Solutions H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis Table 4 (cont.): Operational Emissions Standard Conditions SC -4.3-1 Prohibits permanently installed wood burning devices into any new development. A wood burning device means any fireplace, wood burning heater, or pellet -fueled wood heater, or any similarly enclosed, permanently installed, indoor or outdoor device burning any solid fuel for aesthetic or space -heating purposes, which has a heat input of less than one million British thermal units per hour. SC -4.3-2 The Project shall comply with Title 24 of the California Code of Regulations established by the energy conservation standards. The Project Applicant shall incorporate the following in building plans: • Solar or low emission water heaters shall be used with combined space/water heater units; • Double paned glass or window treatment for energy conservation shall be sued in all exterior windows; • Building shall be oriented north/south where feasible. The SCAQMD does not recommend quantified analysis of cumulative construction or operational emissions, nor does it provide separate methodologies or thresholds of significance. To be used to assess cumulative construction r operational impacts. However, if an individual development project generates operational emissions that exceed the SCAQMD recommended daily thresholds, project - specific impacts would also cause a cumulative considerable increase in emissions for those pollutants for which the Air Basin is in non -attainment. As indicated in both Table 3 and Table 4 above, which depict the emissions for construction and operational activity respectively, the Project would not exceed SCAQMD thresholds. Compliance with SCAQMD rules and regulations would reduce the Project's construction and operational -related impacts to a less than significant level. Therefore, the project's impacts would be considered less than significant. FirstCarbon Solutions 53 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Winter Emissions (pounds per day) Source ROG NO, CO SOx PMla PM,., Net increase over existing 1.34 -0.26 1.72 -0.01 -0.01 0.05 Significance Threshold 55 55 550 150 150 55 Significant Impact? No No No No No No Notes: VOC = volatile organic compounds NOx = nitrogen oxides CO = carbon monoxide SOx = sulfur oxides PM10 and PM2.5 = particulate matter Source of emissions: Appendix A: CalEEMod Output. Source of thresholds: South Coast Air Quality Management District 2011a. Standard Conditions SC -4.3-1 Prohibits permanently installed wood burning devices into any new development. A wood burning device means any fireplace, wood burning heater, or pellet -fueled wood heater, or any similarly enclosed, permanently installed, indoor or outdoor device burning any solid fuel for aesthetic or space -heating purposes, which has a heat input of less than one million British thermal units per hour. SC -4.3-2 The Project shall comply with Title 24 of the California Code of Regulations established by the energy conservation standards. The Project Applicant shall incorporate the following in building plans: • Solar or low emission water heaters shall be used with combined space/water heater units; • Double paned glass or window treatment for energy conservation shall be sued in all exterior windows; • Building shall be oriented north/south where feasible. The SCAQMD does not recommend quantified analysis of cumulative construction or operational emissions, nor does it provide separate methodologies or thresholds of significance. To be used to assess cumulative construction r operational impacts. However, if an individual development project generates operational emissions that exceed the SCAQMD recommended daily thresholds, project - specific impacts would also cause a cumulative considerable increase in emissions for those pollutants for which the Air Basin is in non -attainment. As indicated in both Table 3 and Table 4 above, which depict the emissions for construction and operational activity respectively, the Project would not exceed SCAQMD thresholds. Compliance with SCAQMD rules and regulations would reduce the Project's construction and operational -related impacts to a less than significant level. Therefore, the project's impacts would be considered less than significant. FirstCarbon Solutions 53 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Environmental Analysis Initial Study/Mitigated Negative Declaration d) Expose sensitive receptors to substantial pollutant concentrations? Less than significant impact. This discussion addresses whether the project would expose sensitive receptors to naturally occurring asbestos, asbestos from building demolition, construction -generated fugitive dust (PM10), construction -generated diesel particulate matter (DPM), construction or operational related toxic air contaminants (TACs), or operational CO hotspots. Sensitive Receptors Those who are sensitive to air pollution include children, the elderly, and persons with preexisting respiratory or cardiovascular illness. For purposes of CEQA, the SCAQMD considers a sensitive receptor to be a location where a sensitive individual could remain for 24 hours, such as residences, hospitals, or convalescent facilities (SCAQMD 2008a). Commercial and industrial facilities are not included in the definition because employees do not typically remain onsite for 24 hours. However, when assessing the impact of pollutants with 1 -hour or 8 -hour standards (such as nitrogen dioxide and carbon monoxide), commercial and/or industrial facilities would be considered sensitive receptors for those purposes. The closest sensitive receptor is a residential development directly adjacent west to the project. Naturally Occurring Asbestos (NOA) Asbestos is a fibrous mineral which is both naturally occurring in ultramafic rock (a rock type commonly found in California), and used as a processed component of building materials. Because asbestos has been proven to cause a number of disabling and fatal diseases, such as asbestosis and lung cancer, it is strictly regulated either based on its natural widespread occurrence, or in its use as a building material. The California Department of Conservation, Division of Mines and Geology (DMG) has a published guide for generally identifying areas that are likely to contain NOA (DMG 2011). The DMG map indicates NOA are not known to occur within the project area. Therefore, disturbance of NOA during project construction is not a concern for the project. Asbestos Containing Materials (ACM) Asbestos is a fibrous mineral which is both naturally occurring in ultramafic rock (a rock type commonly found in California), and used as a processed component of building materials. Because asbestos has been proven to cause a number of disabling and fatal diseases, such as asbestosis and lung cancer, it is strictly regulated either based on its natural widespread occurrence, or in its use as a building material. In the initial Asbestos National Emission Standards for Hazardous Air Pollutants rule promulgated in 1973, a distinction was made between building materials that would readily release asbestos fibers when damaged or disturbed (friable) and those materials that were unlikely to result in significant fiber release (non -friable). The United States Environmental Protection Agency (EPA) has since determined that, severely damaged, otherwise non -friable materials can release significant amounts of asbestos fibers. Asbestos has been banned from many building 54 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis materials under the Toxic Substances Control Act, the Clean Air Act, and the Consumer Product Safety Act. However, most uses of asbestos for building material are not banned. Therefore, the potential source of asbestos exposure for the project is the demolition activity of the existing structures. SCAQMD's Rule 1403 specifies work practice requirements to limit asbestos emissions from building demolition and renovation activities, includes the removal and associated disturbance of asbestos - containing materials (ACM). The requirements for demolition and renovation activities include asbestos surveying, notification, ACM removal procedures and time schedules, ACM handling and clean-up procedures, and storage, disposal, and land filling requirements for asbestos -containing waste materials (ACWM). The Rule further states that the District shall be notified of the intent to conduct any demolition or renovation activity (SCAQMD 2012) Compliance with SCAQMD, federal, and state regulations reduces the potential of asbestos - containing material exposure to a less than significant impact. Construction: Fugitive Dust Dust emissions from grading, trenching, or land clearing can create nuisances and localized health impacts related to fugitive dust. As shown in Impact AIR b) above, the project would not exceed the threshold of significance for construction -generated fugitive PM10 because the project's emissions fall below the SCAQMD's LST threshold. Therefore, the project would not expose receptors to substantial fugitive dust concentrations from construction activities. Construction: Diesel Particulate Matter The project would generate diesel exhaust, a source of diesel particulate matter, during project construction. Diesel particulates are typically 2.5 microns (PM2.5). Onsite emissions of both diesel particulate matter occur during construction from the operation of heavy-duty construction equipment and from vendor trucks that operate on project sites. Project activities that would generate diesel particulate matter emissions are short-term in nature. Determination of risk from diesel particulate matter is considered over a 70 -year exposure time. Guidance published by the CAPCOA (2009), Health Risk Assessments for Proposed Land Use Projects, does not include guidance for health risks from construction projects addressed in CEQA; risks near construction projects are expected to be included later when the toxic emissions from construction activities are better understood. Additionally, the nearest sensitive receptors (residences) would be located approximately 49 feet from the project site. Therefore, considering the dispersion of the emissions and the short time frame, exposure to diesel particulate matter is anticipated to be less than significant. Construction: Toxic Air Pollutants - Onsite Workers There are a variety of state and national programs that protect workers from safety hazards, including high air pollutant concentrations (California OSHA and CDC 2012). FirstCarbon Solutions 55 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Initial Study/Mitigated Negative Declaration Onsite workers are not required to be addressed through this health risk assessment process. A document published by the California Air Pollution Control Officers Association (CAPCOA, 2009), Health Risk Assessments for Proposed Land Use Projects, indicates that onsite receptors are included in risk assessments if they are persons not employed by the project. Persons not employed by the project would not remain onsite for any significant period. Therefore, a health risk assessment for onsite workers is not required or recommended. Operation: Toxic Air Pollutants The ARB Air Quality and Land Use Handbook contains recommendations that will "help keep California's children and other vulnerable populations out of harm's way with respect to nearby sources of air pollution" (ARB 2005), including recommendations for distances between sensitive receptors and certain land uses. These recommendations are assessed as follows. • Heavily traveled roads. ARB recommends avoiding new sensitive land uses within 500 feet of a freeway, urban roads with 100,000 vehicles per day, or rural roads with 50,000 vehicles per day. Epidemiological studies indicate that the distance from the roadway and truck traffic densities were key factors in the correlation of health effects, particularly in children. The project is approximately 8 feet from Placentia Ave, which is estimated to currently have 15,606 vehicles per day (California Environmental Health Tracking Program 2011). • Distribution centers. ARB also recommends avoiding siting new sensitive land uses within 1,000 feet of a distribution center. The closest existing or proposed distribution center to the project is located more than 1,000 feet from the project. • Fueling stations. ARB recommends avoiding new sensitive land uses within 300 feet of a large fueling station (a facility with a throughput of 3.6 million gallons per year or greater). A 50 - foot separation is recommended for typical gas dispensing facilities. The nearest fueling station is 0.31 miles from the project site. Dry cleaning operations. ARB recommends avoiding siting new sensitive land uses within 300 feet of any dry cleaning operation that uses perch loroethylene. For operations with two or more machines, ARB recommends a buffer of 500 feet. For operations with three or more machines, ARB recommends consultation with the local air district. The nearest dry cleaning operations from the project site is 1.06 miles to the southeast of the project site. Operation: CO Hotspot As shown in Impact AIR b) above, the project would not create a localized CO hotspot. Therefore, the project would not expose receptors to substantial CO concentrations from operational activities. Conclusion The project would not expose receptors to substantial quantities or significant concentrations of asbestos from renovation or soils disturbance, construction -generated fugitive dust, construction - generated DPM, operational toxic air contaminants, or CO hotspots. Therefore, the project would result in a less than significant impact. 56 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis e) Create objectionable odors affecting a substantial number of people? Less than significant impact. The SCAQMD recommends that odor impacts be addressed in a qualitative manner. Such an analysis shall determine whether the project would result in excessive nuisance odors, as defined under the California Code of Regulations and Section 41700 of the California Health and Safety Code, and thus would constitute a public nuisance related to air quality. Land uses typically considered associated with odors include wastewater treatment facilities, waste - disposal facilities, or agricultural operations. The project does not contain land uses typically associated with emitting objectionable odors. Additionally, these types of land uses are not located in the Project's vicinity. Notwithstanding, the Project site is located within a mature commercial/industrial area. The proposed residential uses could be exposed to odors from the existing surrounding commercial/industrial uses. Standard Condition SC 4.1-2 requires notification to buyers that the Project is located within an area designated as Light Industry and subject to existing and potential annoyances/inconveniences (such as odors) associated with industrial land uses. Therefore, impacts are less than significant. Diesel exhaust and VOCs would be emitted during construction of the project, which are objectionable to some; however, emissions would disperse rapidly from the project site and therefore should not reach an objectionable level at the nearest sensitive receptors. Impacts are less than significant. Long -Term Project Operations According to the SCAQMD "CEQA Air Quality Handbook;' land uses associated with odor complaints typically include agricultural uses, wastewater treatment plants, food processing plants, chemical plants, composting, refineries, landfills, dairies, and fiberglass molding. Although there are four SCAQMD regulated facilities within 500 feet of the Project site, none are of the type that would typically cause an odor complaint. Notwithstanding, the Project site is located within a mature commercial/industrial area. Standard Condition SC 4.1-2 requires notification to buyers that the Project is located within an area designated as Light Industry and subject to existing and potential annoyances/inconveniences (such as odors) associated with industrial land uses. Standard Condition of Approval 4.3-4 would require all trash facilities to be enclosed to eliminate potential odor impacts. Therefore, impacts are less than significant. Standard Condition Refer to Mitigation Measure AQ -1 and Standard Conditions SC 4.1-2 and SC 4.3-4. SC 4.3-3 Trash facilities shall be screened from view and designed and located appropriately to minimize potential noise and odor impacts to residential areas. FirstCarbon Solutions 57 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis Mitigation Measures No mitigation is required. City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration 58 FirstCarbon Solutions H:\Client (PN-JN)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Potentially Significant Environmental Issues Impact 4.4 Biological Resources Would the project: a) Have a substantial adverse effect, either ❑ directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? b) Have a substantial adverse effect on any ❑ riparian habitat or other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? c) Have a substantial adverse effect on federally ❑ protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? d) Interfere substantially with the movement of ❑ any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of wildlife nursery sites? e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? Environmental Setting Environmental Analysis Less Than Significant With Less Than Mitigation Significant Incorporated Impact ❑ ❑ x 701 F07 ❑■ ❑ ❑ No Impact // F- r/ 1■�// El z The Project site is mostly used for storage of vehicles, boasts and miscellaneous equipment and materials. A single commercial building is located on the eastern portion of the Project site where a pier and dock services company operates. One building is located on the western portion of the southern parcel that is used as office space for the tenants of the property. The project site is surrounded by urban development consisting of residential and light industrial uses. Average FirstCarbon Solutions 59 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Initial Study/Mitigated Negative Declaration temperatures range from January low of 46.9°F to August highs of 73.4°F. Average annual precipitation is approximately 11 inches; precipitation falls primarily as rain with most precipitation occurring between the months of November and April (WRCC 2013). The project site is generally flat. The following information sources were reviewed: • The Newport Beach, California USGS 7.5 -minute topographic quadrangle; • Aerial photography of the project site (Google Earth); • California Department of Fish and Game (CDFG) California Natural Diversity Data Base (CNDDB) records for the Newport Beach, California 7.5 -minute topographic quadrangle and the surrounding eight quadrangles; • CDFW California Wildlife Habitat Relationship System (CWHR); • U.S. Fish and Wildlife Service (USFWS) list of endangered and threatened species that may occur, or be affected by the project, in the Newport Beach, California quadrangle. Environmental Evaluation Would the project: a) Have a substantial adverse effect, either directly or through habitat modifications, on any species identified as a candidate, sensitive, or special status species in local or regional plans, policies, or regulations, or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? No impact. The project site contains limited ornamental landscaping along the eastern boundary with Placentia Avenue. The project site is fully developed/disturbed with no native soils. No suitable habitat for any special -status plant or wildlife species occurs within the project -site. Therefore, project implementation would not impact either directly or through habitat modifications, any plant or wildlife species identified as a candidate, sensitive, or special status. b) Have a substantial adverse effect on any riparian habitat or other sensitive natural community identified in local or regional plans, policies, and regulations or by the California Department of Fish and Game or U.S. Fish and Wildlife Service? No impact. There are no riparian habitats or other sensitive natural communities located within the Project area identified in local or regional plans, policies, and regulations or by the California Department of Fish and Wildlife or U.S. Fish and Wildlife Service. Therefore, there would be no impacts to any of these habitat types. 60 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis c) Have a substantial adverse effect on federally protected wetlands as defined by Section 404 of the Clean Water Act (including, but not limited to, marsh, vernal pool, coastal, etc.) through direct removal, filling, hydrological interruption, or other means? No impact. The project is devoid of wetlands, marshes, and vernal pools. Therefore, there would be no impact to any federally protected wetlands under the Clean Water Act. d) Interfere substantially with the movement of any native resident or migratory fish or wildlife species or with established native resident or migratory wildlife corridors, or impede the use of wildlife nursery sites? No impact. The project site is fully developed with light industrial uses in an urban setting. The site and surrounding areas do not provide habitat for the movement of any native resident or migratory fish or wildlife species. Therefore, there is no potential for the site to serve as a migration corridor for wildlife and no impact would occur. e) Conflict with any local policies or ordinances protecting biological resources, such as a tree preservation policy or ordinance? No impact. The Project site does not contain any protected biological resources or tree species that are considered sensitive. Project implementation would not conflict with any local policies or ordinances. f) Conflict with the provisions of an adopted Habitat Conservation Plan, Natural Community Conservation Plan, or other approved local, regional, or state habitat conservation plan? No impact. The City of Costa Mesa is not within the jurisdiction of an adopted Habitat Conservation Plan or Natural Community Conservation Plan. Therefore, Project implementation would not conflict with the provisions of an approved local, regional, or state habitat conservation plan. FirstCarbon Solutions 61 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Environmental Analysis Initial Study/Mitigated Negative Declaration Less Than Significant Potentially With Less Than Significant Mitigation Significant Environmental Issues Impact Incorporated Impact No Impact 4.5 Cultural Resources Would the project: a) Cause a substantial adverse change in the ❑ ❑ ❑ significance of a historical resource as defined in §15064.5? b) Cause a substantial adverse change in the ❑ ❑ ® ❑ significance of an archaeological resource pursuant to §15064.5? c) Directly or indirectly destroy a unique ❑ ❑ ® ❑ paleontological resource or site or unique geologic feature? d) Disturb any human remains, including those ❑ ❑ ❑ ❑ interred outside of formal cemeteries? Environmental Evaluation Would the project: a) Cause a substantial adverse change in the significance of a historical resource as defined in §15064.5? No impact. The City's historic and cultural resources are illustrated on General Plan EIR Exhibit 4.10- 1, Properties that Meet the Standards for Listing in the National Register, and outlined in General Plan EIR Table 4.10-1, Historic Resources Inventory. The Project site is not identified as a historically/culturally significant resource. A review of historic maps, aerial photographs and building records indicates that the structure located at 2025 Placentia Avenue was constructed in the late 1950s. Additionally, records indicate that the structure located at 2027 Placentia Avenue was constructed in the early 1950s; however, it is unclear if that building is the same building that is extant at this location today. No definitive age for the building at 2027 Placentia Avenue has been determined. The existing structures were assessed for historic significance and do not appear to meet any of the four criteria (A -D) for listing on the California Register of Historic Resources (CR) nor do they appear to meet any criteria for local listing. The structures were built as functional buildings for local businesses and therefore, are not associated with events (A) that have made a significant contribution to the broad patterns of history. The businesses are not recognized locally, and would not be considered historically significant and therefore, the structures are not associated with a person(s) (B) significant in the past. The structure is not unusual or exceptional in any respect and therefore, it does not embody a distinctive characteristic of a type, period, or method of construction (C). Finally, the structure is not capable of providing information important in 62 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis prehistory or history (D). The structures located at 2025 and 2027 Placentia Avenue do not appear to meet any of the criteria for listing on the CR or local listings and further study is not deemed necessary. Therefore, Project implementation would not cause a substantial adverse change in the significance of a historic resource. b) Cause a substantial adverse change in the significance of an archaeological resource pursuant to §15064.5? Less than significant impact. Ground disturbing activities, such as grading or excavation could disturb previously unidentified subsurface archaeological resources. However, the Project site consists of, and is surrounded by, developed land that has been permanently altered due to the construction of below and aboveground improvements (i.e., buildings, driveways, hardscapes, and utilities). Additionally, the Project site has already been subject to extensive disruption and contains artificial fill materials; refer to Response 4.6.b. Given the highly disturbed condition of the site, the potential for Project implementation to impact an unidentified archeological resource is considered low. The Project would be subject to compliance with Standard Condition SC 4.5-1, which provides direction in the event archeological resources are unearthed during Project subsurface activities. Therefore, Project implementation would result in a less than significant impact involving an adverse change in the significance of an archaeological resource. Standard Condition SC 4.5:1 In the event that archaeological resources are encountered during grading and construction, all construction activities shall be temporarily halted or redirected to permit the sampling, identification, and evaluation of archaeological materials as determined by the City, who shall establish, in cooperation with the project applicant and a certified archaeologist, the appropriate procedures for exploration and/or salvage of the artifacts. c) Directly or indirectly destroy a unique paleontological resource or site or unique geologic feature? Less than significant impact. As noted above, the Project site has already been subject to extensive disruption and contains artificial fill materials. Additionally, there is no evidence unique geologic features on the Project site. Given the highly disturbed condition of the site, the potential for Project implementation to impact an as yet unidentified paleontological resource is considered remote. The Project would be subject to compliance with Standard Condition SC 4.5-2, which provides direction in the event paleontological resources are unearthed during Project subsurface activities. Therefore, Project implementation would result in a less than significant impact involving the potential destruction of a paleontological resource. FirstCarbon Solutions 63 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Initial Study/Mitigated Negative Declaration Standard Condition SC 4.5:2 In the event that paleontological resources are encountered during grading and construction operations, all construction activities shall be temporarily halted or redirected to permit a qualified paleontologist to assess the find for significance and, if necessary, develop a paleontological resources impact mitigation plan (PRIMP) for the review and approval by the City prior to resuming excavation activities. d) Disturb any human remains, including those interred outside of formal cemeteries? Less than significant impact. The probability that construction of the Project would impact any human remains is low, given the degree of past disturbance of the site, as it is developed with a pier and dock building shop and boat/vehicle storage. In the event that human remains are encountered during earth removal or disturbance activities, the California Health and Safety Code Section 7050.5 requires that all activities cease immediately and a qualified archaeologist and Native American monitor be contacted immediately. The Coroner would also be contacted pursuant to Sections 5097.98 and 5097.99 of the Public Resources Code relative to Native American remains. Should the Coroner determine the human remains to be of Native American descent, the coroner has 24 hours to notify the Native American Heritage Commission (NAHC). The NAHC would then be required to contact the most likely descendant of the deceased Native American, who would then serve as consultant on how to proceed with the remains. Compliance with the established regulatory framework (i.e., California Health and Safety Code Section 7050.5 and Public Resources Code Section 5097.98), as required by Standard Condition SC 4.5-3, would reduce potential impacts involving disturbance to human remains would be less than significant. Standard Condition SC 4.5:3 If human remains are encountered, State Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to Public Resources Code Section 5097.98. The County Coroner must be notified of the find immediately. If the remains are determined to be prehistoric, the Coroner will notify the Native American Heritage Commission (NAHC), which will determine and notify a Most Likely Descendant (MLD). With the permission of the landowner or his/her authorized representative, the MLD may inspect the site of the discovery. The MLD shall complete the inspection within 24 hours of notification by the NAHC. The MLD may recommend scientific removal and nondestructive analysis of human remains and items associated with Native American burials. 64 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Issues 4.6 Geology and Soils Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist- Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. ii) Strong seismic ground shaking? iii) Seismic -related ground failure, including liquefaction? iv) Landslides? b) Result in substantial soil erosion or the loss of topsoil? c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? Potentially Significant Impact Less Than Significant With Mitigation Incorporated 01 ❑ ❑ Environmental Analysis Less Than Significant Impact U No Impact �/ ❑ ❑ ® ❑ El z ® ❑ ® ❑ ® ❑ An Engineering and Geologic Due Diligence investigation was prepared for the Project site by SoilWorks Earth Sciences Group (Engineering and Geologic Due Diligence, 2025 and 2027 Placentia Avenue, Costa Mesa, California, April 10, 2013); refer to Appendix B, Geotechnical Engineering Investigation. The purpose of the Geotechnical Due Diligence was to evaluate the Project site soil conditions and provide preliminary geotechnical engineering conclusions and recommendations. FirstCarbon Solutions 65 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Environmental Analysis Initial Study/Mitigated Negative Declaration Environmental Evaluation Would the project: a) Expose people or structures to potential substantial adverse effects, including the risk of loss, injury or death involving: i) Rupture of a known earthquake fault, as delineated on the most recent Alquist-Priolo Earthquake Fault Zoning Map issued by the State Geologist for the area or based on other substantial evidence of a known fault? Refer to Division of Mines and Geology Special Publication 42. No impact. Seismically induced ground rupture is defined as the physical displacement of surface deposits in response to an earthquake's seismic waves. Ground rupture is most likely along active faults, and typically occurs during earthquakes of magnitude five or higher. Ground rupture only affects the area immediately adjacent to a fault. The Alquist-Priolo Earthquake Fault Zoning Act was passed in 1972 to mitigate the hazard of surface faulting to structures for human occupancy. The Act's main purpose is to prevent the construction of buildings used for human occupancy on the surface trace of active faults. The Act requires the State Geologist to establish regulatory zones, known as "Alquist Priolo (AP) Earthquake Fault Zones," around the surface traces of active faults and to issue appropriate maps. If an active fault is found, a structure for human occupancy cannot be placed over the trace of the fault and must be set back from the fault (typically 50 feet). The Project site is not affected by a State -designated AP Earthquake Fault Zone. Additionally, the Geotechnical Due Diligence report concluded that fault related surface rupture at the Project site is very unlikely. Therefore, Project implementation would not expose people or structures to potential substantial adverse effects involving rupture of a known earthquake fault. ii) Strong seismic ground shaking? Less than significant with mitigation incorporated. Southern California is considered a seismically active region. Moderate to strong earthquakes can occur on numerous local faults. Southern California faults are classified as: active; potentially active; or inactive. Faults from past geologic periods of mountain building but do no display any evidence of recent offset, are considered "inactive" or "potentially active." Faults that have historically produced earthquakes or show evidence of movement within the past 1,000 years are known as "active faults" No know active faults traverse the Project site. The nearest known active fault to the Project site is the Newport Inglewood Rose Canyon Fault Zone which lies about 1.5 miles to the southwest. The principal seismic hazard to the subject property is strong ground shaking from earthquakes produced by local faults. It is likely that the project site will be subject to ground shaking by future earthquakes produced in Southern California. A moderate to large magnitude earthquake on a regional fault could cause moderate to severe seismic shaking in the City, thus exposing people or structures on the Project site to potential substantial adverse effects, including the risk of loss, injury, 66 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis or death. The possibility of moderate to high ground acceleration or shaking in the City may be considered as approximately similar to the Southern California region, as a whole. The intensity of ground shaking on the Project site would depend upon the magnitude of the earthquake, distance to the epicenter, and the geology of the area between the epicenter and the Project site. The Project site is assigned soil profile Af (artificial fill) and Qvom (Very Old Marine Deposits). The Newport Inglewood Fault, which is the near source fault to the Project site, is a Type B1 fault with a magnitude of 6.9. Based on these factors, the Geotechnical Due Diligence states that proposed structures should be designed and constructed to the prevailing standards and seismic design requirements, as appropriate. Numerous controls would be imposed on the proposed development through the permitting process. Pursuant to CMMC Section 5-1, Construction Codes Adopted, the City has adopted various codes, including the 2010 Edition of the California Building Code, for the purpose of "prescribing regulations for erecting, construction, enlargement, alteration, repair, improving, removal, conversion, demolition, occupancy, equipment use, height, and area of buildings and structures." According to Standard Condition 4.6-1, the Project is subject to compliance with the requirements of the California Code of Regulations. In addition, the provisions of the various Codes specified in CMMC Section 5-1, as amended by the City, constitute the City's "Building Regulations." Therefore, the City would regulate the proposed development (and lessen potential seismic and geologic impacts) through compliance with the City's Building Regulations, as well as the Alquist-Priolo Earthquake Fault Zoning Act and local land use policies. Additionally, the Geotechnical Investigation concluded development of the site is considered feasible from a soils and geologic engineering standpoint, provided that the recommendations stated therein are incorporated into the design and are implemented in the field. Therefore, the effects of strong ground shaking would be sufficiently mitigated for the proposed development, since it would be designed and constructed in conformance with the City's Building Regulations, current engineering standards, and the Engineering and Geologic Due Diligence recommendations; refer to Mitigation Measure GEO-1. Compliance with the City's Building Regulations, Standard Condition 4.6-1, and Mitigation Measure GEO-1 would ensure that Project implementation would result in a less than significant impact due to the exposure of people or structures to potential substantial adverse effects involving strong seismic ground shaking. Standard Condition SC 4.6-1 The Project shall comply with the requirements of the California Code of Regulations, Title 24, also known as the 2007 California Building Standards Code, as amended by the City of Costa Mesa. 1 Faults which are known to be slipping (and therefore seismogenic) but ;lack sufficient information to fully model how close they might be to rupture are classified as Type B. FirstCarbon Solutions 67 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Environmental Analysis Initial Study/Mitigated Negative Declaration Mitigation Measure MM GEO-1 Each of the recommendations specified in the Engineering and Geologic Due Diligence Investigation at 2025 and 2027 Placentia Avenue Costa Mesa, California (SoilWorks Earth Sciences Group, April 10, 2013) shall be incorporated into the Project's design considerations, plans, and job specifications. iii) Seismic -related ground failure, including liquefaction? Less than significant impact. Liquefaction occurs when loose sand and silt that is saturated with water behaves like a liquid when shaken by an earthquake. Earthquake waves cause water pressures to increase in the sediment and the sand grains to lose contact with each other, leading the sediment to lose strength and behave like a liquid. The soil can lose its ability to support structures, flow down even very gentle slopes, and erupt to the ground surface to form sand boils. Many of these phenomena are accompanied by settlement of the ground surface - usually in uneven patterns that damage buildings, roads, and pipelines. The three factors that are required for liquefaction to occur a re: 1. Loose, granular sediment - typically "made" land and beach and stream deposits that are young enough (late Holocene) to be loose. 2. Saturation of the sediment by groundwater (water fills the spaces between sand and silt grains). 3. Strong ground shaking - areas have to be shaken hard enough for susceptible sediment to liquefy. The California Geological Survey produces seismic hazard maps as part of the Seismic Hazards Zonation Program that identify zones of required investigation for liquefaction (and earthquake - induced landslides). The liquefaction zones are areas where historic occurrence of liquefaction, or local geological, geotechnical, and groundwater conditions indicate a potential for permanent ground displacements such that mitigation would be required. According to the Seismic Hazard Zones Map - Newport Beach Quadrangle (Liquefaction Zone Released April 17, 1997), the Project site is not mapped as being in a liquefaction zone of required investigation. According to the Engineering and Geologic Due Diligence Investigation, the site is judged not to be prone to liquefaction. Therefore, Project implementation would result in a less than significant impact due to the exposure of people or structures to potential substantial adverse effects involving liquefaction. The City would regulate the proposed development (and further minimize any potential liquefaction hazard) through compliance with the City's Building Regulations. Additionally, the Project must comply with Standard Condition SC 4.6-1, which requires compliance with the California Building Code, and Standard Condition SC 4.6-2, which requires preparation of a Geotechnical Investigation and a final written report. 68 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis Standard Condition SC 4.6-1 Prior to the issuance of Grading Permits, the Project Applicant shall provide the City of Costa Mesa Department of Building Safety with a geotechnical investigation of the project site detailing recommendations for remedial grading in order to reduce the potential of onsite soils to cause unstable conditions. Design, grading, and construction shall be performed in accordance with the requirements of the California Building Code applicable at the time of grading, appropriate local grading regulations, and the recommendations of the geotechnical consultant as summarized in a final written report, subject to review by the City of Costa Mesa Department of Building Safety. iv) Landslides? No impact. Due to the level topography, landslides are not anticipated to occur on the Project site. The Seismic Hazard Zones Map illustrates the earthquake -induced landslide zones, which are areas where previous occurrence of landslide movement, or local topographic, geological, geotechnical, and subsurface water conditions indicate a potential for permanent ground displacements such that mitigation would be required. According to the Seismic Hazard Zones Map - Newport Beach Quadrangle (Landslide Zone Released April 15, 1998), the Project site is not mapped as being in an earthquake -induced landslide zone of required investigation. Therefore, Project implementation would not expose people or structures to potential substantial adverse effects involving landslides. b) Result in substantial soil erosion or the loss of topsoil? Less than significant impact. Exploratory borings were conducted on the Project site, as part of the Engineering and Geologic Due Diligence Investigation. The earth materials encountered within the borings were classified as artificial fill and Very Old Marine Deposits, and described below (refer also to Appendix B Boring Logs, Figures 4 through 8. . Artificial Fill (Af) - Artificial fill materials were encountered to depths ranging from approximately 4 to 5 feet below existing ground surface and is generally comprised of dark brown to clayey silts and sandy silts with scattered 1/2" subground gravels. • Very Old Marine Deposits (Qvom) - Marine deposits were found to underlie these fill materials and generally consisted of light olive brown to yellowish brown fine to medium sands and clayey silts with scattered 1" sub -rounded gravels extending to depths of on the order of 50 feet. The Project site is at an elevation approximately 90 feet above mean sea level. The regional topographic gradient is to the west. The Project proposes to remove the existing buildings, including concrete pads, etc., and in its place construct an attached live/work development. Project implementation would result in ground -disrupting activities such as excavation and trenching for foundations and utilities; soil compaction and site grading; and the erection of new structures, all of which would temporarily disturb soils. The exposure of previously covered soils during these FirstCarbon Solutions 69 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Initial Study/Mitigated Negative Declaration activities could lead to increased onsite erosion and offsite sediment transport, because disturbed soils are susceptible to higher rates of erosion from wind, rain, and runoff of dewatering discharge or dust control water than undisturbed soils. Earth -disturbing activities associated with Project construction could result in substantial soil erosion or the loss of topsoil. As concluded in Response 4.9.a, the Project would be subject to compliance with the National Pollutant Discharge Elimination System (NPDES) permitting process, since one or more acres of soil would be disturbed; refer also to Standard Condition 4.6-3. Following compliance with NPDES regulatory requirements, Project implementation would result in a less than significant impact involving soil erosion or the loss of topsoil. Standard Condition SC 4.6-3 The Project shall comply with the NPDES requirements, as follows: • Construction General Permit Notice of Intent (NOI) Design: Prior to the issuance of preliminary or precise grading permits, the project applicant shall provide the City Engineer with evidence that an NOI has been filed with the Storm Water Resources Control Board (SWRCB). Such evidence shall consist of a copy of the NOI stamped by the SWRCB or Regional Water Quality Control Board (RWQCB), or a letter from either agency stating that the NOI has been filed. • Construction Phase Storm Water Pollution Prevention Plan (SWPPP): Prior to the issuance of grading permits, the applicant shall prepare a SWPPP that complies with the Construction General Permit and will include at a minimum the following: - Discuss in detail the BMPs planned for the project related to control of sediment and erosion, nonsediment pollutants, and potential pollutants in non -storm water discharges; - Describe post -construction BMPs for the Project; • Explain the maintenance program for the Project's BMPs • List the parties responsible for the SWPPP implementation and the BMP maintenance during and after grading. The Project Applicant shall implement the SWPPP and modify the SWPPP as directed by the Construction General Permit. c) Be located on a geologic unit or soil that is unstable, or that would become unstable as a result of the project, and potentially result in on- or off-site landslide, lateral spreading, subsidence, liquefaction or collapse? Less than significant impact. Refer to Responses 4.6.a.2 and 4.6.a.3 above for discussions of potential impacts related to liquefaction and earthquake -induced landslides, respectively. As the site is relatively level, there is no potential for landslides or slope instabilities. Additionally, as the Project site has a low potential for liquefaction, the potential for lateral spreading is also low. Following compliance with the City's Building Regulations pursuant to Standard Condition 4.6-1, Project 70 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis implementation would not expose people or structures to potential substantial adverse effects involving unstable geologic units or soils. Standard Condition Refer to Standard Condition SC 4.6-1 above. d) Be located on expansive soil, as defined in Table 18-1-B of the Uniform Building Code (1994), creating substantial risks to life or property? Less than significant impact. The Engineering and Geologic Due Diligence Investigation results indicate that the upper portions of the site subgrade are comprised of Sandy Silts and Silty Clays with occasional sandy lens deposits. The laboratory testing indicates medium expansion potential as identified by California Building Code. According to the Investigation, consideration for potential medium soil expansion should be incorporated in the design and construction of the Project. The effects of expansive soils would be sufficiently mitigated for the proposed buildings, since they would be designed and constructed in conformance with the City's Building Regulations pursuant to Standard Condition SC 4.6-1 and the Geotechnical Investigation's recommendations; refer to Mitigation Measure GEO-1. Compliance with the Building Regulations and GEO-1 would ensure that Project implementation would not create substantial risks to life or property from expansive soils. Standard Condition Refer to Standard Condition SC 4.6-1 above. Mitigation Measure Refer to Mitigation Measure GEO-1. e) Have soils incapable of adequately supporting the use of septic tanks or alternative wastewater disposal systems where sewers are not available for the disposal of wastewater? No impact. The Project does not propose the use of septic tanks. The Project would connect to the existing City sanitary sewer system for wastewater disposal. FirstCarbon Solutions 71 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Environmental Analysis Initial Study/Mitigated Negative Declaration Less Than Significant Potentially With Significant Mitigation Environmental Issues Impact Incorporated 4.7 Greenhouse Gas Emissions Would the project: a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? b) Conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing the emissions of greenhouse gases? Environmental Evaluation Would the project: ❑ ❑ ❑ ❑ Less Than Significant Impact No Impact OZONER 94SOM a) Generate greenhouse gas emissions, either directly or indirectly, that may have a significant impact on the environment? Less than significant impact. A variety of agencies have developed greenhouse gas emission thresholds and/or have made recommendations for how to identify a threshold. However, the thresholds for projects in the jurisdiction of the SCAQMD remain in flux. The California Air Pollution Control Officers Association explored a variety of threshold approaches, but did not recommend one approach (2008). The ARB recommended approaches for setting interim significance thresholds (ARB 2008b), in which a draft industrial project threshold suggests that non -transportation related emissions under 7,000 MTCOZe per year would be less than significant; however, the ARB has not approved those thresholds and has not published anything since then. The Bay Area Air Quality Management District and the San Joaquin Valley Air Pollution Control District have both adopted greenhouse gas thresholds. However, those thresholds are not applicable to the project since the project is under the jurisdiction of the SCAQMD. The SCAQMD is in the process of developing thresholds, as discussed below. On December 5, 2008, the SCAQMD Governing Board adopted an interim greenhouse gas significance threshold for stationary sources, rules, and plans where the SCAQMD is lead agency (SCAQMD permit threshold). However, this project is not considered a stationary source. The SCAQMD is in the process of preparing recommended significance thresholds for greenhouse gases for local lead agency consideration ("SCAQMD draft local agency threshold"); Staff indicated that they hoped to bring the proposed GHG significance thresholds to the board for their December 2010 meeting; however, this did not occur. The current draft thresholds consist of the following tiered approach: 72 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis • Tier 1 consists of evaluating whether or not the project qualifies for any applicable exemption under CEQA. • Tier 2 consists of determining whether the project is consistent with a greenhouse gas reduction plan. If a project is consistent with a qualifying local greenhouse gas reduction plan, it does not have significant greenhouse gas emissions. • Tier 3 consists of screening values, which the lead agency can choose, but must be consistent with all projects within its jurisdiction. A project's construction emissions are averaged over 30 years and are added to a project's operational emissions. If a project's emissions are under one of the following screening thresholds, then the project is less than significant: - All land use types: 3,000 MTCO2e per year - Based on land use type: residential: 3,500 MTCO2e per year; commercial: 1,400 MTCO2e per year; or mixed use: 3,000 MTCO2e per year • Tier 4 has the following options: - Option 1: Reduce emissions from business as usual by a certain percentage; this percentage is currently undefined - Option 2: Early implementation of applicable AB 32 Scoping Plan measures - Option 3, 2020 target for service populations (SP), which includes residents and employees: 4.8 MTCO2e/SP/year for projects and 6.6 MTCO2e/SP/year for plans; - Option 3, 2035 target: 3.0 MTCO2e/SP/year for projects and 4.1 MTCO2e/SP/year for plans • Tier 5 involves mitigation offsets to achieve target significance threshold. The SCAQMD discusses its draft thresholds in the following excerpt (SCAQMD 2008b): The overarching policy objective with regard to establishing a GHG [greenhouse gas] significance threshold for the purposes of analyzing GHG impacts pursuant to CEQA is to establish a performance standard or target GHG reduction objective that will ultimate contribute to reducing GHG emissions to stabilize climate change. Full implementation of the Governor's Executive Order 5-3-05 would reduce GHG emissions 80 percent below 1990 levels or 90 percent below current levels by 2050. It is anticipated that achieving the Executive Order's objective would contribute to worldwide efforts to cap GHG concentrations at 450 ppm, thus, stabilizing global climate. As described below, staff's recommended interim GHG significance threshold proposal uses a tiered approach to determining significance. Tier 3, which is expected to be the primary tier by which the AQMD will determine significance for projects where it is the lead agency, uses the Executive Order 5-3-05 goal as the basis for deriving the screening level. Specifically, the Tier 3 screening level for stationary sources is base on an emission capture rate of 90 percent for all new or modified projects. A 90 percent emission capture rate means that 90 percent of total emissions from all new or modified stationary source projects would be subject FirstCarbon Solutions 73 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Initial Study/Mitigated Negative Declaration to some type of CEQA analysis, including a negative declaration, a mitigated negative declaration, or an environmental impact. Therefore, the policy objective of staff's recommended interim GHG significance threshold proposal is to achieve an emission capture rate of 90 percent of all new or modified stationary source projects. A GHG significance threshold based on a 90 percent emission capture rate may be more appropriate to address the long-term adverse impacts associated with global climate change. Further, a 90 percent emission capture rate sets the emission threshold low enough to capture a substantial fraction of future stationary source projects that will be constructed to accommodate future statewide population and economic growth, while setting the emission threshold high enough to exclude small projects that will in aggregate contribute a relatively small fraction of the cumulative statewide GHG emissions. This assertion is based on the fact that staff estimates that these GHG emissions would account for less than one percent of future 2050 statewide GHG emissions target (85 MMTCOZe/yr). In addition, these small projects would be subject to future applicable GHG control regulations that would further reduce their overall future contribution to the statewide GHG inventory. In summary, the SCAQMD's draft threshold uses the Executive Order 5-3-05 goal as the basis for the Tier 3 screening level. Achieving the Executive Order's objective would contribute to worldwide efforts to cap carbon dioxide concentrations at 450 ppm, thus, stabilizing global climate. For this Project, the 3,000 MTCOze per year for mixed use screening threshold is used as the significance threshold, in addition to the qualitative thresholds of significance set forth below from Section VII of Appendix G to the CEQA Guidelines. Project Impact Project -related GHG emissions would include emissions from direct and indirect sources. The Project would results in direct and indirect emissions of CO2, N2O, and CH4. Direct Project -related GHG emissions include emissions from construction activities, area sources, and mobile sources, while indirect sources include emissions from electricity consumption, water demand, and solid waste generation. Operational GHG emissions are based on energy emissions from natural gas usage and automobile emissions. The CaIEEMod model, used to generate the GHG emissions, relies upon trip data within the project's Traffic Study and project specific land use data. Table 5 below presents the estimated CO2, N2O, and CH4 emissions for the existing uses, for the construction emissions amortized over 30 years, and the Project's operational emission. As provided in Table 5, the Project's estimated GHG emissions fall below the SCAQMD threshold of 3,000 MTCOZe per year. Therefore, this impact would be less than significant. 74 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Table 5: Estimated Greenhouse Gas Emissions Environmental Analysis Emissions (Metric Tons per year) Source co, CH, NZO Total Fill Existing Emissions Area 0.00 0.00 0.00 0.00 Energy 15.35 0.00 0.00 15.42 Mobile 273.68 0.01 0.00 273.93 Waste 1.02 0.06 0.00 2.23 Water 3.78 0.03 0.00 4.65 Total Existing Emissions 293.82 0.10 0.00 296.28 Proposed Emissions Construction (total of 576.14 MT/year 19.12 0.00 0 19.20 which would be amortized over 30 years) Area 9.25 0.00 0.00 9.32 Energy 74.95 0.00 0.00 71.28 Mobile 320.02 0.014 0.00 336.06 Waste 3.36 0.20 0.00 7.53 Water 14.19 0.08 0.00 16.40 Total Proposed Emissions 452.64 0.30 0 459.80 Net Increase over Existing 158.82 0.20 0 163.52 - - - 3,000 GHG Threshold (MTCO2e) Significant Impact? - - - No b) Conflict with any applicable plan, policy or regulation of an agency adopted for the purpose of reducing the emissions of greenhouse gases? Less than significant impact. There are currently no adopted local or regional greenhouse gas reduction plans applicable to the proposed project. However as discussed in Section 4.7a) above, the Air District is in the process of preparing recommended significance thresholds for greenhouse gases for local lead agency consideration which the proposed project does not exceed. As shown in the discussion in Section 4.7a) above, the proposed project would not exceed the Air District's draft threshold of significance for greenhouse gases. The Scoping Plan states, "The 2020 goal was established to be an aggressive, but achievable, mid- term target, and the 2050 GHG emissions reduction goal represents the level scientists believe is necessary to reach levels that would stabilize climate" (ARB 2008). The year 2020 GHG emission FirstCarbon Solutions 75 H:\Client (PN-JN(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Environmental Analysis Initial Study/Mitigated Negative Declaration reduction goal of AB 32 corresponds with the mid-term target established by Executive Order 5-3-05, which aims to reduce California's fair -share contribution of GHGs in 2050 to levels that would stabilize the climate. Project Construction Construction of the proposed project is estimated to generate GHGs. However, AB 32 requires that GHG emissions generated in California in year 2020 be equal to or less than California's statewide inventory from 1990. Construction emissions would occur before the year 2020, so the proposed project's construction would not contribute to year 2020 emissions. Therefore, construction emissions would not conflict with the AB 32 Scoping Plan. Project Operation The Scoping Plan identifies recommended measures for multiple GHG emission sectors and the associated emission reductions needed to achieve the year 2020 emissions target—each sector has a different emission reduction target. Most of the measures target the transportation and electricity sectors and are implemented through regulatory action by state agencies. As stated in the Scoping Plan, the key elements of the strategy for achieving the 2020 GHG target include: • Expanding and strengthening existing energy efficiency programs as well as building and appliance standards. • Achieving a statewide renewable energy mix of 33 percent. • Developing a California cap -and -trade program that links with other Western Climate Initiative partner programs to create a regional market system. • Establishing targets for transportation -related GHG emissions for regions throughout California and pursuing policies and incentives to achieve those targets. • Adopting and implementing measures pursuant to existing State laws and policies, including California's clean car standards, goods movement measures, and the Low Carbon Fuel Standard. • Creating targeted fees, including a public goods charge on water use, fees on high global warming potential gases, and a fee to fund the administrative costs of the State's long-term commitment to AB 32 implementation. Because the project is limited to the redevelopment of a site for a live/work development, it is not a project subject to the Scoping Plan's recommended measures. As such, the Scoping Plan's recommended measures do not apply to the proposed project. Therefore, the proposed project would not conflict with the Scoping Plan's recommended measures and, as such, would not impede implementation of the Scoping Plan. In conclusion, the proposed project would not conflict with any applicable plan, policy, or regulation of an agency adopted for reducing the emissions of GHGs because the proposed project would generate low levels of GHGs (less than the Air District's threshold (see Section 4.7a), above), and would not impede implementation of the Scoping Plan, or conflict with the policies of the Scoping Plan. Therefore, the impact would be less than significant. 76 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis Less Than Significant Potentially With Less Than Significant Mitigation Significant Environmental Issues Impact Incorporated Impact No Impact 4.8 Hazards and Hazardous Materials Would the project: a) Create a significant hazard to the public or the ❑ ❑ ® ❑ environment through the routine transport, use, or disposal of hazardous materials? b) Create a significant hazard to the public or the ❑ ® ❑ ❑ environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? c) Emit hazardous emissions or handle ❑ ❑ ® ❑ hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? d) Be located on a site which is included on a list El® ❑ ❑ of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? e) For a project located within an airport land ❑ ❑ ® ❑ use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? f) For a project within the vicinity of a private ❑ ❑ ❑ airstrip, would the project result in a safety hazard for people residing or working in the project area? g) Impair implementation of or physically ❑ ❑ ❑ interfere with an adopted emergency response plan or emergency evacuation plan? h) Expose people or structures to a significant ❑ ❑ ❑ risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? Phase I and Phase II Environmental Site Assessments (Phase I & II ESA) were prepared for the Project site by Stantec Consulting Services Inc. (Phase I and Phase II Environmental Site Assessment FirstCarbon Solutions 77 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Environmental Analysis Initial Study/Mitigated Negative Declaration Commercial Properties 2025 & 2027 Placentia Avenue Costa Mesa, California, April 11, 2013); refer to Appendix C, Phase I and Phase 11 Environmental Site Assessment. Phase I ESAs are intended to identify potential environmental liabilities associated with the presence of hazardous materials, their use, storage, and disposal at and in the vicinity of a property, as well as regulatory noncompliance that may have occurred at a property. The goal of a Phase I ESA is to identify the presence or likely presence of any hazardous substances or petroleum products on a property that may indicate an existing release, a past release, or a material threat of a release of any hazardous substance or petroleum product into the soil, groundwater, or surface water of the property. Stantec's ESA was prepared to conform to the ASTM 1527-05 standard. The Phase I ESA identified Recognized Environmental Conditions and a Phase II ESA was prepared. The Phase II ESA scope of work included soil and soil gas sampling. Environmental Evaluation Would the project: a) Create a significant hazard to the public or the environment through the routine transport, use, or disposal of hazardous materials? Less than significant impact. Exposure of the public or the environment to hazardous materials could occur through the following: improper handling or use of hazardous materials or hazardous wastes particularly by untrained personnel; transportation accident; environmentally unsound disposal methods; and/or fire, explosion, or other emergencies. The severity of potential effects varies with the activity conducted, the concentration and type of hazardous material or wastes present, and the proximity of sensitive receptors. The Project involves a 36 -unit, attached live/work development. The secondary activities that would occur at the residential units (e.g., building and landscape maintenance) would involve the use of limited quantities of hazardous materials. Cleaning and degreasing solvents, fertilizers, pesticides, and other materials used in the regular maintenance of buildings and landscaping would be utilized by the proposed residential use. Thus, the Project would increase in the use of household cleaning products and other materials routinely used in building maintenance. The proposed live/work development would also involve business areas on the ground floors of the units. Mesa West Bluffs Urban Plan Land Use Matrix, outlines the land uses that are permitted and conditionally permitted within the overlay zone's mixed-use developments, and thus, within the business areas of the proposed live/work units. The types of hazardous materials that could be utilized during operation of the future businesses are expected to include cleaning and maintenance products, pesticides and herbicides, paints, and solvents and degreasers. It is not anticipated, due to the nature of the allowable uses and size of work spaces that the future businesses would be associated with industrial types of uses or disposal of hazardous materials in reportable quantities. In addition, operation of the future businesses would not require the handling of hazardous or other materials that would result in the production of large amounts of hazardous waste. However, the Project site is located within a mature commercial/industrial area. The surrounding light industrial uses may handle or require disposal of hazardous materials in reportable quantities. Standard 78 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis Condition SC 4.1-2 requires notification to buyers that the Project is located within an area designated as Light Industry and subject to existing and potential issues associated with industrial land uses. Additionally, the existing light industrial uses and future commercial uses would be subject to compliance with existing hazardous materials regulations, and verification of compliance would monitored by state (e.g., Occupational Safety and Health Administration in the workplace or Department of Toxic Substances Control for hazardous waste) and the local agencies (e.g., the Costa Mesa Fire Department). According to CMMC Title 7 Chapter II, the City adopted the California Fire Code 2010 Edition for the purpose of prescribing regulations governing conditions hazardous to life and property from hazardous materials or explosion (as well as fire). Compliance with existing safety standards related to the handling, use, and storage of hazardous materials, and compliance with the safety procedures mandated by applicable federal, state, and local laws and regulations (i.e., CMMC Title 7 Chapter 11, the Resource Conservation and Recovery Act, California Hazardous Waste Control Law, and principles prescribed by the California Department of Health Services, Centers for Disease Control and Prevention, and National Institute of Health) would be required. Additionally, the future businesses would be reviewed through the City's discretionary review process, upon their request for a permit to operate. The City's review would verify compliance with the Mesa West Bluffs Urban Plan standards pertaining to land use compatibility. The listing of allowable uses provided in Mesa West Bluffs Urban Plan Table C is distinct and customized for mixed- use development projects, in order to minimize the exposure to residents to potential impacts. Overall, the future businesses would be required to comply with applicable laws and regulations that would reduce the risk of hazardous materials use, transportation, and disposal through the implementation of established safety practices, procedures, and reporting requirements, as well as the Mesa West Bluffs Urban Plan. Therefore, Project implementation would result in less than significant impacts Standard Condition Refer to Standard Condition SC 4.1-2 above. b) Create a significant hazard to the public or the environment through reasonably foreseeable upset and accident conditions involving the release of hazardous materials into the environment? Less than significant impact with mitigation incorporated. Phase I Environmental Site Assessment (ESA) The following summarizes the findings of the Phase I ESA: Site Improvements. The Site consists of two parcels of land totaling 1.8 acres. A single commercial building is located on the eastern portion of the northern parcel (2027) where a pier and dock services company operates. One building is located on the western portion of the southern parcel (2025) that is used as office space for the tenants of the property. Parts of each parcel are paved and there are enclosed storage areas and metal storage lockers on each parcel. FirstCarbon Solutions 79 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Initial Study/Mitigated Negative Declaration Site Vicinity. The Project site is located within a mixed-use residential and light industrial area of Costa Mesa. Property Observations. The Site consists mostly of open space that is used for storage of vehicles, boats, and miscellaneous equipment and materials. A single commercial building is located on the eastern portion of the northern parcel (2027) where a pier and dock services company operates. One building is located on the western portion of the southern parcel (2025) that is used as office space for the tenants of the property. 2025 Placentia Most of this parcel is paved, with the exception of an area approximately 150 feet in length towards the center of the parcel. The eastern portion of the parcel is used mainly as boat storage. To the west of the boat storage is storage of various equipment and materials. Staining in the southern portion of this area was observed, and a concrete patch was present in the northern portion of this area. The purpose of the concrete patch is unknown, and the staining was significant in volume. A soil boring and soil vapor sample at both the location of the concrete patch and staining were recommended The unpaved area of this parcel is also used for storage of a variety of materials such as vehicles, drums, paint and painting materials and miscellaneous equipment. Minor staining and hazardous materials storage in this area was observed, including paint and hydraulic oil, soil boring, and soil vapor sample in this area was recommended. West of the unpaved area is vehicle and boat storage, at the western termination of which is an office building. Two concrete pads that extend from the northern boundary of the parcel to the southern boundary of the parcel are located near the unpaved area. The purpose of these concrete pads is unknown. The easternmost concrete pad coincides with the location of the former fuel USTs (70 feet east of the building) as diagramed in a backfill report completed following the removal of the USTs in 1996. A soil boring and soil vapor sample in the vicinity of this concrete pad were recommended. The western portion of this area contains a possible sump and metal plate whose purpose is unknown near the southern property line as well as a concrete-bermed area that may have been used to store hazardous materials. A former Phase I ESA reported waste oil ASTs in this location. A former solvent UST was also located in this area near the concrete-bermed area. One soil boring and soil vapor sample in the vicinity of the possible sump and one soil boring and soil vapor sample in the vicinity of the concrete-bermed area/former solvent UST were recommended. 2027 Placentia This parcel is also used by several different tenants. The eastern portion of the parcel is used by Swift Slip dock and pier services. A building is located near Placentia Avenue. The area used by this operation is paved. West of the paved area, various sub -tenants store materials and vehicles. Just west of the Swift Slip tenant operations is a hazardous materials storage area along the southern property line, soil boring, and soil vapor samples were recommended at this location. 80 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis Moving further west on this parcel is more hazardous materials storage along the northern property line, and a concrete block walled storage area along the southern property line. The concrete block walled area is reportedly where a former tenant stored sand. Soil boring and soil vapor samples were recommended at the location of the hazardous materials storage. West of the hazardous materials storage area is the storage area of a blacktop company. West of that tenant is vehicle and boat storage. Some staining was present in this area. Soil boring and soil vapor samples were recommended in the area of the vehicle storage. Several storage units are located on both properties, and various types of scrap metal, trash, debris, and vehicles are scattered across this entire parcel. Because not all of the ground surface was visible at the time of the site inspection and due to the long history of automotive storage and hazardous materials storage and use at the Site, it is possible that additional features or contamination may be encountered during site development activities. It was recommended that any discolored soils or unusual odors encountered during grading be bought to Stantec's attention for further assessment. Storage Tanks. Review of a regulatory agency database search for the property and surrounding area performed by Environmental Data Resources (EDR) indicated no current USTs or ASTs associated with the Property. However, the EDR reports a former UST and release associated with that UST. The Site is listed in the HIST CORTESE database but no details are given regarding the UST or release. The LUST database reports the Site as a closed case for a release of gasoline to soil. A case closure summary filed with OCHCA states that three USTs were present at the Site: two 10,000 -gallon USTs for gasoline and diesel, and one 550 -gallon UST for solvents. The three USTs were removed on January 12, 1996. The surrounding soil surrounding was excavated, with the resulting excavation remaining open for 5 weeks. Based on the soil sampling results, additional soil excavation was completed and one verification sample reported no detectable TPH or BTEX above laboratory reporting limits. Three stockpile samples also reported no detectable TPH or BTEX above laboratory reporting limits and the stockpile was used as backfill. Maximum concentrations of TPI -Ig and BTEX prior to remedial excavation were reported at 12.1 milligrams per kilogram (mg/kg), 0.649 mg/kg, 3,060 mg/kg, 1,980 mg/kg, and 0.347mg/kg, respectively. Following excavation, none of these analytes were reported above laboratory reporting limits. The CRWQCB concurred with the decision to close the case based on these results. Due to the historical presence of the USTs, their contents, and a documented release, however, the Phase I ESA recommends a soil vapor survey to determine whether soil vapor has been impacted above regulatory action levels. Additionally, due to the time period in which the USTs were given closure and the lack of any type of groundwater sampling, soil and one groundwater sample is recommended in the vicinity of the USTs. Polychlorinated Biphenyls (PCBs). Based on Phase I ESA no equipment that uses PCBs at the site was identified. FirstCarbon Solutions 81 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Environmental Analysis Initial Study/Mitigated Negative Declaration Lead -Based Paint. Given the age of the existing buildings (by the 1970s), the presence of lead-based paint (LBP) is considered possible. An LBP survey is recommended, prior to any renovations that would result in disturbance of suspect material, to ensure proper removal and disposal. In addition, prior to any activities with the potential to disturb the materials, it is recommended that identified LBP be removed in accordance with all applicable laws. Asbestos Containing Materials (ACMs). Given the age of the existing buildings on the Site (by the 1970s), the presence of asbestos -containing materials ("ACM") is considered possible. Prior to any renovations that would result in disturbance of suspect material, it is recommended that a comprehensive pre -demolition ACM survey should be completed in accordance with the sampling criteria of the Asbestos Hazard Emergency Response Act (AHERA), and that a certified asbestos abatement contractor be retained to remove ACM in accordance with all applicable laws. Pesticide Issues. Available historical aerial photographs show that the Site was vacant prior to 1927 through the 1940s, then used for storage of vehicles until present. It is unclear due to photograph quality exactly when the structures were constructed at the Site, but it appears to be by 1990. Historical reports for the Site state that agricultural activity was present on the Site between 1927 and 1947. Although the Phase I ESA concluded no evidence of agricultural use, due to the planned development of the Site soil sampling is recommended for pesticides. Radon Gas. The Site is located in an area designated as Federal EPA Radon Zone Level 3 with a predicted average indoor screening level below 2 pCi/L. According to the EDR report, 42 of the 44 sites tested in the 92627 zip code (area of the Site) exhibited levels below 4 pCi/L. The average first floor radon concentration in Orange County is 0.763 pCi/L. The information regarding this determination is contained in the EDR report attached as Appendix B. Based on this data, the Site lies within an area of low radon risk, radon is unlikely to represent an environmental concern to the Site, no further assessment is needed. Oil Wells. The Digital Online Mapping System (DOMS) provided on the Department of Oil, Gas, and Geothermal Resources (DOGGR) website in an effort to evaluate if there are any known oil wells in the Site vicinity. According to the DOMS, the nearest oil well is located approximately 500 feet southeast of the Site (DOGGR, 2013). The well is identified as the Republic Operator Inc. "Terrace Community" 1 and is listed as "plugged" The nearest unplugged well is located 2,000 feet southeast of the Site. The well is identified as the J.H. Dennis "1" and is listed as idle. Due to distance, it is unlikely that oil wells represent an environmental concern to the Site and no further investigation is needed. Site Listing Review. The Site is listed as S J Cook & Sons at 2025 Placentia Avenue under the HAZNET, HIST CORTESE, LUST, CA FID UST, UST and SWEEPS UST databases. The HAZNET database records facility and waste manifest data from manifest forms received by the Department of Toxic Substances Control. The HAZNET database indicates that wastes are generated onsite but is not intended to document whether a release has occurred onsite. Under the HAZNET database the Site is listed for disposing of waste oil and mixed oil. The UST, CA FID UST and SWEEPS UST databases list facilities with known USTs onsite. The UST and CA FID UST databases list a facility ID but no details 82 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis on the UST. The SWEEPS UST database lists the Site as having two 10,000 -gallon USTs, one containing diesel and the other containing gasoline. The Site is listed in the HIST CORTESE database but no details are given regarding the UST or release. The LUST database reports the Site as a closed case for a release of gasoline to soil. No details regarding the closure of the case is given, but remedial excavation took place at the Site and closure was granted on April 10, 1996. Due to the historical presence of the USTs, their contents, and a documented release, the Phase I ESA report recommended a soil vapor survey to determine whether soil vapor has been impacted above regulatory action levels. Additionally, due to the time period in which the USTs were given closure and the lack of any type of groundwater sampling, the Phase I ESA report recommended collecting soil and one groundwater sample in the vicinity of the former USTs. RCRA Databases. Due to a lack of any reported releases, the facilities listed within an eighth mile radius are considered unlikely to represent an environmental concern to the Site. Leaking Underground Storage Tank Sites. Due to the media affected and current case status of the sites within an eighth mile do not represent an environmental concern to the Project site, and no further investigation is recommended. Underground Storage Tank Databases. Due to lack of any reported releases, these facilities are considered unlikely to represent an environmental concern to the site. City of Costa Mesa Building Records Review. No environmental concerns were identified because of review of building permits. Orange County Fire Authority. Stantec submitted a request to the Orange County Fire Authority to research whether any documents were on file for the Site. Stantec received a response that this agency does not keep files for the City of Costa Mesa. Summary of Findings from Historical Records Review. Available historical aerial photographs show that the Site was vacant prior to 1927 through the 1940s, then used for storage of vehicles until present. It is unclear due to photograph quality exactly when the structures were constructed at the Site, but it appears to be by 1990. Based on a review of historical topographic maps, the Site was undeveloped until sometime between 1935 and 1951, when the Site was briefly a part of the Balboa Airport. By 1965, the Site is developed. Historical reports for the Site state that agricultural activity was present on the Site between 1927 and 1947. Although the Phase I ESA found no evidence of agricultural use, the Phase II subsurface investigation of pesticides will be included as part of the planned Phase II subsurface investigation to evaluate the historical industrial use of the Site. Based on a long history of vehicle and hazardous material storage and use at the Site there is potential for soil vapor impact to exist from petroleum hydrocarbon use at the Site. Accordingly, the Phase I recommended that soil vapor sampling be performed across the Site to evaluate whether FirstCarbon Solutions 83 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Environmental Analysis Initial Study/Mitigated Negative Declaration VOC impact exists in soil vapor above health risk criteria for residential use. Additionally, subsurface investigation is recommended for features that are associated with this current and historical use of the Site. A case closure summary filed with OCHCA states that three USTs were present at the Site: two 10,000 -gallon USTs for gasoline and diesel, and one 550 -gallon UST for solvents. The three USTs were removed on January 12, 1996. Due to soil sampling results, additional soil excavation was completed and one verification sample reported no detectable TPH or BTEX above laboratory reporting limits. The CRWQCB concurred with the decision to close the case based on these results. In order to more fully evaluate this issue, the Phase I ESA recommended performing a soil vapor survey to determine whether soil vapor has been impacted above regulatory action levels. Phase II Environmental Site Assessment On March 26, 2013, Stantec personnel oversaw the advancement of nine (9) borings at the Site. Soils encountered during the investigation consisted of sand with minor amounts of clay. Groundwater was not encountered to the maximum depth of 30 feet bgs. No staining or hydrocarbon odors were observed in any of the boreholes. Refusal was encountered at location B-7 at 22" bgs and a vapor sample could not be collected. Due to access issues, limited sampling was completed at location B-6. Soil Samples Four shallow soil samples reported concentrations of TPH as diesel and oil above laboratory reporting limits ranging from 5.6 to 39 milligrams per kilogram (mg/kg) for diesel and 33 to 260 mg/kg for oil. One of these samples also reported VOCs above laboratory reporting limits with trichloroethene reported at 0.0067 mg/kg. Pesticides were reported above laboratory reporting limits in two of the four samples for which they were analyzed, with 4,4' -DDE reported at 0.0084 mg/kg and chlordane at 0.054 mg/kg. No analytes were detected above regulatory action levels in any of the samples. Soil Gas Samples VOCs were detected above laboratory reporting limits in all eight (8) soil gas samples collected from the Site. Results are reported In Appendix C's Table 1. Of the detected VOCs, only trichloroethene (TCE) and tetrachloroethene (PCE) were reported above California Human Health Screening Levels (CHHSLs) for residential use, and only at three borings (B-1, B-2, and B-8). Concentrations of TCE ranged from below detection levels to a peak concentration in B -1 -SV of 41 µg/L. The residential CHHSL for TCE is 1.3 µg/L. PCE was detected between 0.04 Iig/L to a peak concentration in B -2 -SV of 0.86 µg/L, with a CH HSL of 0.47 µg/L for residential uses. Overall, compliance with the established regulatory framework, Standard Conditions SC 4.1-2 and 4.8-1, and the specified Mitigation Measures would ensure that Project implementation would create a less than significant hazard to the public or the environment through reasonably 84 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis foreseeable upset and accident conditions involving the release of hazardous materials into the environment. Standard Condition Refer to Standard Condition SC 4.1-1 above. SC 4.8-1 During demolition, grading, and excavation, workers shall comply with the requirements of Title 8 of the California Code of Regulations, Section 1529, which provides for exposure limits, exposure monitoring, respiratory protection, and good working practices by workers exposed to asbestos. Asbestos -contaminated debris and other wastes shall be managed and disposed of in accordance with the applicable provision of the California Health and Safety Code. SC 4.8-2 During demolition, grading, and excavation, workers shall comply with the requirements of Title 8 of the California Code of Regulations, Section 1532.1, which provides for exposure limits, exposure monitoring, respiratory protection, and good working practice by workers exposed to lead. Lead -contaminated debris and other wastes shall be managed and disposed of in accordance with the applicable provision of the California Health and Safety Code. Mitigation Measure MM HAZ-1 Prior to demolition activities, removal and/or abatement of asbestos containing building materials, lead based paints, and hazardous materials associated with the existing building materials shall be conducted by a qualified environmental professional in consultation with the Costa Mesa Fire Department. An asbestos and hazardous materials abatement specification shall be developed by the qualified environmental professional, in order to clearly define the scope and objective of the abatement activities. MM HAZ-2 Prior to investigations, demolition, or renovation, all activities shall be coordinated with Dig Alert (811). MM-HAZ-3 Visual inspections for areas of impact to soil shall be conducted during site grading. If unknown or suspect materials are discovered during construction by the contractor that are believed to involve hazardous wastes or materials, the contractor shall: Immediately stop work in the vicinity of the suspected contaminant, removing workers and the public from the area; • Notify the City Engineer and Costa Mesa Fire Department; • Secure the area(s) in question; and • Implement required corrective actions, including remediation if applicable. FirstCarbon Solutions 85 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Environmental Analysis Initial Study/Mitigated Negative Declaration MM HAZ-4 Limited excavation at Stantec boring location B-1 shall be performed prior to site grading activities to further assess soil vapor impacts. An initial health risk assessment shall be performed based on the results of the excavations to determine the need, type and timing of any soil vapor remedial actions necessary prior to and during site occupation to reduce risk to safe levels. The risk assessment and remedial actions shall be submitted to the City for approval prior to the issuance of grading permits. MM HAZ-5 On the basis of MM HAZ-4 if it is determined that soil vapor barriers are required, measures to assure the proper installation, monitoring and continued proper functioning of such barriers shall be identified and submitted to the City prior to issuance of grading permits. c) Emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste within one-quarter mile of an existing or proposed school? Less than significant impact. Pomona Elementary School is located approximately 0.22 mile northeast from the Project site. Due to the nature of the allowable uses, it is not anticipated that the future businesses would emit hazardous emissions or handle hazardous or acutely hazardous materials, substances, or waste in reportable quantities. Moreover, the future businesses would be reviewed through the City's discretionary review process, upon their request for a permit to operate. The future businesses would also be required to comply with applicable laws and regulations that would reduce the risk associated with hazardous materials emissions and handling. Therefore, Project implementation would result in less than significant impacts involving hazardous emissions or handling hazardous or acutely hazardous materials, substances, or waste. d) Be located on a site which is included on a list of hazardous materials sites compiled pursuant to Government Code Section 65962.5 and, as a result, would it create a significant hazard to the public or the environment? Less than significant impact with mitigation incorporated. The Site is listed as S J Cook & Sons at 2025 Placentia Avenue under the HAZNET, HIST CORTESE, LUST, CA FID UST, UST and SWEEPS UST databases. The HAZNET database records facility and waste manifest data from manifest forms received by the Department of Toxic Substances Control. The HAZNET database indicates that wastes are generated onsite but is not intended to document whether a release has occurred onsite. Under the HAZNET database the Site is listed for disposing of waste oil and mixed oil. The UST, CA FID UST and SWEEPS UST databases list facilities with known USTs onsite. The UST and CA FID UST databases list a facility ID but no details on the UST. The SWEEPS UST database lists the Site as having two 10,000 -gallon USTs, one containing diesel and the other containing gasoline. The Site is listed in the HIST CORTESE database but no details are given regarding the UST or release. The LUST database reports the Site as a closed case for a release of gasoline to soil. No details regarding the closure of the case is given, but as discussed above remedial excavation took place at the Site and closure was granted on April 10, 1996. Due to the historical presence of the USTs, their contents, and a documented release, A soil vapor survey is recommended to determine whether soil vapor has 86 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis been impacted above regulatory action levels. Additionally, due to the time period in which the USTs were given closure and the lack of any type of groundwater sampling, collecting soil and one groundwater sample in the vicinity of the former USTs is recommended. On March 26, 2013, Stantec personnel oversaw the advancement of nine (9) borings at the Site. Soils encountered during the investigation consisted of sand with minor amounts of clay. Groundwater was not encountered to the maximum depth of 30 feet bgs. No staining or hydrocarbon odors were observed in any of the boreholes. Refusal was encountered at location B-7 at 22" bgs and a vapor sample could not be collected. Due to access issues, limited sampling was completed at location B-6. Compliance with the established regulatory framework and Mitigation Measure HAZ - 3 would ensure that Project implementation would create a less than significant hazard to the public or the environment. e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project result in a safety hazard for people residing or working in the project area? Less than significant impact. The Project site is approximately 3.5 miles southwest of John Wayne Airport, and is located outside of the Runway Protection Zones (Clear Zones) and Safety Zones; however, the project site would be within the FAR Part 77 Notification Surface. The proposed project would not require notification to the FAA in accordance with Section 77.9 of the FAR because the proposed project does not include construction or alteration of the site listed under Section 77.9. Additionally, the proposed project would not require notification to the FAA in accordance with Section 77.13 of the FAR because the proposed project would not exceed the notice criteria under Section 77.17. Therefore, Project implementation would not result in an airport -related safety hazard for people residing or working at the proposed live/work development. f) For a project within the vicinity of a private airstrip, would the project result in a safety hazard for people residing or working in the project area? No impact. The Project site is not located within the vicinity of a private airstrip. Therefore, Project implementation would not result in an airstrip -related safety hazard for people residing or working at the proposed live/work development. g) Impair implementation of or physically interfere with an adopted emergency response plan or emergency evacuation plan? No impact. The Costa Mesa Disaster Plan serves as the City's Emergency Operations Plan (EOP). The EOP provides guidance during emergency situations associated with natural disasters, technological incidents, and nuclear defense operations. The Plan does not address normal day to -day emergencies or the well-established and routine procedures used in coping with such emergencies. Rather, the EOP analyzes potential large scale disasters that require a coordinated and immediate response. The EOP considers the City's evacuation routes in its planning. General Plan Safety Element Exhibit SAF -9, Emergency Evacuation Routes, illustrates the City's emergency evacuation routes and indicates that 19th Street, which is located approximately 0.40 mile to the south , is a FirstCarbon Solutions 87 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Initial Study/Mitigated Negative Declaration designated emergency evacuation route. . The proposed project does not have any characteristics that would physically impair or otherwise interfere with emergency response or evacuation in the project vicinity. These conditions preclude the possibility of the proposed project conflicting with an emergency response or evacuation plan. No impact would occur. h) Expose people or structures to a significant risk of loss, injury or death involving wildland fires, including where wildlands are adjacent to urbanized areas or where residences are intermixed with wildlands? No impact. The Project site is located within an urban area and not adjacent to wildlands. Therefore, Project implementation would not expose people or structures to a significant risk involving wildland fires. 88 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration FirstCarbon Solutions H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis Environmental Issues 4.9 Hydrology and Water Quality Would the project: a) Violate any water quality standards or waste ❑ discharge requirements? b) Substantially deplete groundwater supplies or Less Than interfere substantially with groundwater Significant recharge such that there would be a net Significant deficit in aquifer volume or a lowering of the Impact local groundwater table level (e.g., the Impact production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted? c) Substantially alter the existing drainage pattern of area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on- or off-site? d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? f) Otherwise substantially degrade water quality? g) Place housing within a 100 -year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? h) Place within a 100 -year flood hazard area structures which would impede or redirect flood flows? i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? j) Inundation by seiche, tsunami, or mudflow? FirstCarbon Solutions H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis ❑ ® ❑ ❑ ❑ ❑ ® ❑ ❑ ❑ ❑ ❑ Less Than ❑ Significant ❑ Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact ❑ ® ❑ ❑ ❑ ❑ ® ❑ ❑ ❑ ❑ ❑ ❑ ❑ ❑ 89 ❑ ❑ ❑ ❑ ❑ ❑ 89 City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Environmental Analysis Initial Study/Mitigated Negative Declaration Environmental Evaluation Would the project: a) Violate any water quality standards or waste discharge requirements? Less than significant impact. Impacts related to water quality range over three different periods: During the earthwork and construction phase, when the potential for erosion, siltation, and sedimentation would be the greatest; • Following construction, before the establishment of ground cover, when the erosion potential may remain relatively high; and • Following Project completion, when impacts related to sedimentation would decrease markedly, but those associated with urban runoff would increase. A reduction of impervious surfaces would be considered a water quality benefit, as impervious surfaces do not allow for rain and runoff to infiltrate into the ground. Infiltration both reduces the amount of flow that is capable of washing off additional pollutants and filter water removing potential pollutants. These changes have the potential to affect long-term water quality. The Project site is currently consists of two parcels totaling 1.88 acres. The northern parcel (2027 Placentia) is occupied by Swift Slip Dock & Pier Brothers and is primarily used for the storage of vehicles and construction materials. Most of the parcel 422-291-10 (2025 Placentia) is paved with the exception of an area approximately 150 feet in length towards the center of the parcel. Parts of parcel 422-291-09 are paved. One building is located on the western portion that is used as office space for the tenants of the property. The Project involves the construction of 36-live/work development that would include approximately 12 percent open space. Thus, an estimated 88 percent of the site would be covered with impervious surfaces. This compares with the existing site condition which, based on site observations and review of aerial photos appears to have a similar percentage of impervious site surfaces. Therefore, for analysis purposes, it is assumed that the proposed condition would be generally similar to the existing condition with respect to impervious surfaces. Project implementation would not significantly increase the amount impervious surfaces onsite. Project implementation would result in the addition of a residential and work component on the site. Thus, the water quality issues of concern would involve storm water and nuisance water runoff associated with the proposed live/work development, due to the new activity associated with the work component. National Pollutant Discharge Elimination System As part of Section 402 of the Clean Water Act, the U.S. Environmental Protection Agency (EPA) has established regulations under the National Pollution Discharge Elimination System (NPDES) program to control direct storm water discharges from construction activities disturbing one acre or more of land. In California, the State Water Resources Control Board (SWRCB) administers the NPDES permitting program and is responsible for developing NPDES permitting requirements. The NPDES 90 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial StudylMitigated Negative Declaration Environmental Analysis program regulates industrial pollutant discharges, which include construction activities. The SWRCB works in coordination with the Regional Water Quality Control Boards (RWQCB) to preserve, protect, enhance, and restore water quality. The City is within the jurisdiction of the Santa Ana RWQCB (SARWQCB). Short-term Construction Dischargers whose projects disturb one or more acres of soil or whose projects disturb less than one acre but are part of a larger common plan of development that in total disturbs one or more acres, are required to obtain coverage under the General Permit for Discharges of Storm Water Associated with Construction Activity Construction General Permit Order 2009-0009-DWQ. Construction activity subject to this permit includes clearing, grading and disturbances to the ground such as stockpiling, or excavation, but does not include regular maintenance activities performed to restore the original line, grade, or capacity of the facility. To obtain coverage for discharges under the General Construction Permit, dischargers are required to electronically file the Permit Registration Documents (PRDs), which include a Notice of Intent (NOI), Storm Water Pollution Prevention Plan (SWPPP), and other compliance related documents required by the General Permit and mail the appropriate permit fee to the State Water Board. The Construction General Permit requires the development and implementation of a SWPPP. The SWPPP is required to contain a site map(s), which shows the construction site perimeter, existing and proposed buildings, lots, roadways, storm water collection and discharge points, general topography both before and after construction, and drainage patterns across the Project site. The SWPPP is required to list Best Management Practices (BMPs)Z the discharger will use to protect storm water runoff and the placement of those BMPs. Additionally, the SWPPP must contain a visual monitoring program; a chemical monitoring program for "non-visible" pollutants to be implemented if there is a failure of BMPs; and a sediment monitoring plan if the site discharges directly to a water body listed on the 303(d) list for sediment. Section A of the Construction General Permit describes the elements that must be contained in a SWPPP. The Project would disturb one or more acres, thus, would be required to obtain coverage under the Construction General Permit and prepare a SWPPP, pursuant to Standard Condition 4.6-3. Additionally, pursuant to CMMC Section 8-32, Water Quality, all new development and significant redevelopment within the City must be undertaken in accordance with the Orange County Drainage Area Management Plan (DAMP), including but not limited to the Development Project Guidance; and any conditions and requirements established by the development services department and the public services department which are reasonably related to the reduction or elimination of pollutants in storm water runoff from the Project site. Prior to the City's issuance of a Grading or Building Permit for the Project, the Development Services Department and Public Services Department would review the plans and impose terms, conditions, and requirements, as needed, in accordance with CMMC Section 8-32. Additionally, the City enforces its Master Plan of Drainage and 2 BMP means an program, technology, y p g process, siting criteria, operational methods or measures, or engineered systems, which when implemented prevent, control, remove, or reduce pollution. FirstCarbon Solutions 91 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Environmental Analysis Initial Study/Mitigated Negative Declaration CMMC Title 15 Chapter III addresses drainage protocols within the City during construction of new projects. Overall, the Project's demolition and construction activities would be subject to compliance with NPDES requirements, which include obtaining coverage under the General Construction Permit by filing the Permit Registration Documents (i.e., a NOI and SWPPP, among others), as well as the pertinent provisions of the CMMC. Compliance with the NPDES and CMMC requirements would reduce the Project's construction related impacts to water quality to a less than significant level. Long -Term Operations The Municipal Storm Water Permitting Program regulates storm water discharges from municipal separate storm sewer (drain) systems (MS4s). Most of these permits are issued to a group of co - permittees encompassing an entire metropolitan area. The MS4 permits require the discharger to develop and implement a Storm Water Management Plan/Program with the goal of reducing the discharge of pollutants to the maximum extent practicable (MEP). MEP is the performance standard specified in Section 402(p) of the Clean Water Act. The management programs specify what BMPs will be used to address certain program areas. The program areas include public education and outreach; illicit discharge detection and elimination; construction and post -construction; and good housekeeping for municipal operations. The Orange County Flood Control District, the County of Orange, and the City of Costa Mesa, along with 51 other incorporated cities therein (Permittees) discharge pollutants from their MS4s. Storm water and non -storm water enter and are conveyed through the MS4 and discharged to surface water bodies of the Orange Region. These discharges are regulated under countywide waste discharge requirements contained in Order No. R8-2009-0030 (as amended by Order No. R8-2010- 0062), Waste Discharge Requirements for the County of Orange, Orange County Flood Control District, and the Incorporated Cities of Orange County within the Santa Ana Region Areawide Urban Storm Water Runoff Orange County, which was approved on May 19, 2011. Order No. R8-2009- 0030, which serves as an NPDES permit, has expired but remains in effect until the Orange Water Board adopts a new permit. The Permit requires the development and implementation of a program addressing storm water pollution issues in development planning for private projects. The primary objectives of the municipal storm water program requirements are to: 1) effectively prohibit non -storm water discharges; and 2) reduce the discharge of pollutants from storm water conveyance systems to the MEP (MEP statutory standard). The County Model Water Quality Management Plan (WQMP) was developed as part of the municipal storm water program to address storm water pollution from new Development and Redevelopment by the private sector. This WQMP contains a list of the minimum required BMPs that must be used for a designated project. Additional BMPs may be required by ordinance or code adopted by the Permittees and applied generally or on a case by case basis. The Permittees are required to adopt the Program's requirements in their own water quality regulations. Developers must incorporate appropriate WQMP requirements into their project plans . Each Permittee would approve the project plan as part of the development plan approval process and 92 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis prior to issuing Grading and Building Permits for projects covered by the model WQMP requirements. The Model WQMP describes the process for preparing Conceptual or Preliminary WQMPs and final Project WQMPs for certain new development and significant redevelopment projects called "Priority Projects" The Project site is located in the South Orange County (SOC) Permit Area. A project is considered a Priority Project in the South Orange County (SOC) Permit Area, if it results in new development that creates 10,000 sq ft or more of impervious surface. This category includes commercial, industrial, residential housing subdivisions, mixed-use, and public projects on private or public property that falls under the planning and building authority or the Permittees. The Project would create approximately 72,105 sq ft of impervious surface, and thus, would meet the criteria of a Priority Project. As such, in order to mitigate storm water pollution from the proposed development, the Project must prepare a WQMP that specifies the proposed BMPs. Further, as noted above, the proposed development would be undertaken in accordance with the Orange County DAMP; refer to CMMC Section 8-32. Prior to issuance of a Grading or Building Permit for the Project, the Development Services Department and Public Services Department would review the Project plans and impose terms, conditions, and requirements on the Project, as needed. Additionally, the Project would be subject to compliance with the City's Master Plan of Drainage, CMMC Title 15 Chapter III, and Standard Condition 4.9-1, which addresses compliance with the 2003 DAMP. Overall, the Project would be subject to compliance with the Orange County DAMP, which includes preparation of a WQMP that specifies the proposed BMPs. Compliance with NPDES, DAMP, CMMC, and Standard Condition 4.9-1 requirements would reduce the Project's long-term impacts to water quality to less than significant levels. Standard Condition Refer to Standard Condition SC 4.6-3 above. SC 4.9-1 In order to comply with the 2003 DAMP, the proposed Project shall prepare a Storm Drain Plan, Stormwater Pollution Prevention Plan (SWPPP), and Water Quality Management Plan (WQMP) conforming to the current National Pollution Discharge Elimination System (NPDES) requirements, prepared by a Licensed Civil Engineer or Environmental Engineer, which shall be submitted to the Department of Public Works for review and approval. • The SWPPP shall be prepared and updated as needed during the course of construction to satisfy the requirements of each phase of development. • The plan shall incorporate all necessary Best Management Practices (BMPs) and other City requirements to eliminate polluted runoff until all construction work for the project is completed. The SWPPP shall include treatment and disposal of all dewatering operation flows and for nuisance flows during construction. FirstCarbon Solutions 93 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Environmental Analysis Initial Study/Mitigated Negative Declaration • A WQMP shall be maintained and updated as needed to satisfy the requirements of the adopted NPDES program. The plan shall ensure that the existing water quality measures for all improved phases of the project are adhered to. • Location of the BMPs shall not be within the public right-of-way. b) Substantially deplete groundwater supplies or interfere substantially with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level (e.g., the production rate of pre-existing nearby wells would drop to a level which would not support existing land uses or planned uses for which permits have been granted? Less than significant impact. According to General Plan EIR Exhibit 4.8-2, Water Supply Agency Boundaries, Mesa Consolidated Water District (Mesa Water) supplies water to the Project site. In compliance with legislative requirements, Mesa Water has prepared their 2010 Urban Water Management Plan (UWMP). The UWMP provides information on the present and future water resources and demands, and assesses Mesa Water's water resource needs. According to the UWMP, Mesa Water's main sources of water supply are groundwater pumped from wells within the Lower Santa Ana River Groundwater Basin (Orange County Basin) and imported water from Metropolitan Water District of Southern California through Municipal Water District of Orange County. Mesa relies on approximately 15,900 acre-feet of groundwater from the Orange County Basin each year. This local source of supply meets approximately 82 percent of Mesa's total annual demand. As concluded in Response 4.17.d, the Project would result in a less than significant increase in water demand (approximately 18,590 gallons per day). Mesa Water has concluded they are capable of meeting the water demands of their customers in normal, single dry, and multiple dry years between 2015 and 2035. Further, Mesa Water's groundwater supply is anticipated to significantly increase with completion of the Colored Water Treatment Facility expansion. Therefore, Project implementation would not substantially deplete groundwater supplies. The Project would not interfere with groundwater recharge such that there would be a net deficit in aquifer volume or a lowering of the local groundwater table level, since the site is not located within a groundwater recharge area and would not decrease the site's permeable surface. Project implementation would result in a less than significant impact involving groundwater. c) Substantially alter the existing drainage pattern of area, including through the alteration of the course of a stream or river, in a manner which would result in substantial erosion or siltation on - or off-site? Less than significant with mitigation incorporated. The City's storm water collection system includes catch basins, drainage basins, pumping stations, and force mains. As part of the development of the proposed project, construction activities including demolition, grading, paving and site improvements may result in loose sediment, which can be picked up by surface water or wind into nearby storm drains and into waterways. Mitigation Measure HYD -1 requires preparation of a detailed Hydrology Study demonstrating that Project implementation would not substantially alter the existing drainage pattern of the site or 94 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis area. Further, no stream or river traverses the Project site or is located in its vicinity, thus, Project implementation would not result in substantial erosion or siltation on- or offsite. Mitigation Measure MM HYD -1 Prior to the issuance of any Grading Permit, the Applicant shall: • Prepared a detailed Hydrology Study, approved by the City Engineer. • Design all storm drain facilities, approved by the City Engineer, for 25 -year storm event protection. • Design all storm drains in the public right-of-way to be a minimum of 24 inches by City of Costa Mesa requirements and in accordance with the Orange County Local Drainage Manual including a minimum spacing between manholes of 300 feet. d) Substantially alter the existing drainage pattern of the site or area, including through the alteration of the course of a stream or river, or substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or off-site? Less than significant impact. Project implementation would result in conditions similar to existing conditions. Further, no stream or river traverses the Project site or is located in its vicinity. Project implementation would not substantially increase the rate or amount of surface runoff in a manner which would result in flooding on- or offsite. CMMC Section 15-64 notes that the City has adopted and has in effect a Master Drainage Plan. The official copy of the Master Drainage Plan is on file in the offices of the City Engineer. The Project's drainage facilities would be subject to compliance with the Master Drainage Plan (pursuant to Standard Condition 4.9-2) and review/approval by the City Engineer. Further, CMMC Section 15-64 establishes a Drainage Fee for development within the City that would require construction of additional drainage facilities. The Drainage Fee would be imposed "on a pro rata, per acre basis, upon any parcel or other piece of property for which an owner, developer or other applicant has requested approval to develop or redevelop, or to construct or reconstruct any structure upon such property, prior to, and as a condition of, approval being granted for such development or construction" The Project would not result in a significant increase in impervious surface areas on the site and would be subject to compliance with the CMMC provisions, thus, would result in less than significant impacts. Standard Condition SC 4.9-2 Prior to approval of Plans, the Project shall fulfill the City of Costa Mesa Drainage Ordinance No. 06-19 requirements. FirstCarbon Solutions 95 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Environmental Analysis Initial Study/Mitigated Negative Declaration e) Create or contribute runoff water which would exceed the capacity of existing or planned stormwater drainage systems or provide substantial additional sources of polluted runoff? Less than significant impact. The proposed project would be served by the City's stormwater drainage system. Construction activities such as demolition, grading, and paving could introduce additional pollutants and sediment into water runoff and flow into nearby storm drains. As part of development of the proposed project, a SWPPP in compliance with the NPDES requirements of the Clean Water Act would be prepared. Projects that comply with NPDES requirements would not result in a significant impact related to changes in the quantity, rate, or quality of stormwater runoff from the site. Finally, continuous use and operation of the site would not create or contribute runoff water that would exceed the capacity of existing stormwater drains on the project site. Therefore, impacts would be less than significant. f) Otherwise substantially degrade water quality? Less than significant impact. Refer to Response 4.9.a. above. g) Place housing within a 100 -year flood hazard area as mapped on a federal Flood Hazard Boundary or Flood Insurance Rate Map or other flood hazard delineation map? No impact. Flood hazard areas identified on the Flood Insurance Rate Map (FIRM) are identified as a Special Flood Hazard Area (SFHA). A Special Flood Hazard Area is defined as the area that will be inundated by the flood event having a one (1) percent chance of being equaled or exceeded in any given year. The one -percent annual chance flood is also referred to as the base flood or 100 -year flood. The Project site has been placed in Zone X, pursuant to Federal Emergency Management Agency (FEMA) Flood Insurance Rate Map (FIRM) Panel 0268J, Map No. 06059CO268J.6 Zone X (unshaded) is an area of minimal flood hazard. It includes the areas located outside the Special Flood Hazard Area and higher than the elevation of the 0.2 -percent -annual -chance (or 500 -year) flood. The Project is not located within a Special Flood Hazard Area. Therefore, Project implementation would not place housing within a Special Flood Hazard Area. h) Place within a 100 -year flood hazard area structures which would impede or redirect flood flows? No impact. Refer to Response 4.9.g. i) Expose people or structures to a significant risk of loss, injury or death involving flooding, including flooding as a result of the failure of a levee or dam? Less than significant impact. The Project site is not located within the inundation area of a levee or dam, or the City's coastal areas that are subject to coastal storm surges, according to General Plan EIR Exhibit 4.8-5. Therefore, Project implementation would not expose people or structures to a significant risk involving flooding associated with the failure of a levee or dam, or coastal storm surges. 96 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration j) Inundation by seiche, tsunami, or mudflow? Environmental Analysis No impact. A seiche is an earthquake or slide -induced wave that can be generated in an enclosed body of water of any size from swimming pool, to a harbor, or lake. There is no enclosed body of water that is located in the vicinity of the Project site. A tsunami is a sea wave generated by an earthquake, landslide, volcanic eruption, or even by a large meteor hitting the ocean. An event such as an earthquake creates a large displacement of water resulting in a rise or mounding at the ocean surface that moves away from this center as a sea wave. Tsunamis generally affect coastal communities and low-lying (low -elevation) river valleys in the vicinity of the coast. Buildings closest to the ocean and near sea level are most at jeopardy. According to General Plan EIR Exhibit 4.8-5, the Project site is not located within an area subject to a seiche, tsunami, or mudflow. According to the California Geological Survey Orange County Tsunami Inundation Maps, the Project site is not located within a tsunami inundation area. Potential risk from mudflow (i.e., mudslide, debris flow) does not exist within the Project area, as steep slopes are not located on or in proximity to the Project site. Therefore, Project implementation would not expose people or structures to potential hazards from inundation by seiche, tsunami, or mudflow. No impact is anticipated FirstCarbon Solutions 97 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Initial Study/Mitigated Negative Declaration Less Than Significant Potentially With Less Than Significant Mitigation Significant Environmental Issues Impact Incorporated Impact No Impact 4.10 Land Use and Planning Would the project: a) Physically divide an established community? ❑ ❑ ® ❑ b) Conflict with any applicable land use plan, ❑ ❑ ® ❑ policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? c) Conflict with any applicable habitat ❑ ❑ ❑ conservation plan or natural communities conservation plan? Environmental Evaluation Would the project: a) Physically divide an established community? Less than significant impact. The physical division of an established community typically refers to the construction of a linear feature, such as an interstate highway or railroad tracks, or removal of a means of access, such as a local road or bridge that would impact mobility within an existing community or between a community and outlying area. The Project site is located in the southwestern portion of Costa Mesa, and surrounded by residential and light industrial uses. The site is occupied by a pier and dock builder shop and used for vehicle and boat storage. The Project involves construction of a 36 -unit, attached live/work development in place of the existing light industrial uses. Additionally, the Project site is located within the Mesa West Bluffs Urban Plan. The Mesa West Bluffs Urban Plan's emphasis on improving the area by providing visual enhancement and encouraging the development of mixed-use urban villages along specified areas. To this end, the Mesa West Bluffs Urban Plan's objectives include to: • Encourage the construction of live/work units that combine residential uses in the same unit without exceeding the development capacity of the General Plan transportation system; • Encourage adaptive reuse of existing industrial or commercial structures, which would result in rehabilitated buildings with unique architecture and a wider array of complementary uses; 98 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis • Stimulate improvement in the Mesa West Bluffs Urban Plan area through well-designed and integrated urban residential development that is nontraditional in form and design; • Meet demand for a new housing type to satisfy a diverse residential population comprised of artists, designers, craftspeople, professionals and small-business entrepreneurs; • Promote new type of urban housing that would be target -marketed to people seeking alternative housing choices in an industrial area. An urban loft would be an alternative to a traditional single-family residence, tract home, or small -lot subdivision. In furtherance of these objectives, the Project would provide a mixed/use nontraditional development that includes urban housing in a light industrial area. The Project has been designed to be a desirable live/work environment for the future residents in terms of site features and amenities. Thus, Project implementation would enhance and revitalize the character of the surrounding area. Additionally, Standard Condition SC 4.1-2 required notification to buyers that the Project is located within an area designated as Light Industry and subject to existing potential annoyances/inconveniences (such as odors) associated with industrial land uses. Therefore, impacts would be less than significant. Standard Condition Refer to Standard Condition SC 4.1-2 above. b) Conflict with any applicable land use plan, policy, or regulation of an agency with jurisdiction over the project (including, but not limited to the general plan, specific plan, local coastal program, or zoning ordinance) adopted for the purpose of avoiding or mitigating an environmental effect? Less than significant impact. City of Costa Mesa 2000 General Plan The Land Use Element of the General Plan directs long-range development in the City by indicating the location and extent of development to be allowed. The General Plan sets forth land use goals, policies, and objectives that guide new development. According to the City of Costa Mesa General Plan Land Use Map, the site's land use designation is Light Industry. The Light Industry designation is intended for a variety of light and general industrial uses. The Land Use Element further notes the following regarding mixed-use development projects: Mixed-use development projects are intended to provide additional housing opportunities in the City (such as the Westside) by combining residential and nonresidential uses in an integrated development. Mixed-use developments shall be implemented through an adopted urban plan (such as the Mesa West Bluffs Urban Plan) and shall be identified on the City's Zoning Map by designating either the CL, C1 and/or C2 base zoning districts with the mixed-use overlay district. The mix of uses can occur in either a vertical or horizontal design, up to four stories in height. Product types shall be FirstCarbon Solutions 99 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Initial Study/Mitigated Negative Declaration identified in the applicable urban plan and may include live/work units and commercial/residential units where the residential uses are located above or adjacent to the nonresidential component. Nonresidential uses may include office, retail, business services, personal service, public spaces and uses, and other community amenities. The General Plan identifies the Mixed -Use Overlay Zoning District as a compatible zoning district in the Light Industrial land use designation. Therefore, the General Plan allows mixed-use development and residential development within a mixed-use overlay zone. Redevelopment of the subject property relates to the conversion of light industrial properties into a mixed-use residential development, and is therefore consistent with the General Plan in this regard. The Project is further analyzed for consistency with the Costa Mesa General Plan, as follows: Mix of Uses/Four Story Maximum. The Project involves construction of a 36 -unit, two- and three- story, attached live/work development, in compliance with the intended use and building height for the property. Product Types. The Project includes live/work units with residential uses located above the nonresidential component, in compliance with the intended product types for the property. Types of Nonresidential Uses. The future businesses that would occupy the proposed live/work units would be subject to compliance with the listing of land uses that are permitted and conditionally permitted within the overlay zone's mixed-use developments. A specific list of allowable land uses (i.e., land use matrix) is to be approved during the entitlement process. As discussed in the Permitted Land Uses Section below, the land use matrix shown in Mesa West Bluffs Urban Plan Table C provides a list of permitted and conditionally permitted in mixed-use developments, including live/work units. According to the Mesa West Bluffs Urban Plan, a variety of small-scale services are encouraged with limited larger offices and commercial uses being permitted in ground -level units. No proposed nonresidential uses shall be designed or operated so as to expose residents to offensive odors, dust, electrical interference, and/or vibration. The following analysis evaluates the Project for consistency with specific goals and objectives of the General Plan Land Use Element. Because of the expansive nature of the General Plan, it cannot be expected that every goal and objective would apply to each project. The following analysis focuses on those issues, which are salient for reasons of relevance. • Goal LU -1, Land Use: It is the goal of the City of Costa Mesa to provide its citizens with a balanced community of residential, commercial, industrial, recreational, and institutional uses to satisfy the needs of the social and economic segments of the population and to retain the residential character of the City; to meet the competing demands for alternative developments within each land use classification within reasonable land use intensity limits; and, to ensure the long term viability and productivity of the community's natural and man- made environments. 100 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis Consistency: The mixed-use Project would provide a live/work development on a site designated for industrial and commercial uses. The project would create a diverse land use in the Project area and provide additional housing opportunities. The infill nature of the Project protects the viability of the natural environment and decreases the need for infrastructure improvements. The Project is consistent with this General Plan goal. • Objective LU -1A: Establish and maintain a balance of land uses throughout the community to preserve the residential character of the City at a level no greater than can be supported by the infrastructure. Consistency: The Project is an infill redevelopment project with live/work uses. As concluded in Sections 4.14, Public Services, and Section 4.17, Utility and Service Systems, adequate infrastructure would be available to serve the Project. Therefore, the Project is consistent with this General Plan objective. • Goal LU -2, Development: It is the goal of the City of Costa Mesa to establish development policies that will create and maintain an aesthetically pleasing and functional environment and minimize impacts on existing physical and social resources. Consistency: The Project would allow for the redevelopment of property used for vehicle and boat storage and contains an office building for a pier and dock building service. The onsite vegetation is limited. The Project would enhance the site's visual appearance through implementation of a Landscape Plan. Additionally, the Project would provide a high-quality architectural design to the Project area. Therefore, the Project is supportive of this General Plan goal. • Objective LU -2A: Encourage new development and redevelopment to improve and maintain the quality of the environment. Consistency: As is evidenced throughout this Initial Study review, the Project would not result in significant adverse environmental impacts, with mitigation incorporated. Because the Project is an infill development, it would not result in the loss of any habitat or require extensive infrastructure improvements to provide service to the site. The Project is consistent with this objective. Based on the analysis presented above, the Project would not conflict with the General Plan and a less than significant impact would occur in this regard. City of Costa Mesa Municipal Code Title 13, Planning, Zoning, and Development According to the Official Zoning Map, the Project site is zoned MG General Industrial. Additionally, with the adoption of the Mesa West Bluffs Urban Plan, the Mesa West Bluffs Urban Plan Mixed -Use Overlay District was applied to the property. The underlying zoning requirements of the base zoning districts are not applicable because the standards of the urban plans are applied; refer to Mesa West Bluffs Urban Plan Section below. CMMC Section 13-20(s) specifies the following regarding the MU Mixed -Use Overlay: FirstCarbon Solutions 101 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Initial Study/Mitigated Negative Declaration This district may overlay the R2 -MD, R2 -HD, R3, CL, C1, C2, MG, PDR -HD, PDR -MD, or I&R districts, and it is intended to allow development of residential and nonresidential uses as mixed, integrated projects. This overlay district shall only be applied to the zoning map in conjunction with the adoption of an urban plan for the designated area. The urban plan is a regulating plan that shall define the unique characteristics of the overlay area, include a matrix of permitted, conditionally permitted, and prohibited uses and provide development standards. The provisions of the mixed- use overlay shall be activated by adoption of a master plan. According to the Westside Urban Plan Areas Map, the Project site is specifically located within the Mesa West Bluffs Urban Plan. The Mixed -Use Overlay District was applied to the property at the time of the Mesa West Bluffs Urban Plan adoption. The Project entitlements include the Urban Master Plan PA -13-21, among others; refer to Section 2.4, Proposed Project. Adoption of the proposed Master Plan would activate the provisions of the mixed-use overlay, as specified in the Mesa West Bluffs Urban Plan. Therefore, the Project is analyzed below for consistency with the Mesa West Bluffs Urban Plan. Mesa West Bluffs Urban Plan When activated by an approved Master Plan, the underlying zoning district is superseded by the Urban Plan's zoning regulations (unless otherwise indicated). The development standards that apply for live/work developments are specified in the Mesa West Bluffs Urban Plan. Therefore, the Project is subject to compliance with the development standards and regulations specified in Mesa West Bluffs Urban Plan. Development Standards. The Mesa West Bluffs Urban Plan's mixed-use development standards are provided in Mesa West Bluffs Urban Plan Tables A, A2, and A3. The Project is analyzed for consistency with the specified development standards in Table 6, Consistency with Live/Work Development Standards. As indicated in Table 6, the Project would include the following deviations from development standards. Live/work Standards. The Project is proposed under live/work development standards that allow development of up to 1.0 FAR. The proposed project includes six residential units with no work space at the rear of the site. This was intended to reduce the height from three -stories to two - stories and provide for a better interface with the residential uses to the west. Minimum Size of Workspace. The Mesa West Urban Plan includes a requirement for a minimum 250 square foot workspace in a live/work unit. Thirty of the proposed units do not meet this minimum requirement, and a deviation is required to allow workspaces with 119 sq ft for 24 of the units and no workspace for the residential units at the rear. This is the net area of the workspace excluding hallways and restrooms. The proposed project will provide a variety of plans with Placentia Avenue as the site frontage intended to ensure that a percentage of these units will remain as live/work units. Rear Setback. The Mesa West Urban Plan requires a minimum 20 -foot setback to residential properties. This was intended to allow a larger setback for three and four-story structures permitted 102 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis by the urban plan overlay districts. The two-story units provide a minimum setback of 10 -foot 2 - inches to the first floor of the units and 20 -foot 2 -inched to the second floor. This is similar to development standards for single-family residential zoning. Permitted Land Uses. According to the Mesa West Bluffs Urban Plan, a variety of small-scale services are encouraged with limited larger offices and commercial uses being permitted in ground - level units. No proposed nonresidential uses shall be designed or operated so as to expose residents to offensive odors, dust, electrical interference, and/or vibration. Proposed new development will be required to provide onsite mitigation of impacts associated with surrounding nonresidential land uses. The land use matrix shown in Mesa West Bluffs Table C provides a list of permitted and conditionally permitted in mixed-use developments, including live/work units. This land use matrix provides a distinct listing of allowable uses that is customized for mixed-use developments. The proposed live/work development would involve business areas on the ground floors of the units. The future businesses would be reviewed through the City's discretionary review process, upon their request for a permit to operate. The City's review would verify whether the future business is permitted or prohibited. Issuance of a Permit (i.e., Minor or Conditional) would ensure consistency. Table 6: Consistency with Live/Work Development Standards Development Standard (Required/Allowed) Lot Area: 1.0 acre Floor Area Ration: 1.0 FAR Minimum Size of Work Space: 250 Sq ft (excluding bathroom, kitchen, hallway) Building Coverage • Buildings: varies; • Open Space: 10 percent Building Height • 4 stories/60 feet (Roof gardens/terraces shall not be considered a story) Setbacks • Distance between buildings: 10 feet • Front: 10 feet • Side (left/right): 0 feet (not abutting residential/public street) • Rear: 20 feet abutting residential Proposed Project Consistent? 1.89 gross acres/1.88 net acres Yes 0.92 Yes 237.9 sq ft (Loft Unit Plan 1) No 236 sq ft (Loft Unit Plan 2) 120.78 (Townhome Unit Plan) Yes 75,730 sq ft 9,788 sq ft (12 percent) Two -stories (Loft Unit Plan 1 and Duplex Yes Unit)/25 Feet Three -stories (Loft Unit Plan 2 and Townhomes)/35 Feet Yes 10 feet 10 feet 10 feet 10' 2" feet first floor No 20' 2" second floor FirstCarbon Solutions 103 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Environmental Analysis Initial Study/Mitigated Negative Declaration Table 6 (cont.): Consistency with Live/Work Development Standards Development Standard (Required/Allowed) Parking Garage size: 20 feet x 20 feet (inside dimension) Parking, Tenant: 1 space per unit =60 spaces Parking, Guest =: 1.5 space per unit = 60 spaces Proposed Project Consistent? 11' 11" x 20'1" (One -car garage) No 20'2" x 20'1" (Loft Unit Plan 2) 20'3" x 20' (Townhome Unit Plan) 20'4" x 20' (Duplex Unit Plan) 69 garage spaces and 3 resident open Yes spaces 36 open spaces Yes As a live/work development in the Mesa West Bluffs Urban Plan area, the Project requires approval of the proposed Urban Master Plan PA -13-21 pursuant to CMMC Title 13, Chapter II, Planning Applications. The Master Plan would be further reviewed through the City's discretionary review process, in order to verify compliance with the Mesa West Bluffs Urban Plan, and thus with CMMC Title 13, Planning, Zoning, and Development. The Project would not conflict with the CMMC and a less than significant impact would occur in this regard. Moreover, the Project would be subject to compliance with Standard Condition 4.1-2, which requires notification to buyers that the Project is located within an area designated as Light Industry and subject to existing and potential annoyances/inconveniences associated with industrial land uses such as lighting. Compatibility with the Surrounding Land Uses. As a mixed-use development in a mature industrial area, the Project's compatibility with the surrounding area must be evaluated. As discussed in Section 2.1, the Project site is located in a highly industrialized area consisting of industrial operations and residential uses. The Project would introduce a mixed-use development to this industrial portion Costa Mesa, adding new height and scale to the surrounding community. Land use compatibility issues are addressed prior to redevelopment of the project site from designated industrial/commercial uses to a mixed-use development. Land use compatibility between sensitive land uses and existing industrial businesses pertain to industrial business activities in a mature industrial area that would result in potential impacts involving aesthetics, air quality/odors, hazardous materials, and noise. As concluded in Sections 4.1, 4.3, 4.8, and 4.12, respectively, less than significant impacts would occur to the proposed residential uses following compliance with the established regulatory framework, Standard Conditions, and specified mitigation measures. Standard Condition SC 4.1-2 requires notification to buyers that the Project is located within an area designated as Light Industry and subject to existing and potential annoyances/inconveniences associated with industrial land uses. Therefore, the Project would not be incompatible with the surrounding land uses. Standard Condition Refer to Standard Condition SC 4.1-2 above. 104 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis c) Conflict with any applicable habitat conservation plan or natural communities conservation plan? No impact. Refer to response 4.4.f. FirstCarbon Solutions 105 H:\Client (PN-JN(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis Environmental Issues 4.11 Mineral Resources Would the project: a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? b) Result in the loss of availability of a locally - important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? Environmental Evaluation Would the project: City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Initial Study/Mitigated Negative Declaration No Impact a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? No impact. The project site is not located within a State -designated Mineral Resource Zone. In addition, the project site is developed with light industrial uses and does not support mineral extraction operations. This condition precludes the possibility of related impacts. No impact would occur. b) Result in the loss of availability of a locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? No impact. The Costa Mesa 2000 General Plan does not identify the project site as a mineral resource zone. In addition, the project site is developed with light industrial uses and does not support mineral extraction operations. This condition precludes the possibility of related impacts. No impacts would occur. 106 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact a) Result in the loss of availability of a known mineral resource that would be of value to the region and the residents of the state? No impact. The project site is not located within a State -designated Mineral Resource Zone. In addition, the project site is developed with light industrial uses and does not support mineral extraction operations. This condition precludes the possibility of related impacts. No impact would occur. b) Result in the loss of availability of a locally -important mineral resource recovery site delineated on a local general plan, specific plan or other land use plan? No impact. The Costa Mesa 2000 General Plan does not identify the project site as a mineral resource zone. In addition, the project site is developed with light industrial uses and does not support mineral extraction operations. This condition precludes the possibility of related impacts. No impacts would occur. 106 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Issues 4.12 Noise Would the project result in: a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan r noise ordinance, or applicable standards of other agencies? b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? Environmental Evaluation Would the project: Environmental Analysis ❑ ❑ a No Impact // a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? Less than significant with mitigation incorporated. To help reduce noise and land use incompatibilities, the City of Costa Mesa has incorporated standards from several agencies. California's Office of Noise Control in the State Department of Health Services has deemed that locating multiple -family residential dwelling units in areas where exterior ambient noise levels exceed 65 dBA CNEL (Community Noise Equivalency Level) is undesirable. Subsequently, Title 25, Section 1092 of the California Code of Regulations sets forth requirements for the insulation of multiple -family residential dwelling units from excessive and potentially harmful noise. Thus, FirstCarbon Solutions 107 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact ❑ ® ❑ ❑ ❑ a No Impact // a) Exposure of persons to or generation of noise levels in excess of standards established in the local general plan or noise ordinance, or applicable standards of other agencies? Less than significant with mitigation incorporated. To help reduce noise and land use incompatibilities, the City of Costa Mesa has incorporated standards from several agencies. California's Office of Noise Control in the State Department of Health Services has deemed that locating multiple -family residential dwelling units in areas where exterior ambient noise levels exceed 65 dBA CNEL (Community Noise Equivalency Level) is undesirable. Subsequently, Title 25, Section 1092 of the California Code of Regulations sets forth requirements for the insulation of multiple -family residential dwelling units from excessive and potentially harmful noise. Thus, FirstCarbon Solutions 107 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Environmental Analysis Initial Study/Mitigated Negative Declaration whenever such units are to be located in such areas, the developer must incorporate into the building's design construction features that reduce interior noise levels to 45 dBA CNEL or below. The General Plan provides criteria to be used to assess the compatibility of proposed land uses with their noise environment. Since the table does not provide for live/work uses, as the project proposes, the multi -family residential use was used due to its relative stringency. These standards are provided in Table 7. Table 7: City of Costa Mesa Noise and Land Use Compatibility Matrix Community Noise Exposure (Ldn Or CNEL, dBA) Normally Conditionally Normally Clearly Land Use Category Acceptable' Acceptable Unacceptable Unacceptable Residential -Multiple Family 50 to 65 65 to 70 70 to 75 75 to 85 Notes: 1 Normally acceptable is defined as, "Specified land use is satisfactory, based upon the assumption that any buildings involved are of normal conventional construction, without any special noise insulation requirements." 2 Conditionally acceptable is defined as, "New construction or development should be undertaken only after a detailed analysis of the noise reduction requirements is made and needed noise insulation features included in the design. Conventional construction, but with closed windows and fresh air supply systems or air conditioning will normally suffice." 3 Normally unacceptable is defined as, "New construction or development should be discouraged. If new construction or development does proceed, a detailed analysis of the noise reduction requirements must be made and needed noise insulation features included in the design." 4 Clearly unacceptable is defined as, "New construction or development should generally not be undertaken." Source: General Plan, Table N-3 (Noise and Land Use Compatibility Matrix, on page N-6) The General Plan provides interior and exterior noise standards for various land use categories (Table N-4, on page N-7). The interior noise standard for the Multiple -Family use category is 45 dBA CNEL, while the exterior standard is 65 dBA CNEL. (It should be noted that multi -family balconies are included under the exterior standard and are defined as being served by a means of exit from inside the dwelling; however, balconies six feet deep or less are exempt.) The interior noise standard for the Commercial Office Building use (the listed use that best matched likely future uses of ground - level units with work -at-home accommodations) is 50 dBA CNEL, while there are no exterior noise standards that apply. The City of Costa Mesa's Noise Ordinance was designed to control unnecessary, excessive and annoying sounds generated on one piece of property from impacting an adjacent property, and to protect residential areas from noise sources other than transportation sources. These standards are presented in Table 8. 108 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis Table 8: City Noise Ordinance Standards - Residential Community Noise Exposure (Ld„ or CNEL, dBA) Location Daytime' Nighttime Interior 55 55 Exterior 55 50 Notes ' Defined in the General Plan as, 7:00 a.m. to 11:00 p.m. z Defined in the General Plan as, 11:00 p.m. to 7:00 a.m. Source: Table N-2 (City Noise Ordinance Standards - Residential, on page N-6) of the Costa Mesa General Plan Noise Element. With regard to the noise ordinance, the General Plan expressly states, "The Noise Ordinance exempts several categories of noise sources, including construction activities which take place between the hours of 7:00 a.m. and 8:00 p.m. Monday through Saturday, excluding federal holidays" The project is situated adjacent to residential and light industrial uses, and Placentia Avenue. Since the light industrial uses adjacent to the north and south sides of the project site are used for general warehousing purposes the predominant ambient noise source in the vicinity is Placentia Avenue. Placentia Avenue is classified as a four -lane divided, (non -Augmented) Primary Arterial Highway3, which has an average daily traffic (ADD) capacity of up to 38,000 vehicles'. Using a version of the Federal Highway Administration Traffic Noise Prediction Model (FHWA-RD-77-108), modified for CNEL, site-specific information was used to model noise impacts upon the project sites This information includes but is not limited to: roadway traffic volume (the aforementioned maximum capacity), roadway active width, source -to -receiver distances, vehicle travel speed, and the percentages of automobiles, medium trucks and heavy trucks that the traffic is made up of throughout the day. The worst-case future noise level attributable to vehicular traffic is approximated at 70.4, dBA CNEL, at the project property line. Although, according to the aforementioned compatibility matrix, these conditions would be defined as "normally unacceptable" it does clarify that, "If new construction or development does proceed, a detailed analysis of the noise reduction requirements must be made and needed noise insulation features included in the design" Precise floor and elevation plans are not yet available for a detailed analysis; however, the information that is available is sufficient to determine feasibility and establish preliminary measures that must be taken, if any, prior to the detailed analysis. Source: General Plan EIR, Exhibit 4.4-2 (City of Costa Mesa Master Plan of Highways) 4 Source: General Plan EIR, Table 4.4-1 (Master Plan of Highways Arterial Capacities) 5 See Appendix D for calculation output FirstCarbon Solutions 109 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Environmental Analysis Initial Study/Mitigated Negative Declaration Combining data from the project site plan with the same FHWA model utilized above for the compatibility determination, noise levels at the building facades nearest Placentia Avenue, under worst-case future conditions, are approximated to be 70.4 dBA CNEL. On the current site plan, the units fronting the project do not indicate any ground -level exterior areas or above -ground balconies. (Balconies with a depth less than six feet are exempted, in the event balconies are incorporated.) With regard to interior noise levels, in the absence of plans that specify proposed building materials and precise dimensions, conservative assumptions can determine general interior noise levels based on those levels projected at the facades. The USEPA estimates that residences in "warm" climates provide at least 12 dBA of exterior -to -interior noise attenuation with windows open and 24 dBA with windows closed .6 Using those estimations and the 70.4 dBA CNEL noise level, we can project the worst-case future interior noise levels with windows open to be approximately 58.4 dBA CNEL; with windows closed it would be 46.4 dBA CNEL. Considering the downstairs in the units facing Placentia Avenue are intended as the work portion of live/work units, the noise standard of 50 dBA CNEL would be met. However, any residential units that are directly exposed to the avenue could certainly be designed to meet the 45 dBA CNEL standard with minimal upgraded materials that would have to be determined in a Final Acoustical Impact Report. These upgrades would most likely include a form of mechanical ventilation (i.e., air conditioning) and, possibly, upgraded windows facing Placentia Avenue. With regard to the City's Municipal Code requirements, most violations that would fall under the category of " unnecessary, excessive and annoying sounds generated on one piece of property from impacting an adjacent property" and include, for example, music being played too loud or noise mechanical work. These types of conditions are not directly caused by the project and handled by the police on an occurrence -by -occurrence basis. One form of noise that the project will directly produce onsite and project offsite is construction noise. However, construction noise is explicitly exempted from the City's noise ordinance, providing construction operations are limited to the hours listed in the ordinance. (Acceptable hours for construction are between the hours of 7:00 a.m. and 8:00 p.m. Monday through Saturday, excluding federal holidays.) The project is shown to meet all of the applicable standards with the exception of those that cannot yet be determined with accuracy. Therefore, Mitigation Measure NOI-1 is included to ensure that the necessary analysis is performed, once possible. MM N0I-1 Prior to issuance of building permits, a qualified Acoustical Scientist shall be retained to prepare a Final Acoustical Impact Report, utilizing precise grading plans, and detailed floor and elevation plans, for units with direct exposure to Placentia Avenue. Said report must be able to demonstrate compliance or effective mitigation (such as noise control barriers) that will reduce noise impacts to within compliance (45 dBA CNEL residential interior, 65 dBA CNEL exterior; 50 dBA CNEL commercial 6 Protective Noise Levels. Condensed Version of EPA Levels Document. U.S. Environmental Protection Agency, Office of Noise Abatement and Control, Washington, DC, EPA -550/9-79-100 (November 1978). 110 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis interior). In the event required noise levels are exceeded, upgraded design specifications and/or materials shall be incorporated in order to meet the standards. With incorporation of Mitigation Measure NOI-1, the project be either found to meet the standards or options will be provided in order to modify the project to meet the standards. Standard Condition SC 4.12-1 During construction, the contractor shall ensure that construction activity complies with the City's noise ordinance. Exceptions may be made for activities that will not generate noise audible from offsite, such as painting and other quiet indoor work. b) Exposure of persons to or generation of excessive groundborne vibration or groundborne noise levels? Less than significant impact. The metric for measuring groundborne noise and vibration is peak ground velocity (measured in inches per second). During the site preparation and construction phase, which includes minor demolition and site excavation activities, groundborne vibration and groundborne noise may occur. However, these excavation activities do not include activities known to induce strong vibration effects, such as those produced by tunneling or blasting. Ground vibration generated by construction equipment spreads through the ground and diminishes in strength with distance. The effects of ground vibration can vary from no perceptible effects at the lowest levels, low rumbling sounds and detectable vibrations at moderate levels, and slight damage to nearby structures at the highest levels. At the highest levels of vibration, damage to structures is primarily architectural (e.g., loosening and cracking of plaster or stucco coatings) and rarely results in structural damage. The ground vibration levels associated with common construction equipment are shown in Table 9. Table 9: Representative Vibration Source Levels for Construction Equipment Peak Particle Velocity at Equipment 25 feet (in/sec) Large Bulldozer 0.089 Loaded Trucks 0.076 Jackhammer 0.035 Small Bulldozer 0.003 Source: Federal Transit Administration, 2006. For most structures, a peak particle velocity (PPV) threshold of 0.5 inch per second is sufficient to avoid structural damage (with the exception of fragile historic structures or ruins, of which there are none within the projects' vicinity). FirstCarbon Solutions 111 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Initial Study/Mitigated Negative Declaration Ground vibration generated by the proposed construction activities would include the use of jackhammers, bulldozers, loaded trucks, and other mobile equipment. During the construction process, some activities involving the use of this equipment could occur as close as 40 feet to existing structures. However, most ground vibration during construction would consist of onsite truck activity, which typically generates levels less than 0.08 inch per second PPV, at 25 feet. As shown in Table 9, at that distance, the maximum PPV from anticipated project -related construction equipment is 0.089 inch per second, which is substantially less than the maximum threshold of 0.5 inch per second. Long-term operation of the proposed projects would not involve the use of any equipment or processes that would result in potentially significant levels of ground vibration. Construction and development of the project are anticipated to result in vibration levels that would not exceed the PPV threshold of 0.5 inch per second. Furthermore, since long-term operation of the proposed projects would not involve the use of any equipment or processes that would result in potentially significant levels of ground vibration, impacts related to groundborne vibration levels will be less than significant. c) A substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project? Less than significant impact. The project's potential to substantially increase ambient noise levels on area roadways is determined by the definition of the term "substantial" "Substantial" is not defined in the CEQA Guidelines; however, research into the human perception of sound level increases indicates the following: • A 1-dBA, or less, increase is difficult to perceive, • A 3-dBA increase is just perceptible, • A 5-dBA increase is clearly perceptible, and • A 10-dBA increase is perceived as being twice as loud. Under typical outdoor ambient conditions, where constantly varying noise levels are occurring over time, people typically cannot clearly perceive increases in ambient noise levels until that increase is around 3 dBA. Considering the sound level perception thresholds and noise standards discussed above, a potentially significant increase in ambient noise levels would occur if noise generated by the project would permanently increase outdoor noise levels by 3 dBA or more. The project will consist primarily of multi -family residential uses with limited commercial uses. Unlike heavy industrial uses, multi -family residential and commercial uses do not typically generate significant levels of noise. Most commonly, parking lot areas are the source of the highest emitted noise levels; however, the project's parking areas will approximately 80 feet from the nearest residential property line to the west and separated by the proposed structures. To the north, parking will be adjacent to either existing parking areas or the backsides of light industrial use structures, thereby negating such noise. 112 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis Considering the project site is already surrounded by residential and light industrial uses, it will not introduce components to the existing area that will permanently alter the ambient environmental setting or its surroundings in a significant or drastic way. However, offsite, the project will contribute additional vehicles on area roadways which generate noise. Operation of the proposed project would generate offsite noise from residents traveling to and from the project site, using vehicles on primarily three roadways, according to the Traffic Study: Placentia Avenue, Victoria Street and W. 19th Street. Based on data from that study and existing ADT volumes', noise levels along these roadways have been calculated. Table 10 provides existing and future traffic volumes along with the subsequent noise levels, as modeled 50 feet from the roadway's centerline. (There are no specific sensitive receivers at a distance of 50 feet; that is the standardized distance for determining noise impacts resulting from project -related traffic increases.) Road Segment N/S Roadways Placentia Avenue E/W Roadway Victoria Street Table 10: Vehicular Noise Levels 50 Feet from Centerline Existing Noise Level ADTe (dBA L,J2 ADT 33,005 72.9 27,314 72.1 W 19th Street 25,039 71.7 Notes: 1 See footnote 7, at the bottom of this page. z 67.7+(10x(L0G10(ADT/10000))). 70 70 70 Project Noise Level (dBA Lel) 2 46.2 46.2 46.2 Existing + Project 72.9 27,384 Project - Noise Specific Level ADT (dBA Leq) z increase (dBA Leq) 33,075 72.9 27,384 72.1 25,109 71.7 W Me As shown in Table 10, existing noise levels range from 71.7 to 72.9 dBA Leq, at 50 feet from roadway centerline. With the addition of project traffic, the range remains unchanged. This is due to the relatively low volume of traffic that the project will add. It should be noted that these calculations represent a scenario in which all 70 vehicles traveling on the same roadway. Even still, there would be no increase in vehicular -related noise levels, to the tenth of a decibel; certainly not discernable to a person. ' General Plan Exhibit 4.4-4 (Existing (2000) ADT Volumes, page 4.4-8) and Table 4.4-2 (2000 ADT Volumes and Capacity Analysis - Continued, page 4.4-11). According to General Plan Section 4.4 (Transportation and Circulation), future traffic volumes were computed using a one percent per year increase (page 4.4-18). Utilizing the "existing" 2000 volume and accounting for 13 years of growth, compounded, the new existing volume was determined. FirstCarbon Solutions 113 H.\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration As discussed above, a 3 dBA increase is 'just perceivable" whereas an increase of less than 1 dBA is difficult to perceive. Although individual vehicles will occasionally be heard, averaged out, at a 0.0 dBA, the increase will not be perceived over the course of a day. Therefore, with regard to a substantial permanent increase in ambient noise levels in the project vicinity above levels existing without the project, impacts will be less than significant. d) A substantial temporary or periodic increase in ambient noise levels in the project vicinity above levels existing without the project? Less than significant impact. While there are no project components that could result in substantial periodic increases in ambient noise levels, construction of the project could generate a temporary increase in noise, corresponding to the particular phase of building construction and the noise - generating equipment used during construction. Typical noise levels for individual pieces of construction equipment are summarized in Table 11. Table 11: Typical Construction Equipment Noise Levels Type of Equipment Typical Noise Level (dBA) at 50 feet 85 85 84 83 Grader Pneumatic Tools Scraper Compactor Concrete Breaker 82 Dozer Concrete Pump Crane, Mobile 82 81 81 Generator 81 Water Pump 81 Front-end Loader Air Compressor Backhoe 79 78 78 Asphalt Paver 77 Trucks 74 to 81 Source: Federal Transit Administration - Construction Noise Handbook Table: 9.1, 2011. Certain pieces of construction equipment can generate noise levels of 90 dBA or louder at a distance of 50 feet; however, the loudest piece of equipment anticipated for use during the construction process is the grader at 85 dBA. Typical operating cycles for these types of construction equipment 114 FirstCarbon Solutions H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis may involve one or two minutes of full power operation followed by three to four minutes at lower power settings. Although there could be relatively high, single -event noise exposure potential in close proximity to the equipment that could result in potential short-term intermittent annoyances, the effect in long-term ambient noise levels would be small when averaged over the total time period. The closest existing sensitive receiver is the residential property line at a distance of approximately 250 feet from the construction area centroid. At that distance, construction equipment that generates 85 dBA at 50 feet would be reduced to 70.7 dBA Leg8, at the residential property lines. However, there are existing walls, of approximately six feet in height that will act as acoustical barriers. Taking those barriers into account, maximum project construction -related noise levels within the residential properties will be reduced to 62.6 dBA Leq (using the CNEL weighting, that value is increased to 63.9 dBA). This level is below the 65 dBA allowable exterior and will be largely masked by ambient noise levels in the project vicinity. Furthermore, providing construction is carried out in accordance with the City of Costa Mesa Municipal Code, which exempts such activities between the hours of 7:00 a.m. and 8:00 p.m. Monday through Saturday, excluding federal holidays, temporary construction noise is exempted from the daytime standard. Since temporary project -related construction activities are not expected to exceed maximum applicable noise levels and are expected to be carried out during allowable construction hours, impacts related to the temporary increase in ambient noise levels would be less than significant. e) For a project located within an airport land use plan or, where such a plan has not been adopted, within two miles of a public airport or public use airport, would the project expose people residing or working in the project area to excessive noise levels? Less than significant impact. The airport located nearest to the project site is John Wayne Airport (JWA), in excess of three miles to the northeast. Although not within a two-mile radius, according to Figure 19 of the Orange County Airport Land Use Commission Land Use Plan for John Wayne Airport (OCALUC), the project site is located within the JWA Airport Environs Land Use Plan Airport Planning Area. According to page N-9 of the General Plan Noise Element: The California Department of Transportation (Caltrans) has established guidelines in the California State Noise Standard to control residential area noise levels produced by aircraft operations, which use the State's airports. Under these guidelines, residential noise sensitive areas exposed to an average CNEL of greater than the 65 dBA define the Noise Impact Area. ' See Appendix D for calculation output 9 Figure 1, Airport Land Use Commission for Orange County Airport Planning Areas FirstCarbon Solutions 115 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Initial Study/Mitigated Negative Declaration Noise contours resulting from operations at John Wayne Airport are indicated in Appendix D of the OCALUC on a figure titled John Wayne Airport Impact Zones. This figure indicates the airport's most recent noise contours for the 65 and 60 dBA CNEL impact zones. The project site is approximately 2.25 miles outside of the nearest point of the 60 dBA CNEL zone. The nearest point of the 65 dBA CNEL zone is over 2.5 miles from the project site. Since the project is located a considerable distance outside of JWA's lowest reported Noise Impact Area and it is the nearest airport to the project site, the potential for the project to expose people residing or working in the project are to excessive noise levels is less than significant. f) For a project within the vicinity of a private airstrip, would the project expose people residing or working in the project area to excessive noise levels? No impact. The nearest airfield is the JWA, a public airfield, located more than three miles from the project site. Its potential for impacts is discussed under item "e;' above. According to the OCALUC, there are no private airstrips within Orange County. There are, however, three private heliports that operate within the city's limits1' but the nearest is over three miles away. Since the project site is not located within the vicinity of a private airstrip or heliport, there will be no potential for the project to expose people residing or working in the project area to excessive noise levels from such a source. Therefore, no impacts will occur. 10 Source: General Plan Noise Element, page N-11 116 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis Less Than Significant Potentially With Less Than Significant Mitigation Significant Environmental Issues Impact Incorporated Impact No Impact 4.13 Population and Housing Would the project: a) Induce substantial population growth in an ❑ ❑ ® ❑ area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? b) Displace substantial numbers of existing ❑ ❑ ❑ housing, necessitating the construction of replacement housing elsewhere? c) Displace substantial numbers of people, ❑ ❑ ❑ 77 necessitating the construction of replacement housing elsewhere? Environmental Evaluation Would the project: a) Induce substantial population growth in an area, either directly (for example, by proposing new homes and businesses) or indirectly (for example, through extension of roads or other infrastructure)? Less than significant impact. A project could induce population growth in an area, either directly (for example, by proposing new homes and/or business) or indirectly (for example, through extension of roads and/or other infrastructure). The Project involves construction of a 36 -unit, attached live/work development in place of the existing pier and dock building shop and vehicle and boat storage. As of May 2013, the City's average household size was 2.72. It is likely that the proposed type of urban housing would appeal to a niche market of young urban professionals, recent college graduates formerly residing with their parents, or single first-time homeowners. The demand of moderately priced, contemporary housing for this niche market could be satisfied by the proposed live/work development. Therefore, it is likely the proposed live/work units would have a smaller household size than a traditional unit. Notwithstanding, in order to provide a conservative analysis, based on average household size of 2.72, Project implementation could result in a population increase of approximately 98 persons. The potential population growth would be nominal, representing less than one-tenth of one percent increase over the City's existing 2013 population of 111,358 persons. Therefore, Project implementation would not induce substantial population growth within the City. FirstCarbon Solutions 117 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration b) Displace substantial numbers of existing housing, necessitating the construction of replacement housing elsewhere? No impact. The project site currently contains a pier and dock building shop and boat and vehicle storage. No existing residences are located within the project boundaries. Therefore, the project would not displace existing housing. No impacts would occur. c) Displace substantial numbers of people, necessitating the construction of replacement housing elsewhere? No impact. The Project includes the demolition two light industrial buildings and construction of a new live/work development. The project would not involve any displacement as the Project site does not contain residential uses. 118 FirstCarbon Solutions H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis Less Than Significant Potentially With Less Than Significant Mitigation Significant Environmental Issues Impact Incorporated Impact No Impact 4.14 Public Services Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: a) Fire protection? ❑ ❑ ❑ ❑ b) Police protection? ❑ ❑ ® ❑ c) Schools? ❑ ❑ ® ❑ cl) Parks? ❑ ❑ ® ❑ e) Other public facilities? ❑ ❑ ® ❑ Environmental Evaluation Would the project: Would the project result in substantial adverse physical impacts associated with the provision of new or physically altered governmental facilities, need for new or physically altered governmental facilities, the construction of which could cause significant environmental impacts, in order to maintain acceptable service ratios, response times or other performance objectives for any of the public services: a) Fire protection? Less than significant impact. The Costa Mesa Fire Department (CMFD) provides fire protection and emergency medical services to the City, which include fire prevention and suppression, paramedic, emergency medical, and hazardous materials management/environmental safety. The CMFD is comprised of three divisions: Administration; Suppression/Mobile Intensive Care (Emergency Medical Services); and Fire Prevention. There are four paramedic engine companies, two truck companies, an urban search and rescue squad, and a Battalion Chief on duty 24 -hours a day, seven days a week. These fire personnel respond from six fire stations strategically located within the City. The closest station to the Project is the Park Station, located at 1865 Park Avenue, approximately 0.75 miles from the Project site. Depending on the nature, size, and location of the alarm, units from multiple stations will respond. There are 29 fire suppression/EMS personnel on duty that work 24- hour shifts at the Park Station. According to the GPEIR page 4.11-4, the goal of the Costa Mesa Fire Department is to respond to fire alarms and emergencies within five minutes, 80 percent of the time. The Project does not propose new or physically altered fire protection facilities. The Project involves construction of a 36 -unit, attached live/work development in place of the pier and dock shop and FirstCarbon Solutions 119 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Environmental Analysis Initial Study/Mitigated Negative Declaration vehicle and boat storage that exist on the property. Therefore, Project implementation would result in a net increase of 36 dwelling units that include approximately 4,809 net sq ft of commercial space, with a resultant increase in the demand for fire protection services. However, Project implementation is not anticipated to increase CMFD response times to the Project site or surrounding vicinity, or require construction of new or physically altered fire protection facilities. The Project's design would be subject to compliance with the requirements set forth in the 2010 California Fire Code (and all amendments), including the provision of fire sprinkler systems throughout buildings, as noted in CMMC Title 7, Fire Protection and Prevention. The development would also be subject to compliance with the fire provisions specified in the 2010 California Building Code and all incorporated amendments, and the 2009 International Fire Code. Additionally, the Project would be subject to compliance with the Standard Conditions specified below, in order to enhance fire protection measures. The Project plans would be reviewed and approved by the Costa Mesa Building and Fire Departments, which would ensure adequate emergency access, fire hydrant availability, and compliance with all applicable codes and standards. The Project would also be subject to compliance with CMMC Title 13 Chapter XII Article 2, Fire Protection Systems, which sets forth the parameters for assessing the Fire Protection System Development Impact Fee. The purpose of these fees is to minimize, to the greatest extent practicable, the impact that new development has on the City's public services and public facilities. The Project Applicant would be required to pay their fair share of the costs of providing fire protection services and facilities. Compliance with Compliance with the City's discretionary review process and CMMC requirements, which include payment of the Fire Protection System Development Impact Fee, would ensure that Project implementation would result in a less than significant impact to fire protection services. Standard Conditions SC 4.14-1 The final master plan for development of the Project site shall provide sufficient capacity for fire flows required by the City of Costa Mesa Fire Department. SC 4.14-2 Vehicular access shall be provided and maintained serviceable throughout construction to all required fire hydrants. SC 4.14-3 Prior to the issuance of a Building Permit, the City of Costa Mesa Fire Department shall review and approve the developer's Project design features to assess compliance with the California Building Code and California Fire Code. Fire staff shall examine the projected demands of the proposed Project and make recommendations to ensure that adequate personnel/resources will be available to meet projected demand. Recommendations of the study shall be implemented to the satisfaction of the Fire Department to ensure that emergency response impacts are minimized to below a level of significance. SC 4.14-4 The Project shall provide approved smoke detectors to be installed in accordance with the 2007 Edition of the Uniform Fire Code. 120 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis SC 4.14-5 The Project shall provide fire extinguishers with a minimum rating of 2A to be located within 75 feet of travel distance from all areas. Extinguishers may be of a type rated 2A, 1013C as these extinguishers are suitable for all types of fires and are less expensive. SC 4.14-6 The Project shall provide an automatic fire sprinkler system according to NFPA 13 R. SC 4.14-7 The Project shall provide a fire alarm system. SC 4.14-8 The Project shall provide individual numeric signage for proposed residences with minimum 6 inches height. b) Police protection? Less than significant impact. The Costa Mesa Police Department (CMPD) provides police protection services to the City from their headquarters located at 99 Fair Drive. The CMPD is composed of four divisions: Administration; Technical Services; Field Operations; and Support Services. The CMPD is comprised of 196 full-time positions, of which 130 are sworn officers and 66 are civilians, with various part-time positions to aid throughout the organization. The City's existing police protection service ratio is 1.17 officers for every 1,000 people, based on the City's existing 2013 population of 111,358 persons. The Project does not propose new or physically altered police protection facilities. The Project involves construction of a 36 -unit, attached live/work development in place of the boat and vehicle storage and pier and dock services that exist on the property. As discussed in Response 4.13.a, Project implementation would result in a net increase of 36 dwelling units that include approximately 4,809 net sq ft of commercial space, with a resultant increase in the demand for police protection services. However, Project implementation is not anticipated to increase CMPD response times to the Project site or surrounding vicinity, or require construction of new or physically altered police protection facilities. The Project would be subject to compliance with Standard Condition SC 4.14-9, in order to enhance police protection services. In addition, the Project plans would be reviewed and approved by the Costa Mesa Building and Police Departments, which would ensure adequate safety and crime prevention measures are provided. Compliance with the City's discretionary review process would ensure that Project implementation would result in a less than significant impact to fire protection services. Standard Conditions SC 4.14-9 As final building plans are submitted to the City of Costa Mesa for review and approval, the Costa Mesa Police Department shall review all plans for the purpose of ensuring that design requirements are incorporated into the building design to increase safety and avoid unsafe conditions. These measures focus on security measures are recommended by the Police Department, including but not limited to, the following: FirstCarbon Solutions 121 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis c) Schools? City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Initial Study/Mitigated Negative Declaration • Lighting shall be provided in open areas and parking lots. • Required building address numbers shall be readily apparent from the street and rooftop building identification shall be readily apparent from police helicopters for emergency response agencies. • Landscaping requirements. • Emergency vehicle parking areas shall be designated within proximity to buildings. • The applicant shall fund all costs associated with police and fire radio reception enhancement, including a Bi -Directional Amplifying 800 MHz antenna (BDA). • Prior to the issuance of a grading permit, the City of Costa Mesa Police Department shall review and approve the developer's project design features to ensure adequate security measures are incorporated into the project design and that sufficient personnel/resources are available to meet the demands of the proposed project. Any requirements with regard to additional resources shall be completed by the Developer and shall be implemented to the satisfaction of the Police Chief to ensure that emergency response impacts are minimized to below a level of significance. Less than significant impact. The Project site is situated within the Newport -Mesa Unified School District (NMUSD) (grades K thru 12). The Project site is located in the Victoria Elementary School, TeWinkle Middle School, and Estancia High School service areas, with school enrollments of approximately 425 students, 700 students, and 1,300 students, respectively. It is noted that the student generation rates provided by the Newport -Mesa Unified School District do not take into account the target market of the new residents of the proposed live/work development. These types of residential uses in an industrial area are typically marketed to homeowners who do not have minor children and therefore would have no need for school services. While the proposed development would not preclude families with children, it is likely that this "new type of urban housing" would appeal to a niche market of young urban professionals, recent college graduates formerly residing with their parents, or single first-time homeowners. The demand of moderately priced, contemporary housing for this niche market could be satisfied by the proposed live/work development. Therefore, the following analysis is based on student generation factors for traditional residences and may not necessarily address this new type of urban housing. The analysis is provided for environmental purposes. The Project does not propose new or physically altered school facilities. The Project involves construction of a 36 -unit, attached live/work development in place of the vehicle and boat storage and pier and dock services that exist on the property. Project implementation would result in a net increase of 36 dwelling units, with a resultant increase in the demand for school facilities. Based on a student generation factor of 0.26 students per dwelling unit, Project implementation could generate a total of 9.36 students. As the Project is anticipated to generate a nominal increase in the student population, it is anticipated that the NMUSD schools would have the capacity to accommodate these students and construction of new or physically altered school facilities would not be required. Thus, less than significant impacts to school facilities would occur. 122 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis Assembly Bill 2926 (AB 2926) passed in 1986 allows school districts to collect impact fees from developers of new residential and commercial/industrial building space. Senate Bill 50 (SB 50) and Proposition 1A, both of which passed in 1998, provided a comprehensive school facilities financing and reform program. The provisions of SB 50 prohibit local agencies from denying either legislative or adjudicative land use approvals on the basis that school facilities are inadequate, and reinstates the school facility fee cap for legislative actions (e.g., General Plan amendments, specific plan adoption, zoning plan amendments). According to Government Code Section 65996, the development fees authorized by SB 50 are deemed to be "full and complete school facilities mitigation" The NMUSD collects $1.84 per square foot of residential uses from developers. The Project Applicant would be subject to payment of this development fee pursuant to Standard Condition SC 4.14-10, which would fully mitigate any potential impact to NMUSD school facilities. Therefore, Project implementation would result in a less than significant impact in this regard. Standard Condition SC 4.14-10 Prior to issuance of building permits, the Developer shall pay a school impact fee currently calculated at $1.84 per square foot for residential development and $0.30 per square foot for commercial development. d) Parks? Less than significant impact. There are approximately 1,708 acres of open space and parkland in the City, including Neighborhood and Community Parks, Community Centers, Regional Nature Preserve areas, Institutional Uses, Open Space Easements, and Golf Courses. The City's standard for permanent public open space is 5.76 acres per 1,000 residents. The Project does not propose new or physically altered park facilities. The Project involves construction of a 36 -unit, attached live/work development in place of light industrial and commercial uses that exist on the property. Project implementation would result in a net increase of 36 dwelling units, with a resultant population increase of approximately 98 persons. Based on a parkland demand factor of 5.76 acres per 1,000 residents, Project implementation would generate a demand for approximately 0.56 acres of parkland. CMMC Title 13 Chapter XI Article 5, Park and Recreation Dedications, establishes procedures for requiring park and recreational facilities in conjunction with residential subdivisions. More specifically, CMMC Section 13-256, Amount of Fee in Lieu of Land Dedication, specifies that "where there is no public park or recreation facility required within the proposed subdivision, or where the subdivision contains fifty (50) lots or fewer, the subdivider shall pay a fee in lieu of land dedication reflecting the value of land required for park and recreation purposes, in accordance with the schedule of fees as adopted by resolution of the City Council." According to the City of Costa Mesa Parkland Impact Fee Schedule, the current fee per multi -family dwelling unit is $13,829.10 As permitted by CMMC Section 13-256 and in compliance with Standard FirstCarbon Solutions 123 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Initial Study/Mitigated Negative Declaration Condition 4.14-11, the Applicant would pay this Parkland Impact Fee in lieu of dedication of 0.56 acres of parkland. Compliance with CMMC Title 13 Chapter XI Article 5 would ensure that Project implementation would result in a less than significant impact involving parkland demand. The Project proposes approximately 7,200 sq ft of open space/landscaping within the proposed development. The provision of onsite open space would further minimize potential impact to recreational facilities. Standard Condition SC 4.14-11 Prior to issuance of occupancy permits, the Developer shall pay a park impact fee or dedicate parkland to meet the demands of the proposed development. The current park impact fee is calculated at $13,829 per new multi -family dwelling unit. e) Other public facilities? Less than significant impact. There are three public libraries within the City of Costa Mesa. The nearest public library to the Project site is the Costa Mesa/Donald Dungan Library located approximately 0.75 mile southeast, at 1855 Park Avenue, Costa Mesa. The Project does not propose new or physically altered library facilities. Project implementation would result in a net increase of 36 dwelling units, with a resultant population increase of approximately 98 persons. Given the Project's nominal growth in population (less than one tenth of one percent over existing conditions), construction of new or physically altered library facilities would not be required. The project site is located within the boundaries of the Orange County Public Library, Costa Mesa Branch. The branch maintains generation rates of 0.2 sq ft of facility space and 1.3 volumes per capita. Based on a population of 377, this equates to 75.4 sq ft of facility space and 490.1 volumes. According to the Orange County Public Library, the City of Costa Mesa has a current facility space deficit of 6,294 sq ft. The Costa Mesa General Plan anticipates growth in the City from 113,134 residents to 128,483 residents by the Year 2025. The Project would allow for the addition of 98 residents to the area. The City of Costa Mesa is currently served by two public libraries and a technology library. The 2000 General Plan EIR identified a current standard set by the Orange County Public Library system for 0.2 sq ft per capita of library space. While the Costa Mesa library facilities currently do not meet this standard in existing conditions, the General Plan EIR identified less than significant impacts to library services because the OCPL did not anticipate any direct significant impacts on these facilities. If the same analytical approach regarding library service impacts were applied to the proposed project, less than significant impacts to library services would also be identified. Therefore, this environmental document concludes that the proposed project will result in less than significant library impacts. 124 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis In April 2005, the Costa Mesa City Council approved a request from the Friends of the Costa Mesa Libraries to set aside the 2.5 acre Civic Center Park through Year 2015 as a future library site. A 50,000 -square foot central library is proposed, and fundraising efforts are underway. If this central library is constructed, impacts to library services would be further reduced. FirstCarbon Solutions 125 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis Environmental Issues 4.15 Recreation a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? b) Does the project include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? Environmental Evaluation City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Initial Study/Mitigated Negative Declaration ❑ ❑ ® ❑ a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? Less than significant impact. Project implementation would not increase the use of existing recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated. Any increased demands for recreational facilities would be mitigated through compliance with CMMC requirements and the provision of onsite landscaping; refer to Response 4.14.a.4. The Project does not propose new or physically altered park facilities. The Project involves construction of 36 -unit, attached live/work development in place of the commercial/industrial land uses that exists on the property. Project implementation would result in a net increase of 36 dwelling units, with a resultant population increase of approximately 98 persons. Based on a parkland demand factor of 5.76 acres per 1,000 residents, Project implementation would generate a demand for approximately 0.56 acres of parkland. CMMC Title 13 Chapter XI Article 5, Park and Recreation Dedications, establishes procedures for requiring park and recreational facilities in conjunction with residential subdivisions. More specifically, CMMC Section 13-256, Amount of Fee in Lieu of Land Dedication, specifies that "where there is no public park or recreation facility required within the proposed subdivision, or where the subdivision contains fifty (50) lots or fewer, the subdivider shall pay a fee in lieu of land dedication reflecting the value of land required for park and recreation purposes, in accordance with the schedule of fees as adopted by resolution of the City Council" According to the City of Costa Mesa Parkland Impact Fee Schedule, the current fee per multi -family dwelling unit is $13,829. As permitted by CMMC Section 13-256 and in compliance with Standard 126 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact No Impact ❑ ❑ ® ❑ ❑ ❑ ® ❑ a) Would the project increase the use of existing neighborhood and regional parks or other recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated? Less than significant impact. Project implementation would not increase the use of existing recreational facilities such that substantial physical deterioration of the facility would occur or be accelerated. Any increased demands for recreational facilities would be mitigated through compliance with CMMC requirements and the provision of onsite landscaping; refer to Response 4.14.a.4. The Project does not propose new or physically altered park facilities. The Project involves construction of 36 -unit, attached live/work development in place of the commercial/industrial land uses that exists on the property. Project implementation would result in a net increase of 36 dwelling units, with a resultant population increase of approximately 98 persons. Based on a parkland demand factor of 5.76 acres per 1,000 residents, Project implementation would generate a demand for approximately 0.56 acres of parkland. CMMC Title 13 Chapter XI Article 5, Park and Recreation Dedications, establishes procedures for requiring park and recreational facilities in conjunction with residential subdivisions. More specifically, CMMC Section 13-256, Amount of Fee in Lieu of Land Dedication, specifies that "where there is no public park or recreation facility required within the proposed subdivision, or where the subdivision contains fifty (50) lots or fewer, the subdivider shall pay a fee in lieu of land dedication reflecting the value of land required for park and recreation purposes, in accordance with the schedule of fees as adopted by resolution of the City Council" According to the City of Costa Mesa Parkland Impact Fee Schedule, the current fee per multi -family dwelling unit is $13,829. As permitted by CMMC Section 13-256 and in compliance with Standard 126 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis Condition 4.14-11, the Applicant would pay this Parkland Impact Fee in lieu of dedication of 0.46 acres of parkland. Compliance with CMMC Title 13 Chapter XI Article 5 would ensure that Project implementation would result in a less than significant impact involving parkland demand. Private open spaces in the form of balconies or decks and rooftop areas are proposed. Additionally, the Project proposes approximately 19,969 sq ft sq ft of open space/landscaping within the proposed development, representing approximately 30 percent of the total lot area. The provision of onsite open space would further minimize potential impacts to recreational facilities. Standard Condition SC 4.14-11 Prior to issuance of occupancy permits, the Developer shall pay a park impact fee or dedicate parkland to meet the demands of the proposed development. The current park impact fee is calculated at $13,829 per new multi -family dwelling unit. Mitigation Measure No mitigation is required. b) Does the project include recreational facilities or require the construction or expansion of recreational facilities, which might have an adverse physical effect on the environment? Less than significant impact. The Project does not include or require construction or expansion of recreational facilities; refer to Response 4.14.a.4. FirstCarbon Solutions 127 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis Environmental Issues 4.16 Transportation/Traffic Would the project: a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non - motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? b) Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? e) Result in inadequate emergency access? f) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Initial Study/Mitigated Negative Declaration -1 No Impact IN IN This section is based on the Placentia Avenue Live/Work Project Traffic Study (Stantec, September, 2013), which is included as Appendix E, Traffic Study. The Traffic Study evaluates the trip generation for the project and determines the effect of the project trips on the level of service (LOS) for two study area intersections. To provide a worst-case scenario, a total of 38 dwelling units was assumed for the proposed project based on the original concept, prior to the reduction to 36 units. The study identified, under a worst-case scenario of 38 dwelling units, negligible effects on transportation/traffic from project development. 128 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact ❑ ❑ -1 No Impact IN IN This section is based on the Placentia Avenue Live/Work Project Traffic Study (Stantec, September, 2013), which is included as Appendix E, Traffic Study. The Traffic Study evaluates the trip generation for the project and determines the effect of the project trips on the level of service (LOS) for two study area intersections. To provide a worst-case scenario, a total of 38 dwelling units was assumed for the proposed project based on the original concept, prior to the reduction to 36 units. The study identified, under a worst-case scenario of 38 dwelling units, negligible effects on transportation/traffic from project development. 128 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis Existing Conditions The existing land uses comprise a boat dock manufacturing and boat storage site. A traffic count survey was performed in August 2013 to determine the existing trip generation for the site. Existing traffic counts are included in Attachment B of Appendix E. Environmental Evaluation Would the project: a) Conflict with an applicable plan, ordinance or policy establishing measures of effectiveness for the performance of the circulation system, taking into account all modes of transportation including mass transit and non -motorized travel and relevant components of the circulation system, including but not limited to intersections, streets, highways and freeways, pedestrian and bicycle paths, and mass transit? Less than significant impact. Table 12 summarizes the trip generation for the existing land uses and the proposed project. Note that a total of 38 dwelling units was assumed for the proposed project based on the original concept, prior to the reduction to 36 units. Trip generation rates were obtained from the Costa Mesa SOBECA/Westside GPA Traffic Analysis (Austin -Foust Associates, Inc., 2006), which utilized Institute of Transportation Engineers (ITE) "Trip Generation, Seventh Edition" data. For that study, trip generation rates for live/work units utilized apartment trip rates for the residential component due to the apartment rates being more conservative than the ITE live/work rates, and a general office trip rate for the work component. For this analysis, an identical approach was utilized. A 10 percent internal discount is taken to address the reduction in home -work trips due to the mixed-use component of the project. A credit is also taken for existing onsite trips and the project increment (net change) is the increase in trip generation due to the proposed project. As shown, the project will generate an additional 70 daily trips with 9 occurring in the AM peal hour and S occurring in the PM peak hour. Table 12, Land Use and Trip Generation Summary, summarizes the trip generation for the existing land uses and the proposed project. FirstCarbon Solutions 129 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Table 12: Land Use and Trip Generation Summary Environmental Analysis Land Use Category Amount AM Peak Hour PM Peak Hour ADT In Out Total In Out Total Existing Manufacturing/Storage' — 6 6 12 8 13 21 200 Total 6 6 12 8 13 21 200 Proposed Project C C C C Live/Work - Placentia Ave 3DU 0 1 1 1 1 2 20 Live/Work Office 1.43 TSF 2 0 2 0 2 2 19 Internal Capture for Live/Work Units (10%) 0 0 0 0 0 0 -4 Interior Live/Work Units 35 DU 4 14 18 14 8 22 235 Total 6 1s 21 1s 11 26 270 Project Increment Trip Rates Category Unit Apt./Townhome DU General Office TSF 0 9 9 7 -2 5 70 AM Peak Hour PM Peak Hour ADT In Out Total In Out Total 0.10 0.41 0.51 0.40 0.22 0.62 6.72 1.65 0.23 1.88 0.32 1.59 1.91 13.34 Notes: DU = dwelling units ' Trip generation is based on actual peak hour survey performed August 27, 2013 (ADT estimated). Trip Rate Source: Costa Mesa SOBECA/Westside GPA Traffic Analysis, FirstCarbon Solutions 130 H:\Client (PN-JN)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis As shown, the proposed project increment results in a negligible increase to the existing trip generation for the site. Existing traffic counts were collected in 2012 for the AM and PM peak hours. The project increment was then added to this data to generate the existing -plus -project scenario. The peak hour intersection capacity utilization (ICU) values and levels of service (LOS) were then calculated for two study intersections and the results are summarized in Table 13 below. As demonstrated by the table, the intersections currently operate at LOS C or better and the project has a negligible effect on the ICUs. Table 13: ICU and LOS Summary Study Intersections ICU 1. Placentia Ave & W. 19th .74 2. Placentia Ave & Victoria .39 Source: Stantec, 2013 Existing (2012) Existing plus Project AM PM AM PM LOS ICU LOS ICU LOS ICU LOS C .76 C .74 C .76 C A .54 A .39 A .54 A The proposed Project results in a negligible increase in traffic and does not have a significant traffic impact on the surrounding roadway network. Additionally, the proposed Project is consistent with the site's zoning (underlying is General Industry and overlay is Mesa West Bluffs Live/Work Lofts Overlay District). Given the Project's consistency with zoning, and since negligible traffic generation is created due to the proposed change in land uses, no traffic impacts are forecast and no traffic mitigation is required. The Project would be subject to compliance with Standard Condition SC 4.16- 1, which requires payment of traffic impact fees. Refer to Response 4.16.f for a discussion of pedestrian and bicycle paths, and mass transit. Standard Conditions SC 4.16-1 The Project Applicant shall be responsible for the payment of fees in accordance with Costa Mesa's traffic impact fee program to mitigate project -generated traffic impacts (including regional traffic). b) Conflict with an applicable congestion management program, including, but not limited to level of service standards and travel demand measures, or other standards established by the county congestion management agency for designated roads or highways? Less than significant impact. The purpose of the Congestion Management Program (CMP) is to develop a coordinated approach to managing and decreasing traffic congestion by linking the various transportation, land use, and air quality planning programs throughout the County, consistent with that of the Southern California Association of Governments (SCAG). The CMP requires review of FirstCarbon Solutions 131 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Environmental Analysis Initial Study/Mitigated Negative Declaration substantial individual projects, which might on their own impact the CMP transportation system. Specifically, the Congestion Management Program (CMP) Traffic Impact Analysis (TIA) measures impacts of a proposed development project on the CMP Highway System (CMPHS). Development projects that generate more than 2,400 daily trips are subject to a TIA for CMP evaluation. For projects that will directly access or be in close proximity to a CMP Highway System link, a reduced threshold of 1,600 trips per day is used. As concluded in Response 4.16.a, the Project would generate an additional 70 daily trips, thus, would not meet the criteria for CMP traffic impact analysis. Therefore, no further CMP traffic analysis is warranted and a less than significant impact would occur. c) Result in a change in air traffic patterns, including either an increase in traffic levels or a change in location that results in substantial safety risks? No impact. The Project involves a 36 -unit live/work development. Due to the nature and scope of the proposed developed, Project implementation would not result in a change in air traffic patterns. d) Substantially increase hazards due to a design feature (e.g., sharp curves or dangerous intersections) or incompatible uses (e.g., farm equipment)? Less than significant impact. The Project proposes to retain the primary access point from Placentia Avenue at the existing alley -way serving both the project site and light industrial uses to the south. The internal driveways providing access to the proposed units are designed as 24 -foot wide private drives. Emergency access to the proposed units would be provided via the same project entry and easement/driveway along the south property boundary. As concluded in response 4.16.a above, no traffic mitigation is required for the Project, since no significant traffic impacts would occur with Project implementation. The Project does not propose or require improvements to roadways or intersections, thus, would not substantially increase hazards due to a design feature. The future businesses in the live/work units would be reviewed through the City's discretionary review process, upon their request for a permit to operate. The City's review would verify compliance with the Mesa West Bluffs Urban Plan standards pertaining to land use compatibility. The listing of allowable uses provided in Mesa West Bluffs Urban Plan Table C is distinct and customized for mixed-use development projects, in order to minimize the exposure to residents to incompatible land uses. Therefore, the Project would not substantially increase hazards due to incompatible uses. e) Result in inadequate emergency access? Less than significant impact. Refer to Responses 4.8.g. and 4.14.a.1. 132 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis f) Conflict with adopted policies, plans, or programs regarding public transit, bicycle, or pedestrian facilities, or otherwise decrease the performance or safety of such facilities? Less than significant impact. Public Transit The Project site is served by the Orange County Transportation Authority (OCTA), a multi -modal transportation agency that serves Orange County. OCTA provides countywide bus and paratransit service, and Metrolink rail service, among other services. The bus lines located nearest the Project site are located along Placentia Avenue along the eastern boundary of the Project site. Based on CMP guidelines, person transit trips are typically estimated using a 1.4 factor to convert total vehicle trips to person trips, and a 3.5 percent factor to convert person trips to total transit trips. As concluded in Response 4.16.a, the Project is forecast to generate approximately 70 net daily trips. Based on the CMP guidelines, and the proximity of the various land uses in relation to available transit in the Project vicinity, the Project is forecast to generate less than 5 transit trips. Since the Project transit trip can be accommodated by existing transit service in the Project vicinity, no significant CMP transit impacts are forecast to occur, and Project implementation would not conflict with adopted policies, plans, or programs regarding public transit. FirstCarbon Solutions 133 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis Environmental Issues 4.17 Utilities and Service Systems Would the project: a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? g) Comply with federal, state, and local statutes and regulations related to solid waste? Environmental Evaluation Would the project: City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Initial Study/Mitigated Negative Declaration No Impact El a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? Less than significant impact. The Regional Water Quality Control Board, Santa Ana Region, issued a National Pollutant Discharge Elimination System (NPDES) permit, which includes the City as a Permittee. That NPDES permit implements federal and state law governing point source discharges (a municipal or industrial discharge at a specific location or pipe) and nonpoint source discharges 134 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact ❑ ❑ No Impact El a) Exceed wastewater treatment requirements of the applicable Regional Water Quality Control Board? Less than significant impact. The Regional Water Quality Control Board, Santa Ana Region, issued a National Pollutant Discharge Elimination System (NPDES) permit, which includes the City as a Permittee. That NPDES permit implements federal and state law governing point source discharges (a municipal or industrial discharge at a specific location or pipe) and nonpoint source discharges 134 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis (diffuse runoff of water from adjacent land uses) to surface waters of the United States. Implementation of the proposed Project would only nominally increase wastewater generation, thus, nominally increasing the demand for wastewater treatment; refer to Response 4.17.b. Therefore, given the nature and scope of the proposed development, Project implementation would not cause an exceedance of wastewater treatment requirements of the applicable Regional Water Quality Control Board. b) Require or result in the construction of new water or wastewater treatment facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? Less than significant impact. Water The Project site is located within the Mesa Consolidated Water District (Mesa Water) service area and specifically within their Division Area 1. Mesa Water provides water service to an 18 -square - mile area that includes the City of Costa Mesa (as well as parts of Newport Beach and parts of unincorporated Orange County). In compliance with legislative requirements, Mesa Water has prepared their 2010 Urban Water Management Plan (UWMP). The UWMP provides information on the present and future water resources and demands, and assesses Mesa Water's water resource needs. Water Supplies and Demand According to the UWMP, Mesa Water's main sources of water supply are groundwater pumped from wells within the Orange County Basin and imported water from Metropolitan Water District of Southern California through Municipal Water District of Orange County. The Project involves construction of a 36 -unit, attached live/work development in place of the vehicle/boat storage and dock and pier services building that exist on the property. Project implementation would result in a net increase of 36 dwelling units that include approximately 4,809 sq ft of commercial space, with a resultant population increase of approximately 98 persons. Project implementation would generate a demand for approximately 18,590 gallons per day (based on water use factors of 178.9 gallons per capita per day for residential uses and 0.22 gallons per day per square foot of commercial uses). The increase in water demand would place an incremental increase in the demand for water supplies and treatment facilities. The increase is not considered substantial, since the Project is consistent with the site's General Plan land use designation and City General Plans form the basis for evaluating the service area's future water demands. Mesa Water has concluded they are capable of meeting the water demands of their customers in normal, single dry, and multiple dry years between 2015 and 2035. Water Treatment According to the UWMP, groundwater is pumped from six wells that pump clear water from the Orange County Basin and two wells that pump colored water. The colored water is treated at the Colored Water Treatment Facility (CWTF) and imported water is treated at the Diemer Filtration FirstCarbon Solutions 135 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Environmental Analysis Initial Study/Mitigated Negative Declaration Plant, then delivered to Mesa Water through the imported water connections. As concluded above, the proposed Project would result in a negligible increase in water demand, thus, resulting in a negligible impact on the existing water treatment facilities. Therefore, Project implementation would not require or result in the construction of new water treatment facilities or expansion of existing facilities. Water Conveyance As concluded above, the proposed Project would result in a negligible increase in water demand, thus, resulting in a negligible impact on the existing water conveyance facilities. The Applicant would be responsible for construction of all water conveyance facilities pursuant to current Uniform Codes, City Ordinances, Public Works standards, and Water Division criteria. Therefore, the Project would not require the construction of new water conveyance facilities or expansion of existing facilities, the construction of which could cause significant environmental effects. A less than significant impact would occur in this regard. Wastewater The Project site is located within the Costa Mesa Sanitary District (Sanitary District) service area. The Sanitary District boundaries include all of the City of Costa Mesa and portions of the City of Newport Beach and unincorporated County of Orange. Wastewater Generation The increase in wastewater generation would place an incremental increase in the demand for wastewater conveyance and treatment facilities. The Project is consistent with the site's General Plan land use designation and City General Plans form the basis for issuance of the County Sanitation's NPDES wastewater discharge permits; refer also to the Wastewater Treatment Section below. Wastewater Conveyance The Sanitary District's facilities include 216 miles of mainline, 114 miles of private property sewer lateral pipelines, and 20 pumping stations. As concluded above, the proposed Project would result in a negligible increase in wastewater generation, thus, resulting in a negligible impact on the existing wastewater conveyance facilities. The Applicant would be responsible for construction of all wastewater conveyance facilities pursuant to current Uniform Codes, City Ordinances, and Public Works standards, pursuant to Standard Condition SC 4.17-1. The Sanitary District would issue a Sewer Service Confirmation Letter indicating that they will serve sanitary sewer to the proposed development. Service to the Project would be conditioned upon approval of sewer infrastructure construction plans by the Sanitary District's Engineers, processing of easements (if necessary), and payment of all applicable fees, pursuant to Standard Conditions SC 4.17-2 through 4.17-4. Therefore, the Project would not require the construction of new wastewater conveyance facilities or expansion of existing facilities, the construction of which could cause significant environmental effects. A less than significant impact would occur in this regard. 136 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Wastewater Treatment Environmental Analysis Wastewater collected by the Sanitary District is sent to the County Sanitation Districts of Orange County (County Sanitation) plants for treatment and disposal. County Sanitation is responsible for collecting, treating, and disposing the wastewater generated within their 479 -square mile service area. Wastewater is treated at County Sanitation's treatment plants in Fountain Valley and Huntington Beach. According to County Sanitation's treatment plant operational data, the combined effluent treated at both plants (2004-2005) totaled approximately 244 million gallons daily (average). County Sanitation operates under an NPDES ocean discharge permit issued by the California Regional Water Quality Control Board. The Project's increase in wastewater generation is not considered substantial, since the Project is consistent with the site's General Plan land use designation and City General Plans form the basis for issuance of the NPDES wastewater discharge permits. Project implementation would not cause the treatment plants' operating capacities to be exceeded. Therefore, a less than significant impact would occur in this regard. Standard Conditions SC 4.17-1 Applicant will be required to construct sewers to serve the Project, at his own expense, meeting the approval of the Costa Mesa Sanitary District. SC 4.17-2 County Sanitation District fees, fixtures fees, inspection fees, and sewer permit are required prior to installation of sewer. SC 4.17-3 The Applicant shall submit a plan showing sewer improvements that meets the District Engineer's approval to the Building Division as part of the plans submitted for plan check. SC 4.17-4 The Applicant is required to contact the Costa Mesa Sanitary District to arrange final sign -off prior to Certificate of Occupancy being released. c) Require or result in the construction of new storm water drainage facilities or expansion of existing facilities, the construction of which could cause significant environmental effects? Less than significant impact. Refer to Response 4.9.d. d) Have sufficient water supplies available to serve the project from existing entitlements and resources, or are new or expanded entitlements needed? Less than significant impact. Senate Bill 610 SB 610 requires a detailed report regarding water availability and planning for additional water supplies be included with the environmental document for specified projects. Under SB 610, water supply assessments are required to be included in environmental documentation for certain projects, as defined in Water Code 10912[a], subject to CEQA. Under SB 221, approval by a city or county of certain residential subdivisions requires a written verification of sufficient water supply. FirstCarbon Solutions 137 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Environmental Analysis City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Initial Study/Mitigated Negative Declaration Thus, no future action is necessary under the provisions of SB 221 and 610. All projects that meet any of the following criteria require the water availability assessment: • A proposed residential development of more than 500 dwelling units; • A proposed shopping center or business establishment employing more than 1,000 persons or having more than 500,000 sq ft of floor space; • A proposed commercial office building employing more than 1,000 persons or having more than 250,000 sq ft of floor space; • A proposed hotel and motel having more than 500 rooms; • A proposed industrial, manufacturing, or processing plant, or an industrial park planned to house more than 1,000 persons, occupying more than 40 acres of land, or having more than 650,000 sq ft of floor area; • A mixed-use project that includes one or more of the projects specified in this subdivision; or • A project that would demand an amount of water equivalent to or greater than the amount of water required by a 500 dwelling unit project. Senate Bill 221 While SB 610 primarily affects the Water Code, SB 221 principally applies to the Subdivision Map Act. The primary effect of SB 221 is to condition every tentative map for an applicable subdivision on the applicant by verifying that the public water supplier (PWS) has sufficient water supply available to serve it. Under SB 221, approval by a city or county of certain residential subdivisions requires a written verification of sufficient water supply. SB 221 applies to any subdivision, defined as: • A proposed residential development of more than 500 dwelling units (if the PWS has more than 5,000 service connections); or • Any proposed development that increases connections by 10 percent or more (if the PWS has fewer than 5,000 connections). The Project does not satisfy the criteria outlined above, thus, preparation of a Water Supply Assessment, in order to verify that sufficient water supplies are available to serve the Project from existing entitlements/resources, is not warranted and a less than significant impact would occur in this regard. e) Result in a determination by the wastewater treatment provider which serves or may serve the project that it has adequate capacity to serve the project's projected demand in addition to the provider's existing commitments? Less than significant impact. Refer to Response 4.17.b. 138 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Analysis f) Be served by a landfill with sufficient permitted capacity to accommodate the project's solid waste disposal needs? Less than significant impact. The Project site would continue to be served by the solid waste facilities and landfills that currently serve the City: • Frank R. Bowerman Sanitary Landfill • Olinda Alpha Sanitary Landfill • Prima Deschecha Sanitary Landfill In total, 110,886.46 tons of solid waste were generated by the City of Costa Mesa in 2012. Project implementation would result in a net increase of 36 dwelling units that include approximately 4,809 sq ft of commercial space, with a resultant population increase of approximately 98 persons. Demolition and construction activities associated with the proposed development would generate construction debris. The live/work development's operational activities would also increase the volume of solid waste generated over existing conditions. Based on generation rates of 5 lbs per 1,000 sq ft of commercial space per day and 4 pounds per dwelling unit per day, it is estimated that the proposed Project would generate approximately 168 tons of solid waste per year. The increased solid waste generation would contribute to incrementally shortening the lifespan of the landfills identified above. However, given Project's scale, and since the City would continue to comply with the existing regulatory framework for reducing solid waste disposal volumes, it is anticipated that the specified landfills would have the capacity to accommodate the Project's waste disposal needs. Additionally, the Project would be subject to compliance with Standard Conditions SC 4.17-5 and SC 4.17-6, which address solid waste disposal and District consultation. A less than significant impact would occur in this regard. Standard Conditions SC 4.17-5 Unless an offsite trash hauler is being used, the Applicant shall contact the Costa Mesa Sanitary District to pay trash collection program fees and arrange for service for all new residences. Residences using bin or dumpster services are exempt from the requirement. SC 4.17-6 The Applicant shall contact Costa Mesa Sanitary District for any additional district requirements. g) Comply with federal, state, and local statutes and regulations related to solid waste? Less than significant impact. In 1989, the Legislature adopted the California Integrated Waste Management Act of 1989 (AB 939), in order to "reduce, recycle, and re -use solid waste generated in the state to the maximum extent feasible" AB 939 established a waste management hierarchy: Source Reduction; Recycling; Composting; Transformation; and Disposal. The law also required that each county prepare a new Integrated Waste Management Plan and each city prepare a Source Reduction and Recycling Element (SRRE) by July 1, 1991. The SRRE is required to identify how each FirstCarbon Solutions 139 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Environmental Analysis Initial Study/Mitigated Negative Declaration jurisdiction will meet the mandatory state waste diversion goal of 50 percent by the year 2000. The Act mandated that California's 450 jurisdictions (i.e., cities, counties, and regional waste management compacts), implement waste management programs aimed at a 25 percent diversion rate by 1995 and a 50 percent diversion rate by 2000. If the 50 percent goal was not met by the end of 2000, the jurisdiction was required to submit a petition for a goal extension to Cal Recycle. Senate Bill (SB) 2202 made a number of changes to the municipal solid waste diversion requirements under the Integrated Waste Management Act. These changes included a revision to the statutory requirement for 50 percent diversion of solid waste to clarify that local governments shall continue to divert 50 percent of all solid waste on and after January 1, 2000. SB 1016, Wiggins, Chapter 343, Statutes of 2008 introduced a per capita disposal measurement system that measures the 50 percent diversion requirement using a disposal measurement equivalent. The bill repealed the board's two-year process, requiring instead that the board make a finding whether each jurisdiction was in compliance with the act's diversion requirements for calendar year 2006 and to determine compliance for the 2007 calendar year, and after, based on the jurisdiction's change in its per capita disposal rate. The board is required to review a jurisdiction's compliance with those diversion requirements in accordance with a specified schedule, which is conditioned upon the board finding that the jurisdiction is in compliance with those requirements or has implemented its source reduction and recycling element and household hazardous waste element. The bill requires the board to issue an order of compliance if the board finds that the jurisdiction has failed to make a good faith effort to implement its source reduction and recycling element or its household hazardous waste element, pursuant to a specified procedure. The per capita disposal rate is a jurisdiction -specific index, which is used as one of several "factors" in determining a jurisdiction's compliance with the intent of AB 939, and allows CalRecycle and jurisdictions to set their primary focus on successful implementation of diversion programs. Meeting the disposal rate targets is not necessarily an indication of compliance. CalRecycle reports that Costa Mesa's Disposal Rate Targets for Reporting Year 2012 are 8.5 pounds per day (PPD) per Resident and 11.3 PPD per Employee. Participation in the City is recycling programs during Project construction and operation would ensure that the Project would not conflict with federal, state, and local statutes and regulations related to solid waste. A less than significant impact would occur in this regard. Refer also to Response 4.17.f. 140 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Environmental Issues 4.18 Mandatory Findings of Significance a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory? b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? Environmental Evaluation Would the project: Environmental Analysis ❑- 111 /1 ❑■ No Impact F07 0 ❑■ a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory? Less than significant impact. As concluded in Section 4.4, Biological Resources, the Project proposes a live/work development. The Project site and its surroundings are fully developed, and there are no biological resources present in the area. Therefore, the Project does not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal. FirstCarbon Solutions 141 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Less Than Significant Potentially With Less Than Significant Mitigation Significant Impact Incorporated Impact ❑ ❑ ❑- 111 /1 ❑■ No Impact F07 0 ❑■ a) Does the project have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal, or eliminate important examples of the major periods of California history or prehistory? Less than significant impact. As concluded in Section 4.4, Biological Resources, the Project proposes a live/work development. The Project site and its surroundings are fully developed, and there are no biological resources present in the area. Therefore, the Project does not have the potential to degrade the quality of the environment, substantially reduce the habitat of a fish or wildlife species, cause a fish or wildlife population to drop below self-sustaining levels, threaten to eliminate a plant or animal community, reduce the number or restrict the range of a rare or endangered plant or animal. FirstCarbon Solutions 141 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Environmental Analysis Initial Study/Mitigated Negative Declaration As concluded in Response 4.5.a, the Project site does not contain a historically/culturally significant structure. Therefore, Project implementation would not eliminate important examples of the major periods of California history. As concluded in Response 4.5.b, the Project site has already been subject to extensive disruption, and contains artificial fill materials. Given the highly disturbed condition of the site, the potential for Project implementation to impact an as yet unidentified archeological resource is considered remote. Therefore, Project implementation would not eliminate important examples of the major periods of California prehistory. b) Does the project have impacts that are individually limited, but cumulatively considerable? ("Cumulatively considerable" means that the incremental effects of a project are considerable when viewed in connection with the effects of past projects, the effects of other current projects, and the effects of probable future projects)? Less than significant impact. For the environmental issues analyzed in this Initial Study/Mitigated Negative Declaration, there would be no impact that would be individually limited, but cumulatively considerable. In accordance with CEQA Guidelines Section 15183, this environmental analysis was conducted to determine if there were any Project -specific effects that are peculiar to the Project or its site. No Project -specific significant effects peculiar to the Project or its site were identified that could not be mitigated to a less than significant level. The Project would not induce substantial population growth or significant traffic volumes. The Project would contribute to environmental effects in the areas of air quality, geology/soils, hazards/hazardous materials, hydrology/water quality, and noise. However, these would not be cumulatively considerable, since they are site-specific. Mitigation measures incorporated herein, however, mitigate any potential impacts associated with these environmental issues. Cumulative projects would be required to prepare the appropriate CEQA environmental documentation on a project -by -project basis. Therefore, the Project does not have impacts that are individually limited, but cumulatively considerable. c) Does the project have environmental effects, which will cause substantial adverse effects on human beings, either directly or indirectly? Less than significant impact with mitigation incorporated. Previous sections of this Initial Study/Mitigated Negative Declaration reviewed the Project's potential impacts related to air quality, geology/soils, hazards/hazardous materials, and noise, among other environmental issue areas. As concluded in these previous discussions, the Project would result in less than significant environmental impacts with implementation of the standard conditions and recommended mitigation measures. Therefore, with implementation of the specified mitigation, the Project would cause less than significant adverse effects on human beings. Standard Conditions Refer to Sections 4.1 through 4.17 above. 142 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Mitigation Measures Refer to Sections 4.1 through 4.17 above. Environmental Analysis FirstCarbon Solutions 143 H:\Client (PN-JN(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Inventory of Standard Conditions and Mitigation Measures 5.1- Standard Conditions 5.1.1- Aesthetics SC 4.1.1 Prior to the issuance of Building Permits, the Applicant shall submit a Lighting Plan and Photometric Study for the approval of the City's Development Services Department. The Lighting Plan shall demonstrate compliance with the following: • The mounting height of lights on light standards shall not exceed 18 feet in any location on the Project site unless approved by the Development Services Director. • The intensity and location of lights on buildings shall be subject to the Development Services Director's approval. • All site lighting fixtures shall be provided with a flat glass lens. Photometric calculations shall indicate the effect of the flat glass lens fixture efficiency. • Lighting design and layout shall limit spill light to no more than 0.5 foot candle at the property line of the surrounding neighbors, consistent with the level of lighting that is deemed necessary for safety and security purposes on site. • Glare shields may be required for select light standards. SC 4.1:2 A "Notice to Buyers" shall disclose that the Project is located within an area designated as Light Industry in the City of Costa Mesa General Plan and is subject to existing and potential annoyances or inconveniences associated with industrial land uses. The Notice shall disclose the existing surrounding industrial land uses, including but not limited to, operational characteristics such as hours of operation, delivery schedules, outdoor activities, and noise and odor generation. In addition, the Notice shall state that the existing land use characteristics are subject to change in the event that new businesses move or existing businesses change ownership. The Buyer's Notice shall be reviewed/approved by the City Attorney's office and Development Services Director prior to recordation. The Buyer's Notice shall serve as written notice of the then existing noise environment and any odor generating uses within the mixed-use development and within a 500 -foot radius of the mixed use development, as measured from the legal property lines of the development lot. The Buyer's Notice shall be remitted to any prospective purchaser or tenant at least 15 days prior to close of escrow, or within three days of the execution of a real estate sales contract or rental/lease agreement, whichever is longer. 5.1.2 - Air Quality FirstCarbon Solutions 145 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Inventory of Standard Conditions and Mitigation Measures Initial Study/Mitigated Negative Declaration SC -4.3-1 Prohibits permanently installed wood burning devices into any new development. A wood burning device means any fireplace, wood burning heater, or pellet -fueled wood heater, or any similarly enclosed, permanently installed, indoor or outdoor device burning any solid fuel for aesthetic or space -heating purposes, which has a heat input of less than one million British thermal units per hour. SC 4.3-2 The Project shall comply with Title 24 of the California Code of Regulations established by the energy conservation standards. The Project Applicant shall incorporate the following in building plans: • Solar or low emission water heaters shall be used with combined space/water heater units; • Double paned glass or window treatment for energy conservation shall be sued in all exterior windows; • Building shall be oriented north/south where feasible. SC -4.3-3 Trash facilities shall be screened from view and designed and located appropriately to minimize potential noise and odor impacts to residential areas. 5.1.3- Cultural Resources SC 4.5: 1 In the event that archaeological resources are encountered during grading and construction, all construction activities shall be temporarily halted or redirected to permit the sampling, identification, and evaluation of archaeological materials as determined by the City, who shall establish, in cooperation with the project applicant and a certified archaeologist, the appropriate procedures for exploration and/or salvage of the artifacts. SC 4.5.-2 In the event that paleontological resources are encountered during grading and construction operations, all construction activities shall be temporarily halted or redirected to permit a qualified paleontologist to assess the find for significance and, if necessary, develop a paleontological resources impact mitigation plan (PRIMP) for the review and approval by the City prior to resuming excavation activities. SC 4.5:3 If human remains are encountered, State Health and Safety Code Section 7050.5 states that no further disturbance shall occur until the County Coroner has made a determination of origin and disposition pursuant to Public Resources Code Section 5097.98. The County Coroner must be notified of the find immediately. If the remains are determined to be prehistoric, the Coroner will notify the Native American Heritage Commission (NAHC), which will determine and notify a Most Likely Descendant (MLD). With the permission of the landowner or his/her authorized representative, the MLD may inspect the site of the discovery. The MLD shall complete the inspection within 24 hours of notification by the NAHC. The MLD 146 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Inventory of Standard Conditions and Mitigation Measures may recommend scientific removal and nondestructive analysis of human remains and items associated with Native American burials. 5.1.4 - Geology and Soils SC 4.6-1 The Project shall comply with the requirements of the California Code of Regulations, Title 24, also known as the 2007 California Building Standards Code, as amended by the City of Costa Mesa. SC 4.6-2 Prior to the issuance of Grading Permits, the Project Applicant shall provide the City of Costa Mesa Department of Building Safety with a geotechnical investigation of the project site detailing recommendations for remedial grading in order to reduce the potential of onsite soils to cause unstable conditions. Design, grading, and construction shall be performed in accordance with the requirements of the California Building Code applicable at the time of grading, appropriate local grading regulations, and the recommendations of the geotechnical consultant as summarized in a final written report, subject to review by the City of Costa Mesa Department of Building Safety. SC 4.6-3The Project shall comply with the NPDES requirements, as follows: • Construction General Permit Notice of Intent (NOI) Design: Prior to the issuance of preliminary or precise grading permits, the project applicant shall provide the City Engineer with evidence that an NOI has been filed with the Storm Water Resources Control Board (SWRCB). Such evidence shall consist of a copy of the NOI stamped by the SWRCB or Regional Water Quality Control Board (RWQCB), or a letter from either agency stating that the NOI has been filed. • Construction Phase Storm Water Pollution Prevention Plan (SWPPP): Prior to the issuance of grading permits, the applicant shall prepare a SWPPP that complies with the Construction General Permit and will include at a minimum the following: - Discuss in detail the BMPs planned for the project related to control of sediment and erosion, non -sediment pollutants, and potential pollutants in non -storm water discharges; - Describe post -construction BMPs for the Project; • Explain the maintenance program for the Project's BMPs • List the parties responsible for the SWPPP implementation and the BMP maintenance during and after grading. The Project Applicant shall implement the SWPPP and modify the SWPPP as directed by the Construction General Permit. 5.1.5 - Hazards and Hazardous Materials SC 4.8-1 During demolition, grading, and excavation, workers shall comply with the requirements of Title 8 of the California Code of Regulations, Section 1529, which provides for exposure limits, exposure monitoring, respiratory protection, and good FirstCarbon Solutions 147 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Inventory of Standard Conditions and Mitigation Measures Initial Study/Mitigated Negative Declaration working practices by workers exposed to asbestos. Asbestos -contaminated debris and other wastes shall be managed and disposed of in accordance with the applicable provision of the California Health and Safety Code. SC 4.8-2 During demolition, grading, and excavation, workers shall comply with the requirements of Title 8 of the California Code of Regulations, Section 1532.1, which provides for exposure limits, exposure monitoring, respiratory protection, and good working practice by workers exposed to lead. Lead -contaminated debris and other wastes shall be managed and disposed of in accordance with the applicable provision of the California Health and Safety Code. 5.1.6 - Hydrology and Water Quality SC 4.9-1 In order to comply with the 2003 DAMP, the proposed Project shall prepare a Storm Drain Plan, Stormwater Pollution Prevention Plan (SWPPP), and Water Quality Management Plan (WQMP) conforming to the current National Pollution Discharge Elimination System (NPDES) requirements, prepared by a Licensed Civil Engineer or Environmental Engineer, which shall be submitted to the Department of Public Works for review and approval. • The SWPPP shall be prepared and updated as needed during the course of construction to satisfy the requirements of each phase of development. • The plan shall incorporate all necessary Best Management Practices (BMPs) and other City requirements to eliminate polluted runoff until all construction work for the project is completed. The SWPPP shall include treatment and disposal of all dewatering operation flows and for nuisance flows during construction. • A WQMP shall be maintained and updated as needed to satisfy the requirements of the adopted NPDES program. The plan shall ensure that the existing water quality measures for all improved phases of the project are adhered to. • Location of the BMPs shall not be within the public right-of-way. SC 4.9-2 Prior to approval of Plans, the Project shall fulfill the City of Costa Mesa Drainage Ordinance No. 06-19 requirements. 5.1.7 - Land Use and Planning Refer to Standard Condition SC 4.1-2 above. 5.1.8 - Noise SC 4.12-1 During construction, the contractor shall ensure that construction activity complies with the City's noise ordinance. Exceptions may be made for activities that will not generate noise audible from offsite, such as painting and other quiet indoor work. 148 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Inventory of Standard Conditions and Mitigation Measures 5.1.9 - Public Services SC 4.14-1 The final master plan for development of the Project site shall provide sufficient capacity for fire flows required by the City of Costa Mesa Fire Department. SC 4.14-2 Vehicular access shall be provided and maintained serviceable throughout construction to all required fire hydrants. SC 4.14-3 Prior to the issuance of a Building Permit, the City of Costa Mesa Fire Department shall review and approve the developer's Project design features to assess compliance with the California Building Code and California Fire Code. Fire staff shall examine the projected demands of the proposed Project and make recommendations to ensure that adequate personnel/resources will be available to meet projected demand. Recommendations of the study shall be implemented to the satisfaction of the Fire Department to ensure that emergency response impacts are minimized to below a level of significance. SC 4.14-4 The Project shall provide approved smoke detectors to be installed in accordance with the 2007 Edition of the Uniform Fire Code. SC 4.14-5 The Project shall provide fire extinguishers with a minimum rating of 2A to be located within 75 feet of travel distance from all areas. Extinguishers may be of a type rated 2A, 10BC as these extinguishers are suitable for all types of fires and are less expensive. SC 4.14-6 The Project shall provide an automatic fire sprinkler system according to NFPA 13 R. SC 4.14-7 The Project shall provide a fire alarm system. SC 4.14-8 The Project shall provide individual numeric signage for proposed residences with minimum 6 inches height. SC 4.14-9 As final building plans are submitted to the City of Costa Mesa for review and approval, the Costa Mesa Police Department shall review all plans for the purpose of ensuring that design requirements are incorporated into the building design to increase safety and avoid unsafe conditions. These measures focus on security measures are recommended by the Police Department, including but not limited to, the following: • Lighting shall be provided in open areas and parking lots. • Required building address numbers shall be readily apparent from the street and rooftop building identification shall be readily apparent from police helicopters for emergency response agencies. • Landscaping requirements. • Emergency vehicle parking areas shall be designated within proximity to buildings. FirstCarbon Solutions 149 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Inventory of Standard Conditions and Mitigation Measures Initial Study/Mitigated Negative Declaration • The applicant shall fund all costs associated with police and fire radio reception enhancement, including a Bi -Directional Amplifying 800 MHz antenna (BDA). Prior to the issuance of a grading permit, the City of Costa Mesa Police Department shall review and approve the developer's project design features to ensure adequate security measures are incorporated into the project design and that sufficient personnel/resources are available to meet the demands of the proposed project. Any requirements with regard to additional resources shall be completed by the Developer and shall be implemented to the satisfaction of the Police Chief to ensure that emergency response impacts are minimized to below a level of significance. SC 4.14-10 Prior to issuance of building permits, the Developer shall pay a school impact fee currently calculated at $1.84 per square foot for residential development and $0.30 per square foot for commercial development. SC 4.14-11 Prior to issuance of occupancy permits, the Developer shall pay a park impact fee or dedicate parkland to meet the demands of the proposed development. The current park impact fee is calculated at $13,829 per new multi -family dwelling unit. 5.1.10 - Transportation/Traffic SC 4.16-1 The Project Applicant shall be responsible for the payment of fees in accordance with Costa Mesa's traffic impact fee program to mitigate project -generated traffic impacts (including regional traffic). 5.1.11- Utilities and Service Systems SC 4.17-1 Applicant will be required to construct sewers to serve the Project, at his own expense, meeting the approval of the Costa Mesa Sanitary District. SC 4.17-2 County Sanitation District fees, fixtures fees, inspection fees, and sewer permit are required prior to installation of sewer. SC 4.17-3 The Applicant shall submit a plan showing sewer improvements that meets the District Engineer's approval to the Building Division as part of the plans submitted for plan check. SC 4.17-4 The Applicant is required to contact the Costa Mesa Sanitary District to arrange final sign -off prior to Certificate of Occupancy being released. SC 4.17-5 Unless an offsite trash hauler is being used, the Applicant shall contact the Costa Mesa Sanitary District to pay trash collection program fees and arrange for service for all new residences. Residences using bin or dumpster services are exempt from the requirement. 150 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Inventory of Standard Conditions and Mitigation Measures SC 4.17-6 The Applicant shall contact Costa Mesa Sanitary District for any additional district requirements. 5.2 - Mitigation Measures 5.2.1- Air Quality MM AQ -1 All construction contractors shall comply with South Coast Air Quality Management District (SCAQMD) regulations, including Rule 403, Fugitive Dust. All grading (regardless of acreage) shall apply best available control measures for fugitive dust in accordance with Rule 403. To ensure that the project is in full compliance with applicable SCAQMD dust regulations and that there is no nuisance impact off the site, the contractor would implement each of the following: • Moisten soil not more than 15 minutes prior to moving soil or conduct whatever watering is necessary to prevent visible dust emissions from exceeding 100 feet in any direction. • Apply chemical stabilizers to disturbed surface areas (completed grading areas) within five days of completing grading or apply dust suppressants or vegetation sufficient to maintain a stabilized surface. • Water excavated soil piles hourly or covered with temporary coverings. • Water exposed surfaces at least twice a day under calm conditions. Water as often as needed on windy days when winds are less than 25 miles per day or during very dry weather in order to maintain a surface crust and prevent the release of visible emissions from the construction site. • Wash mud -covered tired and under -carriages of trucks leaving construction sites. • Provide for street sweeping, as needed, on adjacent roadways to remove dirt dropped by construction vehicles or mud which would otherwise be carried off by trucks departing project sites. • Securely cover loads with a tight fitting tarp on any truck leaving the construction sites to dispose of debris. • Cease grading during period when winds exceed 25 miles per hour. 5.2.2 - Geology and Soils MM GEO-1 Each of the recommendations specified in the Engineering and Geologic Due Diligence Investigation at 2025 and 2027 Placentia Avenue Costa Mesa, California (SoilWorks Earth Sciences Group, April 10, 2013) shall be incorporated into the Project's design considerations, plans, and job specifications. 5.2.3 - Hazards and Hazardous Materials MM HAZ-1 Prior to demolition activities, removal and/or abatement of asbestos containing building materials, lead based paints, and hazardous materials associated with the existing building materials shall be conducted by a qualified environmental professional in consultation with the Costa Mesa Fire Department. An asbestos and FirstCarbon Solutions 151 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Inventory of Standard Conditions and Mitigation Measures Initial Study/Mitigated Negative Declaration hazardous materials abatement specification shall be developed by the qualified environmental professional, in order to clearly define the scope and objective of the abatement activities. MM HAZ-2 Prior to investigations, demolition, or renovation, all activities shall be coordinated with Dig Alert (811). MM-HAZ-3 Visual inspections for areas of impact to soil shall be conducted during site grading. If unknown or suspect materials are discovered during construction by the contractor that are believed to involve hazardous wastes or materials, the contractor shall: • Immediately stop work in the vicinity of the suspected contaminant, removing workers and the public from the area; • Notify the City Engineer and Costa Mesa Fire Department; • Secure the area(s) in question; and • Implement required corrective actions, including remediation if applicable. MM HAZ-4 Limited excavation at Stantec boring location B-1 shall be performed prior to site grading activities to further assess soil vapor impacts. An initial health risk assessment shall be performed based on the results of the excavations to determine the need, type and timing of any soil vapor remedial actions necessary prior to and during site occupation to reduce risk to safe levels. The risk assessment and remedial actions shall be submitted to the City for approval prior to the issuance of grading permits. MM HAZ-5 On the basis of MM HAZ-4 if it is determined that soil vapor barriers are required, measures to assure the proper installation, monitoring and continued proper functioning of such barriers shall be identified and submitted to the City prior to issuance of grading permits. 5.2.4 - Hydrology and Water Quality MM HYD -1 Prior to the issuance of any Grading Permit, the Applicant shall: • Prepared a detailed Hydrology Study, approved by the City Engineer. • Design all storm drain facilities, approved by the City Engineer, for 25 -year storm event protection. • Design all storm drains in the public right-of-way to be a minimum of 24 inches by City of Costa Mesa requirements and in accordance with the Orange County Local Drainage Manual including a minimum spacing between manholes of 300 feet. 5.2.5 - Noise MM N0I-1 Prior to issuance of building permits, a qualified Acoustical Scientist shall be retained to prepare a Final Acoustical Impact Report, utilizing precise grading plans, and 152 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Inventory of Standard Conditions and Mitigation Measures detailed floor and elevation plans, for units with direct exposure to Placentia Avenue. Said report must be able to demonstrate compliance or effective mitigation (such as noise control barriers) that will reduce noise impacts to within compliance (45 dBA CNEL residential interior, 65 dBA CNEL exterior; 50 dBA CNEL commercial interior). In the event required noise levels are exceeded, upgraded design specifications and/or materials shall be incorporated in order to meet the standards. FirstCarbon Solutions 153 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration Consultant Recommendation Based on the information and environmental analysis contained in this Initial Study, we recommend that the City of Costa Mesa prepare a Mitigated Negative Declaration for the Placentia Avenue and 20th Live/work Project. We find that the project could have a significant effect on a number of environmental issues, but that the specified mitigation measures would reduce such impacts to a less than significant level. We recommend that the second category, which specifies preparation of a Mitigated Negative Declaration, be selected for the City's determination; refer to Section 3.3, Lead Agency Determination. Date: December 24, 2013 Signed:� 44&#i- r?- 7"Vr� Thomas F. Holm, AICP, Krector FirstCarbon Solution Environmental Services FirstCarbon Solutions 155 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration City of Costa Mesa. 2002. City of Costa Mesa General Plan EIR. January 22. City of Costa Mesa. 2013. Mesa West Urban Plan (adopted March 2005). References City of Costa Mesa. 2013. City of Costa Mesa Zoning Map. Website: http://www.costamesaca.gov /modules/showdocument.aspx?documentid=367. Accessed November, 2013. City of Costa Mesa. 2013. Development Fees Information. Website: http://www.costamesaca.gov /modules/showdocument.aspx?documentid=218. Accessed November, 2013. City of Costa Mesa. 2013. Police Department, http://www.costamesaca.gov/index.aspx?page=302, Accessed November, 2013. City of Costa Mesa. 2013. Westside Urban Plan Areas Map. City of Costa Mesa. 2013. Municipal Code (codified through Ordinance No. 13-04, enacted October 1, 2013, including Supplement No. 124, Update 1). Costa Mesa Sanitary District. 2013. Website: Costa Mesa Sanitary District Boundary Map. Website: http://www.crosdca.gov/images/sewer/sewer_boundary_map.pdf. Accessed November, 2013. Federal Emergency Management Agency. 2013. Map Service Center. Website: https://msc.fema.gov/webapp/wcs/stores/servlet/mapstore/homepage/MapSearch.html. Accessed November 2013. John Wayne Airport. 2013. Orange County Land Use Commission, Land Use Plan for John Wayne Airport. Website: http://www.ocair.com/commissions/aluc/docs/JWA_AELUP-April-l7- 2008.pdf. Accessed November 2013. Malcolm Pirnie, Inc. 2011. Mesa Consolidated Water District 2010 Urban Water Management Plan, May. Newport -Mesa School Locator. 2013. Website: http://web.nmusd.us/cros /page_view?d=x&piid=&vpid=1223740746931. Accessed November, 2013. RBF Consulting. 2013 Anchor Live/Work Project 1527 Newport Boulevard, Final Initial Study/Mitigated Negative Declaration, January 3. SoilWorks Earth Sciences Group. 2013. Engineering & Geologic Due Diligence 2025 & 2027 Placentia Avenue, Costa Mesa, California. April 10. Stantec. 2013. Phase I & Phase II Environmental Site Assessments for Commercial Properties, 2025 & 2027 Placentia Avenue, Costa Mesa, California, April 11. FirstCarbon Solutions 157 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc References City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20" Street Initial Study/Mitigated Negative Declaration Stantec. 2013. Placentia Avenue Live/Work Project Traffic Study, September. State of California. 2013. CalRecycle. Estimated Solid Waste Generation and Disposal Rates. Website: http://www.caIrecycle.ca.gov/wastechar/wastegenrates/. Accessed November 2013. State of California. 2013. CalRecycle. On -Line Disposal Rate Calculator. Website: http://www.caIrecycle.ca.gov/lgcentraI/Reports/0nLineDisposaIRateCaIc.aspx?ReportingEnti tylD=1156&ReportYear=2012&Mode=Edit. Accessed November, 2013. State of California. 2013. Department of Conservation California Geological Survey, Geologic & Hazards Mapping Program. Website: http://gmw.consrv.ca.gov/shmp/download/pdf /ozn_newb.pdf. Accessed November 2013. State of California. 2013. Department of Conservation California Geological Survey, Regional Geologic & Hazards Mapping Program - Alquist-Priolo Earthquake Fault Zoning Act. Website: http://www.quake.ca.gov/gmaps/WH/regulatorymaps.htm. Accessed November, 2013. State of California. 2013. Department of Conservation, Orange County Tsunami Inundation Maps. Website: http://www.quake.ca.gov/gmaps/tsunami/tsunami_maps.htm. Accessed November, 2013. 158 FirstCarbon Solutions H:\Client (PN-1N(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration FirstCarbon Solutions 220 Commerce, Suite 200 Irvine, CA 92602 Phone: 714.508.4100 Web: www.FirstCarbonSolutions.com Report Preparation Personnel Project Director.............................................................................................................. Tom Holm, AICP Environmental Analyst..................................................................................................... Arabesque Said Senior Editor...................................................................................................................Sandra L. Tomlin GIS/Graphics................................................................................................................... John DeMartino Publications....................................................................................................................Sandra L. Tomlin Reprographics..................................................................................................................... Octavio Perez FirstCarbon Solutions 159 H:\Client (PN-1N)\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration FirstCarbon Solutions H:\Client (PN-JN(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc CalEEMod Version: CalEEMod.2013.2.2 Page 1 of 1 Date: 12/16/2013 8:58 AM 36 -unit Live/Work Development Orange County, Summer 1.0 Project Characteristics 1.1 Land Usage Land Uses Size Metric Lot Acreage Floor Surface Area Population Parking Lot 39.00 Space 0.35 0.00 0 Condo/Townhouse 36.00 Dwelling Unit 1.30 54,102.00 103 1.2 Other Project Characteristics Urbanization Urban Wind Speed (m/s) 2.2 Precipitation Freq (Days) 30 Climate Zone 8 Operational Year 2016 Utility Company Southern California Edison CO2 Intensity 630.89 CH4Intensity 0.029 N20 Intensity 0.006 (Ib/MWhr) (Ib/MWhr) (Ib/MWhr) 1.3 User Entered Comments & Non -Default Data Project Characteristics - Land Use - Total Lot Acreage = 1.88; 0.23 acres in open space. 39 parking spaces are outside of the garages. Construction Phase - Default Building Construction increased by a factor of 2.275 to reflect 24 month construction schedule. Trips and VMT - Demolition - Two buildings on site to be demolished. Demolition of paving calucated with the assumption that entire site, minus area occupied by buildings, Grading - The subject site is expecting minimal import requiring in the magnitude of less than 800 CY. 800 CY used as a conservative value. Construction Off-road Equipment Mitigation - Table Name Column Name Default Value New Value tblAreaCoating Area—Residential—Exterior 36519 0 tblAreaCoating Area -Res idential_Interior 109557 0 tblConstruction Phase NumDays 200.00 455.00 tblGrading Material Imported 0.00 800.00 tblLandUse Land UseSquareFeet 15,600.00 0.00 tblLandUse Land UseSquareFeet 36,000.00 54,102.00 tblLandUse LotAcreage 2.25 1.30 tb I Proj ectC ha racte risti cs OperationalYear 2014 2016 2.0 Emissions Summary 2.1 Overall Construction (Maximum Daily Emission) Unmitigated Construction ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I N20 I Year Ib/day PM10 I PM10 Total PM2.5 I PM2.5 Total I I Year Ib/day Ib/day 2014 4.0613 33.0397 24.6691 0.0337 5.8890 1.9858 7.3731 2.9774 1.8613 4.3428 0.0000 3,493.181 3,493.1817 0.6551 0.0000 3,506.938 7 2015 3.7377 22.0846 17.0093 0.0264 0.3156 1.4938 1.8094 0.0842 1.4424 1.5266 0.0000 2,449.042 2,449.0420 0.4898 0.0000 2,459.32R- 0 2016 42.7022 21.0084 16.5436 0.0263 0.3156 1.3731 1.6888 0.0842 1.3245 1.4087 0.0000 2,428.683 2,428.6832 0.4644 0.0000 2,438.435 2 Total 50.5011 76.1327 58.2219 0.0863 6.5202 4.8527 10.8712 3.1458 4.6281 7.2780 0.0000 8,370.906 8,370.9069 1.6093 0.0000 1 1 1 1 1 1 1 1 9 1 1 18,404.7021 Mitigated Construction ROG I NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total I Fugitive PM2.5 I Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 I N20 I CO2e Year Ib/day Ib/day 2014 4.0613 33.0397 24.6691 0.0337 2.4502 1.9858 3.8354 1.1757 1.8613 2.5410 0.0000 3,493.181 3,493.1817 0.6551 0.0000 3,506.938 N20 CO2e Demolition - Paving Demolition 7/25/2014 5 PM10 PM10 Total 7 PM2.5 Total 7/29/2014 5 2015 3.7377 22.0846 17.0093 0.0264 0.3156 1.4938 1.8094 0.0842 1.4424 1.5266 0.0000 2,449.042 2,449.0420 0.4898 0.0000 2,459.328 0.00 0.00 0.00 0.00 0.00 0.00 Reduction 5/16/2016 5 10 0 7 Architectural Coating Architectural Coating 5/17/2016 2016 42.7022 21.0084 16.5436 0.0263 0.3156 1.3731 1.6888 0.0842 1.3245 1.4087 0.0000 2,428.683 2,428.6832 0.4644 0.0000 2,438.435 2 Total 50.5011 76.1327 58.2219 0.0863 3.0814 4.8527 7.3335 1.3440 4.6281 5.4763 0.0000 8,370.906 8,370.9069 1.6093 0.0000 1 1 1 1 1 1 1 1 1 1 9 1 1 18,404.702 3.0 Construction Detail Construction Phase Phase Number ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio-CO2 Total CO2 CH4 N20 CO2e Demolition - Paving Demolition 7/25/2014 5 PM10 PM10 Total PM2.5 PM2.5 Total 7/29/2014 5 2 4 Grading Percent 0.00 0.00 0.00 0.00 52.74 0.00 32.54 57.28 0.00 24.76 0.00 0.00 0.00 0.00 0.00 0.00 Reduction 5/16/2016 5 10 7 Architectural Coating Architectural Coating 5/17/2016 5/30/2016 5 10 3.0 Construction Detail Construction Phase Phase Number Phase Name Phase Type Start Date End Date Num Days Week Num Days Phase Description 1 Demolition Demolition 6/1/2014 16/28/2014 6/27/2014 5 20 2 Demolition - Paving Demolition 7/25/2014 5 20 3 Site Preparation Site Preparation 7/26/2014 7/29/2014 5 2 4 Grading Grading 7/30/2014 8/4/2014 5 4 5 Building Construction Building Construction 8/5/2014 5/2/2016 5 455 6 Paving Paving 5/3/2016 5/16/2016 5 10 7 Architectural Coating Architectural Coating 5/17/2016 5/30/2016 5 10 Acres of Grading (Site Preparation Phase): 1 Acres of Grading (Grading Phase): 1.5 Acres of Paving: 0 Residential Indoor: 109,557; Residential Outdoor: 36,519; Non -Residential Indoor: 0; Non -Residential Outdoor: 0 (Architectural Coating - OffRoad Equipment Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Demolition Concrete/Industrial Saws 1 8.00 81 0.7 Demolition Rubber Tired Dozers 1 8.00 255 0.4 Demolition Tractors/Loaders/Backhoes 3 8.00 97 0.3 Demolition - Paving Concrete/Industrial Saws 1 8.00 81 0.7 Demolition - Paving Rubber Tired Dozers 1 8.00 255 0.4 Demolition - Paving Tractors/Loaders/Backhoes 3 8.00 97 0.3 Site Preparation Graders 1 8.00 174 0.41 Site Preparation Rubber Tired Dozers 1 7.00 255 0.4 Site Preparation Tractors/Loaders/Backhoes 1 8.00 97 0.3 Grading Graders 1 6.00 174 0.41 Grading Rubber Tired Dozers 1 6.00 255 0.4 Grading Tractors/Loaders/Backhoes 1 7.00 97 0.3 Building Construction Cranes 1 6.00 226 0.2 Building Construction Forklifts 1 6.00 89 0.2 Building Construction Generator Sets 1 8.00 84 0.7 Building Construction Tractors/Loaders/Backhoes 1 6.00 97 0.3 Building Construction Welders 3 8.00 46 0.4 Paving Cement and Mortar Mixers 1 6.00 9 0.5 Paving Pavers 1 6.00 125 0.4 Paving Paving Equipment 1 8.00 130 0.3 Paving Rollers 1 7.00 80 0.3 Paving Tractors/Loaders/Backhoes 1 8.00 97 0.3 Architectural Coating Air Compressors 1 6.00 78 0.4 Trips and VMT Phase Name Offroad Equipment Count Worker TripVendor Number Trip Number Hauling Trip Number Worker Trip Length Vendor Trip Length Hauling Trip Worker Vehicle Length Class Vendor Hauling Vehicle Class Vehicle Class Demolition 5 13.00 0.00 18.00 14.70 6.90 20.00 LD Mix HDT Mix HHDT Demolition - Paving 5 13.00 0.00 140.00 14.70 6.90 20.00 LD -Mix HDT_Mix HHDT Site Preparation 3 8.00 0.00 0.00 14.70 6.90 20.00 LD -Mix HDT_Mix HHDT Grading 3 8.00 0.00 100.00 14.70 6.90 20.00 LD -Mix HDT_Mix HHDT Building Construction 7 26.00 4.00 0.00 14.70 6.90 20.00 LD -Mix HDT_Mix HHDT Paving 5 13.00 0.00 0.00 14.70 6.90 20.00 LD -Mix HDT_Mix HHDT Architectural Coating 1 5.00 0.00 0.00 14.70 6.90 20.00 LD -Mix HDT_Mix HHDT 3.1 Mitigation Measures Construction Water Exposed Area Reduce Vehicle Speed on Unpaved Roads Clean Paved Roads 3.2 Demolition - 2014 Unmitigated Construction On -Site ROG I NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Bio- CO2 Total NBio- CO2 Total CO2 CH4 I N20 I CO2e Category Ib/day Ib/day Fugitive Dust 0.3205 0.2069 6.7000e- 004 0.1988 0.0000 0.1988 0.0301 0.0000 0.0301 68.3989 0.0000 5.9000e- 004 0.0000 Off -Road 3.1589 30.4755 22.1905 0.0245 0.0000 1.9381 1.9381 0.0000 1.8174 1.8174 2,529.736 9 2,529.7369 0.6423 2,543.2251 Total 3.1589 30.4755 22.1905 0.0245 0.1988 1.9381 2.1369 0.0301 1.8174 1.8475 2,529.736 9 2,529.7369 0.6423 2,543.2251 Unmitigated Construction Off -Site ROG I NOx I CO I SO2 I Fugitive PM10 Exhaust PM10 PM10 Total I Fugitive PM2.5 Exhaust PM2.5 PM2.5 Bio -0O2 Total NBio- CO2 Total CO2 CH4 I N20 I CO2e Category Ib/day Ib/day Hauling 0.0205 0.3205 0.2069 6.7000e- 004 0.0157 5.9900e- 003 0.0217 4.2900e- 003 5.5100e- 003 9.8000e- 003 68.3989 68.3989 5.9000e- 004 68.4112 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0549 0.0716 0.8692 1.7700e- 0.1453 1.1300e- 0.1464 0.0385 1.0300e- 0.0396 158.4750 158.4750 8.2200e- I 720 158.6476 Category Ib/day Ib/day Fugitive Dust 003 PM10 I 003 0.0000 0.0776 003 0.0000 0.0117 003 I I Total 0.0754 0.3921 1.0762 2.4400e- 0.1610 7.1200e- 0.1681 0.0428 6.5400e- 0.0494 226.8739 226.8739 8.8100e- 0.6423 227.0588 2,543.2251 Total 3.1589 30.4755 003 0.0245 003 1.9381 2.0156 003 1.8174 1.8292 0.0000 2,529.736 9 003 0.6423 Mitigated Construction On -Site ROG I NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total I Fugitive PM2.5 Exhaust PM2.5 PM2.5 Bio- CO2 Total NBio- CO2 Total CO2 CH4 I 720 CO2e Category Ib/day Ib/day Fugitive Dust PM10 I 0.0776 0.0000 0.0776 0.0117 0.0000 0.0117 0.0000 I I 0.0000 Off -Road 3.1589 30.4755 22.1905 0.0245 0.0157 1.9381 1.9381 4.2900e- 1.8174 1.8174 0.0000 2,529.736 9 2,529.7369 0.6423 2,543.2251 Total 3.1589 30.4755 22.1905 0.0245 0.0776 1.9381 2.0156 0.0117 1.8174 1.8292 0.0000 2,529.736 9 2,529.7369 0.6423 2,543.2251 Mitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 720 CO2e I PM10 I PM10 Total PM2.5 PM2.5 Total I I Category Ib/day Ib/day Hauling 0.0205 0.3205 0.2069 6.7000e- 0.0157 5.9900e- 0.0217 4.2900e- 5.5100e- 9.8000e- 68.3989 68.3989 5.9000e- 68.4112 004 003 003 003 003 004 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0549 0.0716 0.8692 1.7700e- 0.1453 1.1300e- 0.1464 0.0385 1.0300e- 0.0396 158.4750 158.4750 8.2200e- 158.6476 003 003 003 003 Total 0.0754 0.3921 1.0762 2.4400e- 0.1610 7.1200e- 0.1681 0.0428 6.5400e- 0.0494 226.8739 226.8739 8.8100e- 227.0588 003 003 003 003 3.3 Demolition - Paving - 2014 Unmitigated Construction On -Site ROG I NOx CO SO2 I Fugitive PM10 I Exhaust PM10 I PM10 Total I Fugitive PM2.5 Exhaust PM2.5 PM2.5 Bio- CO2 Total NBio- CO2 Total CO2 CH4 N20 I CO2e Category Ib/day Ib/day Fugitive Dust 1 PM10 I 1.5098 0.0000 1.5098 0.2286 0.0000 0.2286 PM2.5 0.0000 1 0.0000 Off -Road 3.1589 30.4755 22.1905 0.0245 0.1219 1.9381 1.9381 0.0334 1.8174 1.8174 2,529.736 9 2,529.7369 0.6423 2,543.2251 Total 3.1589 30.4755 22.1905 0.0245 1.5098 1.9381 3.4479 0.2286 1.8174 2.0460 2,529.736 9 2,529.7369 0.6423 2,543.2251 Unmitigated Construction Off -Site ROG N 7 CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 720 CO2e N20 I 1 PM10 I PM10 Total PM2.5 I PM2.5 Total PM2.5 I PM2.5 Total 1 Category Ib/day Ib/day Hauling 0.1590 2.4926 1.6093 5.1700e- 0.1219 0.0466 0.1685 0.0334 0.0428 0.0762 531.9916 531.9916 4.5600e- 532.0873 003 003 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0549 0.0716 0.8692 1.7700e- 0.1453 1.1300e- 0.1464 0.0385 1.0300e- 0.0396 158.4750 158.4750 8.2200e- 158.6476 003 1 003 003 003 Total 0.2140 2.5642 2.4785 6.9400e- 0.2672 0.0477 0.3149 0.0719 0.0439 0.1158 690.4665 690.4665 0.0128 690.7349 1 003 1 1 Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio -0O2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 I PM10 Total PM2.5 I PM2.5 Total I I Category Ib/day Ib/day Fugitive Dust CO SO2 Fugitive 0.5888 0.0000 0.5888 0.0892 0.0000 0.0892 Total CO2 0.0000 N20 CO2e 0.0000 Off -Road 3.1589 30.4755 22.1905 0.0245 PM10 1.9381 1.9381 PM2.5 1.8174 1.8174 0.0000 2,529.736 9 2,529.7369 0.6423 2,543.2251 Total 3.1589 30.4755 22.1905 0.0245 0.5888 1.9381 2.5269 0.0892 1.8174 1.9066 0.0000 2,529.736 9 2,529.7369 0.6423 2,543.2251 Mitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio -0O2 NBio- CO2 Total CO2 CH4 N20 CO2e Category Ib/day Ib/day Off -Road 27.1661 I PM10 I PM10 Total PM2.5 PM2.5 Total 1.3647 1,821.089 5 1,821.0895 0.5382 Category Ib/day Ib/day Hauling 0.1590 2.4926 1.6093 5.1700e- 0.1219 0.0466 0.1685 0.0334 0.0428 0.0762 531.9916 531.9916 4.5600e- 532.0873 003 003 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0549 0.0716 0.8692 1.7700e- 0.1453 1.1300e- 0.1464 0.0385 1.0300e- 0.0396 158.4750 158.4750 8.2200e- 158.6476 003 003 003 003 Total 0.2140 2.5642 2.4785 6.9400e- 0.2672 0.0477 0.3149 0.0719 0.0439 0.1158 690.4665 690.4665 0.0128 690.7349 003 1 1 3.4 Site Preparation - 2014 Unmitigated Construction On -Site ROG I NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total I Fugitive PM2.5 Exhaust PM2.5 PM2.5 Bio- CO2 Total NBio- CO2 Total CO2 CH4 I 720 CO2e Category Ib/day Ib/day Off -Road 27.1661 17.0975 0.0171 1.4834 1.4834 1.3647 1.3647 1,821.089 5 1,821.0895 0.5382 1,832.390 I=Fi 5.7996 0.0000 5.7996 2.9537 0.0000 2.9537 0.0000 0.0000 Total 2.5474 27.1661 17.0975 0.0171 5.7996 1.4834 7.2830 2.9537 1.3647 4.3184 Total CO2 CH4 1 70 0.5382 Category Ib/day Ib/day 1,832.390 0.0000 0.0000 0.0000 0.0000 0.0000 1 1 0.0000 0.0000 0.0000 0.0000 0.0000 11,821.08911,821.08951 5 0.0000 Vendor 0.0000 1 0.0000 Unmitigated Construction Off -Site ROG I NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 I Exhaust PM2.5 PM2.5 Bio- CO2 Total NBio- CO2 Total CO2 CH4 1 70 CO2e Category Ib/day Ib/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0338 0.0441 0.5349 1.0900e- 003 0.0894 6.9000e- 004 0.0901 0.0237 6.4000e- 004 0.0244 97.5231 97.5231 5.0600e- 003 97.6293 Total 0.0338 0.0441 0.5349 1 1.0900e- 003 0.0894 6.9000e- 004 0.0901 0.0237 6.4000e- 004 0.0244 97.5231 97.5231 5.0600e- 003 97.6293 Mitigated Construction On -Site ROG I NOx CO SO2 I Fugitive PM10 I Exhaust PM10 I PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Bio- CO2 Total NBio- CO2 Total CO2 CH4 I N20 I CO2e Category Ib/day Ib/day Off -Road 2.5474 27.1661 17.0975 0.0171 1.4834 1.4834 1.3647 1.3647 0.0000 1,821.089 5 1,821.0895 0.5382 1,832.390 Fugitive Dust 2.2618 0.0000 2.2618 1.1519 0.0000 1.1519 0.0000 0.0000 Total 2.5474 27.1661 17.0975 0.0171 2.2618 1.4834 3.7452 1.1519 1.3647 2.5167 0.0000 1,821.089 5 1,821.0895 0.5382 1,832.390 Mitiaated Construction Off -Site ROG I NOx CO SO2 I Fugitive PM10 I Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Bio- CO2 Total NBio- CO2 Total CO2 CH4 I N20 I CO2e Category Ib/day Ib/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0338 0.0441 0.5349 1.0900e- 003 0.0894 1 6.9000e- 004 0.0901 0.0237 6.4000e- 004 0.0244 97.5231 97.5231 5.0600e- 003 97.6293 Total 0.0338 0.0441 1 0.5349 1 1.0900e- 003 1 0.0894 6.9000e- 004 0.0901 0.0237 6.4000e- 004 0.0244 97.5231 97.5231 1 5.0600e- 003 97.6293 3.5 Grading - 2014 Unmitigated Construction On -Site ROG I NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total I Fugitive PM2.5 Exhaust PM2.5 PM2.5 Bio- CO2 Total NBio- CO2 Total CO2 CH4 1 720 1 CO2e Category Ib/day Ib/day Fugitive Dust Category Ib/day Ib/day 4.9369 0.0000 4.9369 2.5290 0.0000 2.5290 0.0000 0.0000 Off -Road 2.0759 22.1752 14.1657 0.0141 1.2106 1.2106 1.1138 1.1138 1,495.688 8 1,495.6888 0.4420 1,504.970 Total 2.0759 22.1752 14.1657 0.0141 4.9369 1.2106 6.1475 2.5290 1.1138 3.6428 1,495.688 8 1,495.6888 0.4420 1,504.970 Unmitigated Construction Off -Site ROG I NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total I Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 1 720 CO2e Category Ib/day Ib/day Hauling 0.5680 8.9022 5.7475 0.0185 0.4354 0.1663 0.6016 0.1192 0.1529 0.2721 1,899.969 1,899.9699 0.0163 I 720 1,900.311 Category Ib/day Ib/day Fugitive Dust 8.9022 5.7475 0.0185 1.9254 0.0000 1.9254 0.9863 0.0000 9 1,899.969 9 0.0000 0.0163 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.4420 0.0000 Worker 0.0338 0.0441 0.5349 1.0900e- 0.0894 6.9000e- 0.0901 0.0237 6.4000e- 0.0244 97.5231 97.5231 5.0600e- 0.4420 97.6293 1,504.970 003 004 004 1 003 Total 0.6018 8.9462 6.2824 0.0196 0.5248 0.1670 0.6918 0.1429 0.1536 0.2965 1,997.492 1,997.4929 0.0213 1,997.941 1 1 1 1 1 9 1 Mitigated Construction On -Site ROG I NOx CO SO2 I Fugitive PM10 Exhaust PM10 I PM10 Total I Fugitive PM2.5 Exhaust PM2.5 PM2.5 Bio- CO2 Total NBio- CO2 Total CO2 CH4 I 720 CO2e Category Ib/day Ib/day Fugitive Dust 8.9022 5.7475 0.0185 1.9254 0.0000 1.9254 0.9863 0.0000 0.9863 1,899.969 9 0.0000 0.0163 0.0000 Off -Road 2.0759 22.1752 14.1657 0.0141 0.0000 1.2106 1.2106 0.0000 1.1138 1.1138 0.0000 1,495.688 7 1,495.6887 0.4420 1,504.970 Total 2.0759 22.1752 14.1657 0.0141 1.9254 1.2106 3.1360 0.9863 1.1138 2.1001 0.0000 1,495.688 7 1,495.6887 0.4420 1,504.970 Mitiaated Construction Off -Site ROG I NOx CO SO2 I Fugitive PM10 Exhaust PM10 I PM10 Total Fugitive PM2.5 Exhaust PM2.5 I PM2.5 Bio- CO2 Total NBio- CO2 Total CO2 CH4 I N20 I CO2e Category Ib/day Ib/day Hauling 0.5680 8.9022 5.7475 0.0185 0.4354 0.1663 0.6016 0.1192 0.1529 0.2721 1,899.969 9 1,899.9699 0.0163 1,900.311 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker0.0338 0.0441 0.5349 1.0900e- 003 0.0894 6.9000e- 004 0.0901 0.0237 6.4000e- 004 0.0244 97.5231 97.5231 5.0600e- 003 97.6293 Total 0.6018 8.9462 6.2824 0.0196 0.5248 0.1670 0.69187 Exhaust 0.1536 0.2965 NBio- CO2 1,997.492 CH4 0.0213 CO2e 1,997.941 I 1 PM10 I PM10 I 1 1 1 PM2.5 Total 1 1 1 9 1 11,997.49291 I 1 Ib/day 3.6 Building Construction - 2014 Unmitiaated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 I PM10 I PM10 Total PM2.5 I PM2.5 Total I I I I Category Ib/day Ib/day Off -Road 3.9077 22.5327 15.3098 0.0220 0.0000 1.5957 1.5957 0.0000 1.5432 1.5432 2,064.079 2,064.0797 0.5005 0.4748 2,074.589 0.0250 8.5700e- 0.0336 7.1100e- 7.8800e- 0.0150 88.8770 88.8770 7.8000e- 88.8934 7 004 Total 3.9077 22.5327 15.3098 0.0220 1.5957 1.5957 004 1.5432 1.5432 Worker 0.1099 2,064.079 2,064.0797 0.5005 0.2906 2,074.589 0.2929 0.0771 2.0600e- 0.0791 316.9500 316.9500 0.0164 317.2952 7 003 1 003 Unmitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 I PM10 Total PM2.5 I PM2.5 Total I I Category Ib/day Ib/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0438 0.4495 0.4748 8.7000e- 0.0250 8.5700e- 0.0336 7.1100e- 7.8800e- 0.0150 88.8770 88.8770 7.8000e- 88.8934 004 003 003 003 004 Worker 0.1099 0.1433 1.7385 3.5400e- 0.2906 2.2500e- 0.2929 0.0771 2.0600e- 0.0791 316.9500 316.9500 0.0164 317.2952 003 1 003 003 Total 0.1536 0.5928 2.2133 4.4100e- 0.3156 0.0108 0.3264 0.0842 9.9400e- 0.0941 405.8269 405.8269 0.0172 406.1885 1 003 1 1 003 1 1 Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I Ib/day PM10 I PM10 I PM10 Total PM2.5 I PM2.5 Total I I I I Category Ib/day Ib/day Off -Road 3.9077 22.5327 15.3098 0.0220 0.0000 1.5957 1.5957 0.0000 1.5432 1.5432 0.0000 2,064.079 2,064.0797 0.5005 0.4748 2,074.589 0.0250 8.5700e- 0.0336 7.1100e- 7.8800e- 0.0150 88.8770 88.8770 7.8000e- 88.8934 7 004 Total 3.9077 22.5327 15.3098 0.0220 1.5957 1.5957 004 1.5432 1.5432 0.0000 2,064.079 2,064.0797 0.5005 0.2906 2,074.589 0.2929 0.0771 2.0600e- 0.0791 316.9500 316.9500 0.0164 317.2952 7 003 Mitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I 720 I Category Ib/day PM10 I PM10 Total PM2.5 I PM2.5 Total I I Category Ib/day Ib/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0438 0.4495 0.4748 8.7000e- 0.0250 8.5700e- 0.0336 7.1100e- 7.8800e- 0.0150 88.8770 88.8770 7.8000e- 88.8934 004 003 003 003 004 Worker 0.1099 0.1433 1.7385 3.5400e- 0.2906 2.2500e- 0.2929 0.0771 2.0600e- 0.0791 316.9500 316.9500 0.0164 317.2952 003 003 Total �] 0.1536 0.5928 2.2133 4.4100e- 0.3156 tt± 0842 9.9400e- 0.0941 405.8269 405.8269 0.0172 406.1885 003 003 1 3.6 Building Construction - 2015 Unmitigated Construction On -Site ROG I NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total I Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 I 720 I CO2e Category Ib/day Ib/day Off -Road 3.6000 21.5642 15.0041 0.0220 Fugitive 1.4851 1.4851 Fugitive 1.4344 1.4344 2,055.624 2,055.6247 0.4741 N20 2,065.581 N20 I PM10 I PM10 Total PM2.5 PM2.5 Total 7 PM2.5 Total I I Total 3.6000 21.5642 15.0041 0.0220 0.0000 1.4851 1.4851 0.0000 1.4344 1.4344 2,055.624 2,055.6247 0.4741 0.0000 2,065.581 0.0000 Vendor 0.0385 0.3916 0.4359 8.7000e- 0.0250 6.6000e- 0.0316 7.1200e- 6.0600e- 7 87.7027 87.7027 6.8000e- Unmitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e N20 I PM10 I PM10 Total PM2.5 PM2.5 Total PM2.5 PM2.5 Total I I Category Ib/day Ib/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 1.4851 0.0000 Vendor 0.0385 0.3916 0.4359 8.7000e- 0.0250 6.6000e- 0.0316 7.1200e- 6.0600e- 0.0132 87.7027 87.7027 6.8000e- 87.7169 004 003 003 003 Total 3.6000 004 15.0041 0.0220 Worker 0.0992 0.1288 1.5693 3.5300e- 0.2906 2.1100e- 0.2927 0.0771 1.9400e- 0.0790 305.7147 305.7147 0.0150 306.0301 003 003 003 7 Total �] 0.1377 0.5204 2.0052 4.4000e- 0.3156 8.7100e- 0.3243 0.0842 8.000Oe- 0.0922 393.4173 393.4173 0.0157 393.7471 003 003 1 003 Mitiaated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 I PM10 Total I PM2.5 PM2.5 Total I I I Category Ib/day Ib/day Off -Road 3.6000 21.5642 15.0041 0.0220 1.4851 1.4851 1.4344 1.4344 0.0000 2,055.624 2,055.6247 0.4741 2,065.581 7 Total 3.6000 21.5642 15.0041 0.0220 1.4851 1.4851 1.4344 1.4344 0.0000 2,055.624 2,055.6247 0.4741 2,065.581 7 Mitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I CO2e PM10 I PM10 Total PM2.5 PM2.5 Total PM2.5 I PM2.5 Total I I Category Ib/day Ib/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 1.3656 0.0000 Vendor 0.0385 0.3916 0.4359 8.7000e- 0.0250 6.6000e- 0.0316 7.1200e- 6.0600e- 0.0132 87.7027 87.7027 6.8000e- 87.7169 004 003 003 003 Total 3.2915 004 14.7074 0.0220 Worker 0.0992 0.1288 1.5693 3.5300e- 0.2906 2.1100e- 0.2927 0.0771 1.9400e- 0.0790 305.7147 305.7147 0.0150 306.0301 003 1 003 1 003 2 Total 0.1377 0.5204 2.0052 4.4000e- 0.3156 8.7100e- 0.3243 0.0842 8.000Oe- 0.0922 393.4173 393.4173 0.0157 393.7471 003 1 1 003 1 003 1 1 3.6 Building Construction - 2016 Unmitigated Construction On -Site Unmitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio -0O2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 I PM10 Total PM2.5 I PM2.5 Total I I Category Ib/day Ib/day Off -Road 3.2915 20.5459 14.7074 0.0220 1.3656 1.3656 1.3176 1.3176 2,046.943 2,046.9432 0.4499 2,056.391 2 Total 3.2915 20.5459 14.7074 0.0220 1.3656 1.3656 1.3176 1.3176 2,046.943 2,046.9432 0.4499 2,056.391 2 Unmitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e CO2e I I PM10 I PM10 Total PM2.5 PM2.5 Total Total I I Category Ib/day Ib/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0350 0.3460 0.4089 8.7000e- 0.0250 5.4800e- 0.0305 7.1200e- 5.0400e- 0.0122 86.7436 86.7436 6.2000e- 86.7565 2 004 003 20.5459 003 003 1.3656 1.3656 004 1.3176 1.3176 Worker 0.0902 0.1165 1.4273 3.5300e- 0.2906 2.0300e- 0.2927 0.0771 1.8700e- 0.0789 294.9964 294.9964 0.0139 295.2877 2 003 003 003 Total 0.1252 0.4626 1.8362 4.4000e- 0.3156 7.5100e- 0.3231 0.0842 6.9100e- 0.0911 381.7400 381.7400 0.0145 382.0442 003 003 003 1 1 Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 720 CO2e I PM10 PM10 Total PM2.5 I PM2.5 Total I Category Ib/day Ib/day Off -Road 3.2915 20.5459 14.7074 0.0220 1.3656 1.3656 1.3176 1.3176 0.0000 2,046.943 2,046.9432 0.4499 2,056.391 2 Total 3.2915 20.5459 14.7074 0.0220 1.3656 1.3656 1.3176 1.3176 0.0000 2,046.943 2,046.9432 0.4499 2,056.391 2 Mitigated Construction Off -Site ROG I NOx CO SO2 I Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 1 720 CO2e PM10 PM10 Total PM2.5 PM2.5 Total Category Ib/day Ib/day Hauling 0.0000 1 0.0000 1 0.0000 1 0.0000 1 0.0000 1 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 1 0.0000 0.0000 0.0000 Vendor 0.0350 0.3460 0.4089 8.7000e- 004 0.0250 5.4800e- 003 0.0305 7.1200e- 003 5.0400e- 003 0.0122 86.7436 86.7436 1 6.2000e- 004 I N20 86.7565 Worker 0.0902 0.1165 1.4273 3.5300e- 0.2906 2.0300e- 0.2927 0.0771 1.8700e- 0.0789 294.9964 294.9964 0.0139 0.4053 295.2877 1,376.947 Paving 0.0917 0.0000 003 0.0000 003 0.0000 0.0000 003 0.0000 0.0000 0.0000 0.0000 0.0000 Total 0.1252 0.4626 1.8362 4.4000e- 0.3156 7.5100e- 0.3231 0.0842 6.9100e- 0'0'9'1 '11 381.7400 381.7400 0.0145 0.4053 382.0442 1,376.947 Total 0.0451 0.0583 003 1.7600e- 003 003 1.0200e- 003 0.1463 003 9.4000e- 004 0.03957F"147.4982 147.4982 6.9400e- 003 3.7 Paving - 2016 Unmitigated Construction On -Site ROG I NOx CO SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Bio- CO2 Total NBio- CO2 Total CO2 CH4 I N20 CO2e Category Ib/day Ib/day Off -Road 1.2872 13.2076 9.0880 0.0133 0.0000 0.8075 0.8075 0.0000 0.7438 0.7438 1,368.436 6 1,368.4366 0.4053 1,376.947 Paving 0.0917 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 1.3789 13.2076 9.0880 0.0133 0.1453 0.8075 0.8075 0.0385 0.7438 0.7438 1,368.436 6 1,368.4366 0.4053 1,376.947 Unmitigated Construction Off -Site ROG I NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Bio- CO2 Total NBio- CO2 Total CO2 CH4 1 720 1 CO2e Category Ib/day Ib/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0451 0.0583 0.7137 1.7600e- 003 0.1453 1.0200e- 003 0.1463 0.0385 9.4000e- 004 0.0395 147.4982 147.4982 6.9400e- 003 147.6439 Total 0.0451 0.0583 1 0.7137 1.7600e- 003 0.1453 1.0200e- 003 0.1463 0.0385 9.4000e- 004 0.03957F"147.4982 147.4982 6.9400e- 003 147.6439 Mitigated Construction On -Site ROG I NOx CO SO2 I Fugitive PM10 Exhaust PM10 I PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Bio- CO2 Total NBio- CO2 Total CO2 CH4 720 I CO2e Category Ib/day Ib/day Off -Road 1.2872 13.2076 9.0880 0.0133 0.0000 0.8075 0.8075 0.0000 0.7438 0.7438 0.0000 1,368.436 6 1,368.4366 0.4053 1,376.947 Paving 0.0917 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 1.3789 13.2076 9.0880 0.0133 0.1453 1 0.8075 0.8075 0.0385 0.7438 0.7438 0.0000 1,368.436 6 1,368.4366 0.4053 1,376.947 Mitigated Construction Off -Site ROG I NOx CO SO2 I Fugitive PM10 Exhaust PM10 I PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Bio- CO2 Total NBio- CO2 Total CO2 CH4 I 720 I CO2e Category Ib/day Ib/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0451 0.0583 0.7137 1.7600e- 003 0.1453 1 1.0200e- 003 0.1463 0.0385 9.4000e- 004 0.0395 147.4982 147.4982 6.9400e- 003 147.6439 Total 0.0451 0.0583 0.7137 1.7600e- 003 1 0.1453 1.0200e- 003 0.1463 0.0385 9.4000e- 004 0.0395 147.4982 147.4982 6.9400e- 003 147.6439 3.8 Architectural Coating - 2016 Unmitigated Construction On -Site ROG NOx CO I SO2 I Fugitive PM10 Exhaust PM10 PM10 Total I Fugitive PM2.5 Exhaust PM2.5 PM2.5 Bio- CO2 Total NBio- CO2 Total CO2 CH4 I N20 I CO2e Category Ib/day Ib/day Archit. Coating 42.3164 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off -Road 0.3685 2.3722 1.8839 2.9700e- 003 0.0000 0.1966 0.1966 0.0000 0.1966 0.1966 281.4481 281.4481 0.0332 282.1449 Total 42.6849 2.3722 1.8839 2.9700e- 003 0.0559 0.1966 0.1966 0.0148 0.1966 0.1966 281.4481 281.4481 0.0332 282.1449 Unmitigated Construction Off -Site ROG NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Bio -0O2 Total NBio- CO2 Total CO2 CH4 I N20 I CO2e Category Ib/day Ib/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0174 0.0224 0.2745 6.8000e- 004 0.0559 3.9000e- 004 0.0563 0.0148 3.6000e- 004 0.0152 56.7301 56.7301 2.6700e- 003 56.7861 Total 0.0174 0.0224 1 0.2745 6.8000e- 004 0.0559 3.9000e- 004 0.0563 0.0148 3.6000e- 004 0.0152 56.7301 1 56.7301 1 2.6700e- 003 56.7861 Mitigated Construction On -Site ROG I NOx CO SO2 I Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 1 720 CO2e PM10 PM10 Total PM2.5 PM2.5 Total Category Ib/day Ib/day Archit. Coating 42.3164 1 0.0000 0.0000 0.0000 0.0000 0.0000 1 0.0000 Off -Road 0.3685 2.3722 1.8839 2.9700e- I Fugitive PM 0.1966 0.1966 Fugitive PM2.5 0.1966 0.1966 0.0000 281.4481 281.4481 0.0332 I N20 282.1449 Category Ib/day Ib/day Hauling 0.0000 0.0000 003 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 42.6849 2.3722 1.8839 2.9700e- 0.0000 0.1966 0.1966 0.0000 0.1966 0.1966 0.0000 281.4481 281.4481 0.0332 0.0000 282.1449 0.0000 Worker 0.0174 0.0224 003 6.8000e- 004 0.0559 3.9000e- 004 0.0563 0.0148 3.6000e- 004 0.0152 56.7301 56.7301 2.6700e- 003 Mitigated Construction Off -Site ROG NOx CO SO2 I Fugitive PM Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Bio -0O2 Total NBio- CO2 Total CO2 CH4 I N20 I CO2e Category Ib/day Ib/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0174 0.0224 0.2745 6.8000e- 004 0.0559 3.9000e- 004 0.0563 0.0148 3.6000e- 004 0.0152 56.7301 56.7301 2.6700e- 003 56.7861 Total 0.0174 0.0224 1 0.2745 1 6.8000e- 004 1 0.0559 3.9000e- 004 1 0.0563 0.0148 3.6000e- 004 0.0152 56.7301 1 56.7301 1 2.6700e- 003 56.7861 CalEEMod Version: CalEEMod.2013.2.2 Page 1 of 1 Date: 12/16/2013 9:00 AM 36 -unit Live/Work Development Orange County, Winter 1.0 Project Characteristics 1.1 Land Usage Land Uses Size Metric Lot Acreage Floor Surface Area Population Parking Lot 39.00 Space 0.35 0.00 0 Condo/Townhouse 36.00 Dwelling Unit 1.30 54,102.00 103 1.2 Other Project Characteristics Urbanization Urban Wind Speed (m/s) 2.2 Precipitation Freq (Days) 30 Climate Zone 8 Operational Year 2016 Utility Company Southern California Edison CO2 Intensity 630.89 CH4Intensity 0.029 N20 Intensity 0.006 (Ib/MWhr) (Ib/MWhr) (Ib/MWhr) 1.3 User Entered Comments & Non -Default Data Land Use - Total Lot Acreage = 1.88; 0.23 acres in open space. 39 parking spaces are outside of the garages. Construction Phase - Default Building Construction increased by a factor of 2.275 to reflect 24 month construction schedule. Demolition - Two buildings on site to be demolished. Demolition of paving calucated with the assumption that entire site, minus area occupied by buildings, is paved and would be removed. Gradinq - The subject site is expecting minimal import requirinq in the maqnitude of less than 800 CY. 800 CY used as a conservative value. Table Name Column Name Default Value New Value tblConstructionPhase NumDays 200.00 455.00 tblGrading Material I m ported 0.00 800.00 2.0 Emissions Summary 2.1 Overall Construction (Maximum Daily Emission) Unmitiaated Construction ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive I Exhaust IPM2.5Tota Bio -0O2 NBio- CO2 Total CO2 CH4 770 CO2e N20 I PM10 I PM10 Total PM2.5 I PM2.5 Total PM2.5 PM2.5 Total 1 1 Year Ib/day Ib/day 2014 4.0722 33.1328 24.8319 0.0336 5.8890 1.9859 7.3731 2.9774 1.8614 4.3428 0.0000 3,483.527 3,483.5276 0.6551 0.0000 3,497.285 0.00 0.00 0.00 0.00 0.00 Reduction 6 2015 3.7472 22.1070 17.0066 0.0262 0.3156 1.4939 1.8095 0.0842 1.4425 1.5266 0.0000 2,432.136 2,432.1367 0.4898 0.0000 2,442.423 7 2016 42.7031 21.0282 16.5432 0.0262 0.3156 1.3732 1.6888 0.0842 1.3245 1.4087 0.0000 2,412.343 2,412.3430 0.4644 0.0000 2,422.095 0 Total 50.5225 76.2680 58.3816 0.0859 6.5202 4.8530 10.8714 3.1458 4.6284 7.2782 0.0000 8,328.007 8,328.0072 1.6094 0.0000 8,361.804 1 1 1 1 1 1 1 1 2 1 1 Mitigated Construction ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive I Exhaust IPM2.5Tota Bio -0O2 NBio- CO2 Total CO2 CH4 N20 CO2e N20 I PM10 I PM10 Total PM2.5 PM2.5 Total PM2.5 PM2.5 Total I I Year Ib/day Ib/day 2014 4.0722 33.1328 24.8319 0.0336 2.4502 1.9859 3.8354 1.1757 1.8614 2.5410 0.0000 3,483.527 3,483.5276 0.6551 0.0000 3,497.285 0.00 0.00 0.00 0.00 0.00 Reduction 6 2015 3.7472 22.1070 17.0066 0.0262 0.3156 1.4939 1.8095 0.0842 1.4425 1.5266 0.0000 2,432.136 2,432.1367 0.4898 0.0000 2,442.423 7 2016 42.7031 21.0282 16.5432 0.0262 0.3156 1.3732 1.6888 0.0842 1.3245 1.4087 0.0000 2,412.343 2,412.3430 0.4644 0.0000 2,422.095 0 Total 50.5225 76.2680 58.3816 0.0859 3.0814 4.8530 7.3336 1.3440 4.6284 5.4764 0.0000 8,328.007 8,328.0072 1.6094 0.0000 8,361.804 1 1 1 1 1 1 2 1 3.0 Construction Detail ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio -0O2 NBio-0O2 Total CO2 CH4 N20 CO2e PM10 PM10 Total PM2.5 PM2.5 Total Percent 0.00 0.00 0.00 0.00 52.74 0.00 32.54 57.28 0.00 24.76 0.00 0.00 0.00 0.00 0.00 0.00 Reduction 3.0 Construction Detail Construction Phase Phase Number Phase Name Phase Type Start Date End Date Num Days Week Num Days Phase Description 1 Demolition Demolition 6/1/2014 6/27/2014 5 20 8.00 2 Demolition - Paving Demolition 6/28/2014 7/25/2014 5 20 1 3 Site Preparation Site Preparation 7/26/2014 7/29/2014 5 2 Tractors/Loaders/Backhoes 4 Grading Grading 7/30/2014 8/4/2014 5 4 Demolition - Paving 5 Building Construction Building Construction 8/5/2014 5/2/2016 5 455 0.7 6 Paving Paving 5/3/2016 5/16/2016 5 10 255 7 Architectural Coating Architectural Coating 5/17/2016 5/30/2016 5 10 8.00 Acres of Grading (Site Preparation Phase): 1 Acres of Grading (Grading Phase): 1.5 Acres of Paving: 0 Residential Indoor: 109,557; Residential Outdoor: 36,519; Non -Residential Indoor: 0; Non -Residential Outdoor: 0 (Architectural Coating — OffRoad Equipment Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Demolition Concrete/Industrial Saws 1 8.00 81 0.7 Demolition Rubber Tired Dozers 1 8.00 255 0.4 Demolition Tractors/Loaders/Backhoes 3 8.00 97 0.3 Demolition - Paving Concrete/Industrial Saws 1 8.00 81 0.7 Demolition - Paving Rubber Tired Dozers 1 8.00 255 0.4 Demolition - Paving Tractors/Loaders/Backhoes 3 8.00 97 0.3 Site Preparation Graders 1 8.00 174 0.41 Site Preparation Rubber Tired Dozers 1 7.00 255 0.4 Site Preparation Tractors/Loaders/Backhoes 1 8.00 97 0.3 Grading Graders 1 6.00 174 0.41 Grading Rubber Tired Dozers 1 6.00 255 0.4 Grading Tractors/Loaders/Backhoes 1 7.00 97 0.3 Building Construction Cranes 1 6.00 226 0.2 Building Construction Forklifts 1 6.00 89 0.2 Building Construction Generator Sets 1 8.00 84 0.7 Building Construction Tractors/Loaders/Backhoes 1 6.00 97 0.3 Building Construction Welders 3 8.00 46 0.4 Paving Cement and Mortar Mixers 1 6.00 9 0.5 Paving Pavers 1 6.00 125 0.4 Paving Paving Equipment 1 8.00 130 0.3 Paving Rollers 1 7.00 80 0.3 Paving Tractors/Loaders/Backhoes 1 8.00 97 0.3 Architectural Coating Air Compressors 1 6.00 78 0.4 Trips and VMT Phase Name Offroad Equipment Count Worker Trip Vendor Trip Number Number Hauling Trip Worker Trip Number Length Vendor Trip Length Hauling Trip Length Worker Vehicle Class Vendor Hauling Vehicle Class Vehicle Class Demolition 5 13.00 0.00 18.00 14.70 6.90 20.00 LD Mix HDT Mix HHDT Demolition - Paving 5 13.00 0.00 140.00 14.70 6.90 20.00 LD_Mix HDT_Mix HHDT Site Preparation 3 8.00 0.00 0.00 14.70 6.90 20.00 LD -Mix HDT_Mix HHDT Grading 3 8.00 0.00 100.00 14.70 6.90 20.00 LD -Mix HDT_Mix HHDT Building Construction 7 26.00 4.00 0.00 14.70 6.90 20.00 LID _Mix HDT_Mix HHDT Paving 513.00 0.00 0.00 14.70 6.90 20.00 LD -Mix HDT_Mix HHDT Architectural Coating 1 5.00 0.00 0.00 14.70 6.90 20.00 LD -Mix HDT_Mix HHDT 3.1 Mitigation Measures Construction Water Exposed Area Reduce Vehicle Speed on Unpaved Roads Clean Paved Roads 3.2 Demolition - 2014 Unmitigated Construction On -Site ROG I NOx CO I SO2 I Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 I Exhaust PM2.5 IPM2.5Tota Bio -0O2 NBio- CO2 Total CO2 CH4 I N20 I CO2e Category Ib/day Ib/day Fugitive Dust Category Ib/day PM10 I 0.1988 0.0000 0.1988 0.0301 0.0000 0.0301 0.0000 1 1 0.0000 Off -Road 3.1589 30.4755 22.1905 0.0245 0.0157 1.9381 1.9381 4.2900e- 1.8174 1.8174 2,529.736 9 2,529.7369 0.6423 2,543.2251 Total 3.1589 30.4755 22.1905 0.0245 0.1988 1.9381 2.1369 0.0301 1.8174 1.8475 2,529.736 9 2,529.7369 0.6423 2,543.2251 Unmitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive I Exhaust IPM2.5Tota Bio -0O2 NBio- CO2 Total CO2 CH4 720 CO2e 1 720 I Category Ib/day PM10 I PM10 Total PM2.5 PM2.5 1 1 Category Ib/day Ib/day Hauling 0.0219 0.3315 0.2338 6.6000e- 0.0157 6.0100e- 0.0217 4.2900e- 5.5200e- 9.8200e- 68.2371 68.2371 5.9000e- 68.2495 004 003 003 003 003 004 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0580 0.0788 0.8232 1.6700e- 0.1453 1.1300e- 0.1464 0.0385 1.0300e- 0.0396 150.0935 150.0935 8.2200e- 150.2661 003 003 003 1 003 Total 0.0799 0.4103 1.0569 2.3300e- 0.1610 7.1400e- 0.1681 0.0428 6.5500e- 0.0494 218.3305 218.3305 8.8100e- 218.5156 003 1 003 003 1 003 1 Mitigated Construction On -Site ROG I NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total I Fugitive PM2.5 I Exhaust I PM2.5 IPM2.6Tota Bio -0O2 NBio- CO2 Total CO2 CH4 1 720 1 CO2e Category Ib/day Ib/day Fugitive Dust NOx CO SO2 0.0776 0.0000 0.0776 0.0117 0.0000 0.0117 NBio- CO2 0.0000 CH4 720 0.0000 Off -Road 3.1589 30.4755 22.1905 0.0245 PM10 I 1.9381 1.9381 PM2.5 I 1.8174 1.8174 0.0000 2,529.736 2,529.7369 0.6423 1 2,543.2251 Category Ib/day Ib/day Hauling 0.0219 0.3315 0.2338 6.6000e- 0.0157 6.0100e- 0.0217 4.2900e- 5.5200e- 9 68.2371 68.2371 5.9000e- Total 3.1589 30.4755 22.1905 0.0245 0.0776 1.9381 2.0156 0.0117 1.8174 1.8292 0.0000 2,529.736 2,529.7369 0.6423 004 2,543.2251 2,543.2251 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 9 0.0000 0.0000 0.0000 Mitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive I Exhaust IPM2.5Tota Bio -0O2 NBio- CO2 Total CO2 CH4 720 CO2e Category Ib/day Ib/day I PM10 I PM10 Total PM2.5 I PM2.5 0.0000 0.2286 0.0000 1 1 Category Ib/day Ib/day Hauling 0.0219 0.3315 0.2338 6.6000e- 0.0157 6.0100e- 0.0217 4.2900e- 5.5200e- 9.8200e- 68.2371 68.2371 5.9000e- 68.2495 Total 3.1589 30.4755 22.1905 004 1.5098 003 3.4479 003 003 003 2,529.736 9 2,529.7369 004 2,543.2251 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0580 0.0788 0.8232 1.6700e- 0.1453 1.1300e- 0.1464 0.0385 1.0300e- 0.0396 150.0935 150.0935 8.2200e- 150.2661 003003 003 003 Total 0.0799 0.4103 1.0569 2.3300e- 0.1610 7.1400e- 0.1681 0.0428 6.5500e- 0.0494 218.3305 218.3305 8.8100e- 218.5156 003 003 003 003 3.3 Demolition - Paving - 2014 Unmitigated Construction On -Site ROG I NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 I Exhaust PM2.5 IPM2.5Tota Bio -0O2 NBio- CO2 Total CO2 CH4 1 720 1 CO2e Category Ib/day Ib/day Fugitive Dust 1.5098 0.0000 1.5098 0.2286 0.0000 0.2286 0.0000 0.0000 Off -Road 3.1589 30.4755 22.1905 0.0245 1.9381 1.9381 1.8174 1.8174 2,529.736 9 2,529.7369 0.6423 2,543.2251 Total 3.1589 30.4755 22.1905 0.0245 1.5098 1.9381 3.4479 0.2286 1.8174 2.0460 2,529.736 9 2,529.7369 0.6423 2,543.2251 Unmitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive I Exhaust IPM2.5Tota Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e Category Ib/day Ib/day I PM10 I PM10 Total PM2.5 I PM2.5 0.0000 0.0892 I PM2.5 0.0000 I I Category Ib/day Ib/day Hauling 0.1703 2.5785 1.8182 5.1700e- 0.1219 0.0467 0.1686 0.0334 0.0430 0.0763 530.7326 530.7326 4.6100e- 530.8294 Total 3.1589 30.4755 22.1905 003 0.5888 1.9381 2.5269 0.0892 1.8174 1.9066 0.0000 2,529.736 9 2,529.7369 003 2,543.2251 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0580 0.0788 0.8232 1.6700e- 0.1453 1.1300e- 0.1464 0.0385 1.0300e- 0.0396 150.0935 150.0935 8.2200e- 150.2661 003 003 003 003 Total 0.2283 2.6573 2.6413 6.8400e- 0.2672 0.0479 0.3151 0.0719 0.0440 0.1159 680.8261 680.8261 0.0128 681.0955 003 1 1 1 1 Mitigated Construction On -Site ROG I NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 I Exhaust PM2.5 IPM2.6Tota Bio -0O2 NBio- CO2 Total CO2 CH4 I N20 I CO2e Category Ib/day Ib/day Fugitive Dust I 0.5888 0.0000 0.5888 0.0892 0.0000 0.0892 I PM2.5 0.0000 0.0000 Off -Road 3.1589 30.4755 22.1905 0.0245 1.9381 1.9381 1.8174 1.8174 0.0000 2,529.736 9 2,529.7369 0.6423 2,543.2251 Total 3.1589 30.4755 22.1905 0.0245 0.5888 1.9381 2.5269 0.0892 1.8174 1.9066 0.0000 2,529.736 9 2,529.7369 0.6423 2,543.2251 Mitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive I Exhaust IPM2.6Tota Bio -0O2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 I PM10 Total PM2.5 I I PM2.5 I I Category Ib/day Ib/day Hauling 0.1703 2.5785 1.8182 5.1700e- 003 0.1219 0.0467 0.1686 0.0334 0.0430 0.0763 530.7326 530.7326 4.6100e- 003 I CO2e 530.8294 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0580 0.0788 0.8232 1.6700e- 003003 0.1453 1.1300e- 0.1464 0.0385 1.0300e- 003 0.0396 150.0935 150.0935 8.2200e- 003 150.2661 Total 0.2283 2.6573 2.6413 6.8400e- 003 0.2672 0.0479 0.3151 0.0719 1 0.0440 1 0.1159 680.8261 1 680.8261 0.0128 681.0955 3.4 Site Preparation - 2014 Unmitigated Construction On -Site ROG I NOx CO I SO2 I Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Tota Bio -0O2 NBio- CO2 Total CO2 CH4 I N20 I CO2e Category Ib/day Ib/day Fugitive Dust 0.0000 0.0000 0.0000 5.7996 0.0000 5.7996 2.9537 0.0000 2.9537 0.0000 0.0000 0.0000 0.0000 Off -Road 2.5474 27.1661 17.0975 0.0171 0.0000 1.4834 1.4834 0.0000 1.3647 1.3647 1,821.089 5 1,821.0895 0.5382 1,832.390 Total 2.5474 27.1661 17.0975 0.0171 5.7996 1.4834 7.2830 2.9537 1.3647 4.3184 1,821.089 5 1,821.0895 0.5382 1,832.390 Unmitigated Construction Off -Site ROG I NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 I Exhaust PM2.5 PM2.5 Tota Bio -0O2 NBio- CO2 Total CO2 CH4 1 N20 1 CO2e Category Ib/day Ib/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0357 0.0485 0.5066 1.0300e- 003 0.0894 6.9000e- 004 0.0901 0.0237 6.4000e- 004 0.0244 92.3652 92.3652 5.0600e- 003 92.4714 Total 0.0357 0.0485 0.5066 1.0300e- 0.0894 6.9000e- 0.0901 0.0237 6.4000e- 0.0244 Total CO2 92.3652 92.3652 5.0600e- Category Ib/day Ib/day 92.4714 0.0000 0.0000 1 2.2618 003 1 1 004 1 1 1 004 1 0.0000 1 003 27.1661 17.0975 Mitigated Construction On -Site ROG I NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total I Fugitive PM2.5 I Exhaust I PM2.5 IPM2.5Tota Bio -0O2 NBio- CO2 Total CO2 CH4 I N20 I CO2e Category Ib/day Ib/day Fugitive Dust 0.0000 0.0000 0.0000 2.2618 0.0000 2.2618 1.1519 0.0000 1.1519 0.0000 0.0000 0.0000 0.0000 Off -Road 2.5474 27.1661 17.0975 0.0171 0.0000 1.4834 1.4834 0.0000 1.3647 1.3647 0.0000 1,821.089 5 1,821.0895 0.5382 1,832.390 Total 2.5474 27.1661 17.0975 0.0171 2.2618 1.4834 3.7452 1.1519 1.3647 2.5167 0.0000 1,821.089 5 1,821.0895 0.5382 1,832.390 Mitigated Construction Off -Site ROG I NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Tota Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e Category Ib/day Ib/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0357 0.0485 0.5066 1.0300e- 003 0.0894 6.9000e- 004 0.0901 0.0237 6.4000e- 004 0.0244 92.3652 92.3652 5.0600e- 003 92.4714 Total 0.0357 0.0485 0.5066 1 1.0300e- 003 0.0894 6.9000e- 004 1 0.0901 0.0237 6.4000e- 004 0.0244 92.3652 92.3652 5.0600e- 003 92.4714 3.5 Grading - 2014 Unmitigated Construction On -Site ROG NOx CO I SO2 I Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 I Exhaust PM2.5 IPM2.5Tota Bio -0O2 NBio- CO2 Total CO2 CH4 I N20 I CO2e Category Ib/day Ib/day Fugitive Dust Category Ib/day PM10 I 4.9369 0.0000 4.9369 2.5290 0.0000 2.5290 0.0000 1 0.0000 Off -Road 2.0759 22.1752 14.1657 0.0141 0.4354 1.2106 1.2106 0.1192 1.1138 1.1138 1,495.688 8 1,495.6888 0.4420 1,504.970 Total 2.0759 22.1752 14.1657 0.0141 4.9369 1.2106 6.1475 2.5290 1.1138 3.6428 1,495.688 8 1,495.6888 0.4420 1,504.970 Unmitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive I Exhaust IPM2.6Tota Bio -0O2 NBio- CO2 Total CO2 CH4 720 CO2e 1 720 I Category Ib/day PM10 I PM10 Total PM2.5 I PM2.5 1 Category Ib/day Ib/day Hauling 0.6083 9.2090 6.4934 0.0185 0.4354 0.1668 0.6022 0.1192 0.1535 0.2727 1,895.473 1,895.4736 0.0165 1,895.819 6 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0357 0.0485 0.5066 1.0300e- 0.0894 6.9000e- 0.0901 0.0237 6.4000e- 0.0244 92.3652 92.3652 5.0600e- 92.4714 003 004 004 1 003 Total 0.6439 9.2575 7.0000 0.0195 0.5248 0.1675 0.6923 0.1429 0.1541 0.2970 1,987.838 1,987.8388 0.0215 1 1 1 1 1 8 1 11,988.290 Mitigated Construction On -Site ROG I NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total I Fugitive PM2.5 I Exhaust I PM2.5 IPM2.6Tota Bio -0O2 NBio- CO2 Total CO2 CH4 1 720 1 CO2e Category Ib/day Ib/day Fugitive Dust NOx CO SO2 1.9254 0.0000 1.9254 0.9863 0.0000 0.9863 NBio7"7 0.0000 CH4 N20 0.0000 Off -Road 2.0759 22.1752 14.1657 0.0141 PM10 I 1.2106 1.2106 PM2.5 I 1.1138 1.1138 0.0000 1,495.688 1,495.6887 0.4420 I 1,504.970 Category Ib/day Ib/day Hauling 0.6083 9.2090 6.4934 0.0185 0.4354 0.1668 0.6022 0.1192 0.1535 7 1,895.473 1,895.4736 0.0165 Total 2.0759 22.1752 14.1657 0.0141 1.9254 1.2106 3.1360 0.9863 1.1138 2.1001 0.0000 1,495.688 1,495.6887 0.4420 1,504.970 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 7 0.0000 0.0000 0.0000 Mitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive I Exhaust IPM2.5Tota Bio -0O2 NBio7"7 02 CH4 N20 CO2e I PM10 I PM10 Total PM2.5 I I PM2.5 I I Category Ib/day Ib/day Hauling 0.6083 9.2090 6.4934 0.0185 0.4354 0.1668 0.6022 0.1192 0.1535 0.2727 1,895.473 1,895.4736 0.0165 1,895.819 6 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0357 0.0485 0.5066 1.0300e- 0.0894 6.9000e- 0.0901 0.0237 6.4000e- 0.0244 92.3652 92.3652 5.0600e- 92.4714 003 004 004 1 003 Total 0.6439 9.2575 7.0000 0.1675 0.6923 0.1429 0.1541 0.2970 1,987.838 1,987.8388 0.0215 1,988.290 1 1-647.5248 1 1 1 1 1 8 1 3.6 Building Construction - 2014 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive I Exhaust IPM2.6Tota Bio -0O2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 I PM10 Total PM2.5 I I PM2.5 I I Category Ib/day Ib/day Off -Road 3.9077 22.5327 15.3098 0.0220 1.5957 1.5957 1.5432 1.5432 2,064.079 2,064.0797 0.5005 2,074.589 7 Total 3.9077 22.5327 15.3098 0.0220 1.5957 1.5957 1.5432 1.5432 2,064.079 2,064.0797 0.5005 2,074.589 7 Unmitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive I Exhaust IPM2.5Tota Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e N2O I PM10 I PM10 Total PM2.5 I PM2.5 Total PM2.5 I I PM2.5 I I Category Ib/day Ib/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0485 0.4608 0.5606 8.6000e- 0.0250 8.6900e- 0.0337 7.1100e- 7.9900e- 0.0151 88.1389 88.1389 8.00OOe- 88.1557 Total 3.9077 22.5327 15.3098 004 003 1.5957 003 003 1.5432 0.0000 2,064.079 2,064.0797 004 2,074.589 Worker 0.1159 0.1576 1.6463 3.3500e- 0.2906 2.2500e- 0.2929 0.0771 2.0600e- 0.0791 300.1869 300.1869 0.0164 300.5321 003 003 003 Total 0.1645 0.6184 2.2069 4.2100e- 0.3156 0.0109 0.3266 0.0842 0.0101 0.0943 388.3258 388.3258 0.0172 388.6878 003 1 1 1 1 Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive I Exhaust IPM2.5Tota Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e N2O I PM10 I PM10 Total PM2.5 I I PM2.5 Total PM2.5 I I PM2.5 I I Category Ib/day Ib/day Off -Road 3.9077 22.5327 15.3098 0.0220 1.5957 1.5957 1.5432 1.5432 0.0000 2,064.079 2,064.0797 0.5005 2,074.589 7 Total 3.9077 22.5327 15.3098 0.0220 1.5957 1.5957 1.5432 1.5432 0.0000 2,064.079 2,064.0797 0.5005 2,074.589 1 7 Mitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive I Exhaust IPM2.6Tota Bio -0O2 NBio- CO2 Total CO2 CH4 N2O CO2e I I PM10 I PM10 Total PM2.5 I I PM2.5 I I Category Ib/day Ib/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 CO2e 0.0000 Vendor 0.0485 0.4608 0.5606 8.6000e- 004 0.0250 8.6900e- 003 0.0337 7.1100e- 003 7.9900e- 003 0.0151 88.1389 88.1389 8.000Oe- 004 I 88.1557 Worker 0.1159 0.1576 1.6463 3.3500e- 003003 0.2906 2.2500e- 0.2929 0.0771 2.0600e- 003 0.0791 300.1869 300.1869 0.0164 300.5321 Total 0.1645 0.6184 2.2069 4.2100e- 003 0.3156 0.0109 0.3266 0.0842 1 0.0101 1 0.0943 388.3258 1 388.3258 1 0.0172 388.6878 3.6 Building Construction - 2015 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Tota Bio -0O2 NBio- CO2 Total CO2 CH4 N20 CO2e Category Ib/day Ib/day I 0.0000 I PM10 I PM10 Total I PM2.5 I PM2.5 0.0000 0.0000 0.0000 0.0000 I I Category Ib/day Ib/day Off -Road 3.6000 21.5642 15.0041 0.0220 0.0250 1.4851 1.4851 7.1200e- 003 1.4344 1.4344 2,055.624 2,055.6247 0.4741 2,065.581 Worker 0.1046 0.1417 1.4824 3.3400e- 003 0.2906 2.1100e- 003 0.2927 0.0771 1.9400e- 003 0.0790 7 289.5455 0.0150 289.8609 Total 3.6000 21.5642 15.0041 0.0220 1.4851 1.4851 1.4344 1.4344 2,055.624 2,055.6247 0.4741 2,065.581 7 Unmitigated Construction Off -Site ROG I NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 I Exhaust PM2.5 PM2.5 Tota Bio -0O2 NBio- CO2 Total CO2 CH4 1 N20 1 CO2e Category Ib/day Ib/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0427 0.4011 0.5201 8.6000e- 004 0.0250 6.6800e- 003 0.0317 7.1200e- 003 6.1400e- 003 0.0133 86.9665 86.9665 7.000Oe- 004 86.9812 Worker 0.1046 0.1417 1.4824 3.3400e- 003 0.2906 2.1100e- 003 0.2927 0.0771 1.9400e- 003 0.0790 289.5455 289.5455 0.0150 289.8609 Total 0.1472 0.5428 2.0025 4.2000e- 0.3156 8.7900e- 0.3244 0.0842 8.0800e- 0.0923 Total CO2 376.5120 376.5120 0.0157 376.8421 1 1 003 1 003 1 1 1 003 1 1 1 1 1 Off -Road 3.6000 21.5642 15.0041 Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive I Exhaust IPM2.6Tota Bio -0O2 NBio- CO2 Total CO2 CH4 720 CO2e I PM10 I PM10 Total PM2.5 I I PM2.5 1 1 Category Ib/day Ib/day Off -Road 3.6000 21.5642 15.0041 0.0220 0.0000 1.4851 1.4851 0.0000 1.4344 1.4344 0.0000 2,055.624 2,055.6247 0.4741 2,065.581 Vendor 0.0427 0.4011 0.5201 8.6000e- 0.0250 6.6800e- 0.0317 7.1200e- 6.1400e- 0.0133 7 86.9665 7.000Oe- 86.9812 Total 3.6000 21.5642 15.0041 0.0220 1.4851 1.4851 003 1.4344 1.4344 0.0000 2,055.624 2,055.6247 0.4741 2,065.581 Worker 0.1046 0.1417 1.4824 3.3400e- 0.2906 2.1100e- 0.2927 0.0771 1.9400e- 0.0790 7 289.5455 0.0150 289.8609 Mitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Tota Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I PM10 I PM10 Total PM2.5 PM2.5 Category Ib/day Ib/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0427 0.4011 0.5201 8.6000e- 0.0250 6.6800e- 0.0317 7.1200e- 6.1400e- 0.0133 86.9665 86.9665 7.000Oe- 86.9812 004 003 003 003 004 Worker 0.1046 0.1417 1.4824 3.3400e- 0.2906 2.1100e- 0.2927 0.0771 1.9400e- 0.0790 289.5455 289.5455 0.0150 289.8609 003 003 003 Total 0.1472 0.5428 2.0025 4.2000e- 0.3156 8.7900e- 0.3244 0.0842 8.0800e- 0.0923 376.5120 376.5120 0.0157 376.8421 j 003 1 003 003 1 1 1 3.6 Building Construction - 2016 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive I Exhaust IPM2.5Tota Bio -0O2 NBio- CO2 Total CO2 CH4 720 CO2e 1 720 I Category Ib/day PM10 I PM10 Total PM2.5 I I PM2.5 1 1 Category Ib/day Ib/day Off -Road 3.2915 20.5459 14.7074 0.0220 0.0000 1.3656 1.3656 0.0000 1.3176 1.3176 2,046.943 2,046.9432 0.4499 2,056.391 Vendor 0.0388 0.3542 0.4914 8.6000e- 0.0250 5.5400e- 0.0305 7.1200e- 5.0900e- 0.0122 2 86.0122 6.3000e- 86.0255 Total 3.2915 20.5459 14.7074 0.0220 1.3656 1.3656 003 1.3176 1.3176 2,046.943 2,046.9432 0.4499 2,056.391 Worker 0.0950 0.1282 1.3445 3.3400e- 0.2906 2.0300e- 0.2927 0.0771 1.8700e- 0.0789 2 279.3876 0.0139 279.6790 Unmitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive I Exhaust IPM2.5Tota Bio -0O2 NBio- CO2 Total CO2 CH4 720 CO2e 1 720 I Category Ib/day PM10 I PM10 Total PM2.5 I PM2.5 1 1 Category Ib/day Ib/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0388 0.3542 0.4914 8.6000e- 0.0250 5.5400e- 0.0305 7.1200e- 5.0900e- 0.0122 86.0122 86.0122 6.3000e- 86.0255 004 003 003 003 004 Worker 0.0950 0.1282 1.3445 3.3400e- 0.2906 2.0300e- 0.2927 0.0771 1.8700e- 0.0789 279.3876 279.3876 0.0139 279.6790 003 003 003 Total 0.1337 0.4823 1.8358 4.2000e- 0.3156 7.5700e- 0.3232 0.0842 6.9600e- 0.0912 365.3998 365.3998 0.0145 365.7044 003 003 003 1 1 Mitigated Construction On -Site ROG I NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total I Fugitive PM2.5 I Exhaust I PM2.5 IPM2.6Tota Bio -0O2 NBio- CO2 Total CO2 CH4 1 720 1 CO2e Category Ib/day Ib/day Off -Road 3.2915 20.5459 14.7074 0.0220 Fugitive 1.3656 1.3656 Fugitive 1.3176 1.3176 0.0000 2,046.943 2,046.9432 0.4499 N20 2,056.391 Category Ib/day Ib/day Off -Road 1.2872 13.2076 I PM10 I PM10 Total PM2.5 PM2.5 0.7438 2 1,368.436 6 1,368.4366 I I Total 3.2915 20.5459 14.7074 0.0220 0.0000 1.3656 1.3656 0.0000 1.3176 1.3176 0.0000 2,046.943 2,046.9432 0.4499 0.0000 2,056.391 0.0000 Vendor 0.0388 0.3542 0.4914 8.6000e- 0.0250 5.5400e- 0.0305 7.1200e- 5.0900e- 2 86.0122 86.0122 6.3000e- Mitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive I Exhaust IPM2.5Tota Bio -0O2 NBio"7 02 CH4 N20 CO2e Category Ib/day Ib/day Off -Road 1.2872 13.2076 I PM10 I PM10 Total PM2.5 PM2.5 0.7438 0.7438 1,368.436 6 1,368.4366 I I Category Ib/day Ib/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0388 0.3542 0.4914 8.6000e- 0.0250 5.5400e- 0.0305 7.1200e- 5.0900e- 0.0122 86.0122 86.0122 6.3000e- 86.0255 004 003 003 003 004 Worker 0.0950 0.1282 1.3445 3.3400e- 0.2906 2.0300e- 0.2927 0.0771 1.8700e- 0.0789 279.3876 279.3876 0.0139 279.6790 003003 003 Total 0.1337 0.4823 1.8358 4.2000e- 0.3156 7.5700e- 0.3232 0.0842 6.9600e- 0.0912 365.3998 365.3998 0.0145 365.7044 003 003 003 3.7 Paving - 2016 Unmitigated Construction On -Site ROG I NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 I Exhaust PM2.5 IPM2.6Tota Bio -0O2 NBio- CO2 Total CO2 CH4 I N20 I CO2e Category Ib/day Ib/day Off -Road 1.2872 13.2076 9.0880 0.0133 0.8075 0.8075 0.7438 0.7438 1,368.436 6 1,368.4366 0.4053 1,376.947 Paving 0.0917 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 1.3789 13.2076 9.0880 0.0133 0.8075 0.8075 0.7438 0.7438 1,368.436 6 1,368.4366 0.4053 1,376.947 Unmitigated Construction Off -Site ROG I NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 I Exhaust PM2.5 IPM2.5Tota Bio- CO2 NBio- CO2 Total CO2 CH4 I N20 I CO2e Category Ib/day Ib/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0475 0.0641 0.6722 1.6700e- 003 0.1453 1.0200e- 003 0.1463 0.0385 9.4000e- 004 0.0395 139.6938 139.6938 6.9400e- 003 139.8395 Total 0.0475 0.0641 0.6722 1 1.6700e- 003 0.1453 1.0200e- 003 0.1463 0.0385 9.4000e- 004 0.0395 139.6938 1 139.6938 1 6.9400e- 003 139.8395 Mitigated Construction On -Site ROG I NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 I Exhaust PM2.5 IPM2.6Tota Bio -0O2 NBio- CO2 Total CO2 CH4 I N20 I CO2e Category Ib/day Ib/day Off -Road 1.2872 13.2076 9.0880 0.0133 0.8075 0.8075 PM10 0.7438 0.7438 0.0000 1,368.436 6 1,368.4366 0.4053 1,376.9473- Paving 0.0917 I I 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Total 1.3789 13.2076 9.0880 0.0133 0.8075 0.8075 0.7438 0.7438 0.0000 1,368.436 6 1,368.4366 0.4053 1,376.947 Mitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive I Exhaust IPM2.6Tota Bio -0O2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 I PM10 Total PM2.5 I I PM2.5 I I Category Ib/day Ib/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 I CO2e 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0475 0.0641 0.6722 1.6700e- 003 0.1453 1.0200e- 003 0.1463 0.0385 9.4000e- 004 0.0395 1 139.6938 139.6938 6.9400e- 003 139.8395 Total 0.0475 1 0.0641 1 0.6722 1 1.6700e- 003 0.1453 1.0200e- 003 0.1463 0.0385 9.4000e- 004 1 0.0395 139.6938 1 139.6938 1 6.9400e- 003 139.8395 3.8 Architectural Coating - 2016 Unmitigated Construction On -Site ROG NOx CO I SO2 I Fugitive PM10 Exhaust PM10 PM10 Total I Fugitive PM2.5 Exhaust PM2.5 PM2.5 Tota Bio -0O2 NBio- CO2 Total CO2 CH4 I N20 I CO2e Category Ib/day Ib/day Archit. Coating 42.3164 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off -Road 0.3685 2.3722 1.8839 2.9700e- 003 0.0000 0.1966 0.1966 0.0000 0.1966 0.1966 281.4481 281.4481 0.0332 282.1449 Total 42.6849 2.3722 1.8839 2.9700e- 003 0.0559 0.1966 0.1966 0.0148 0.1966 0.1966 281.4481 281.4481 0.0332 282.1449 Unmitigated Construction Off -Site ROG I NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 I Exhaust PM2.5 PM2.5 Tota Bio -0O2 NBio- CO2 Total CO2 CH4 1 N20 1 CO2e Category Ib/day Ib/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0183 0.0247 0.2586 6.4000e- 004 0.0559 3.9000e- 004 0.0563 0.0148 3.6000e- 004 0.0152 53.7284 53.7284 2.6700e- 003 53.7844 Total 0.0183 0.0247 0.2586 6.4000e- 0.0559 3.9000e- 0.0563 0.0148 3.6000e- 0.0152 Total CO2 53.7284 53.7284 2.6700e- Category Ib/day Ib/day 53.7844 0.0000 0.0000 1 0.0000 004 0.0000 004 1 1 0.0000 004 1 0.0000 1 003 2.3722 1.8839 Mitigated Construction On -Site ROG I NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total I Fugitive PM2.5 I Exhaust I PM2.5 IPM2.5Tota Bio -0O2 NBio- CO2 Total CO2 CH4 I N20 I CO2e Category Ib/day Ib/day Archit. Coating 42.3164 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off -Road 0.3685 2.3722 1.8839 2.9700e- 003 0.0000 0.1966 0.1966 0.0000 0.1966 0.1966 0.0000 281.4481 281.4481 0.0332 282.1449 Total 42.6849 2.3722 1.8839 2.9700e- 003 0.0559 0.1966 0.1966 0.0148 0.1966 0.1966 0.0000 281.4481 281.4481 0.0332 282.1449 Mitigated Construction Off -Site ROG I NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust I PM2.5 PM2.5 Tota Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e Category Ib/day Ib/day Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 0.0183 0.0247 0.2586 6.4000e- 004 0.0559 3.9000e- 004 0.0563 0.0148 3.6000e- 004 0.0152 53.7284 53.7284 2.6700e- 003 53.7844 Total 0.0183 0.0247 0.2586 1 6.4000e- 004 0.0559 3.9000e- 004 0.0563 0.0148 1 3.6000e- 004 0.0152 53.7284 1 53.7284 1 2.6700e- 003 53.7844 CalEEMod Version: CalEEMod.2013.2.2 Page 1 of 1 Date: 12/16/2013 8:55 AM 36 -unit Live/Work Development Orange County, Annual 1.0 Project Characteristics 1.1 Land Usage Land Uses Size Metric Lot Acreage Floor Surface Area Population Parking Lot 39.00 Space 0.35 0.00 0 Condo/Townhouse 36.00 Dwelling Unit 1.30 54,102.00 103 1.2 Other Project Characteristics Urbanization Urban Wind Speed (m/s) 2.2 Precipitation Freq (Days) 30 Climate Zone 8 Operational Year 2016 Utility Company Southern California Edison CO2 Intensity 630.89 CH4Intensity 0.029 N20 Intensity 0.006 (Ib/MWhr) (Ib/MWhr) (Ib/MWhr) 1.3 User Entered Comments & Non -Default Data Project Characteristics - Land Use - Total Lot Acreage = 1.88; 0.23 acres in open space. 39 parking spaces are outside of the garages. Construction Phase - Default Building Construction increased by a factor of 2.275 to reflect 24 month construction schedule. Trips and VMT - Demolition - Two buildings on site to be demolished. Demolition of paving calucated with the assumption that entire site, minus area occupied by buildings, Grading - The subject site is expecting minimal import requiring in the magnitude of less than 800 CY. 800 CY used as a conservative value. Construction Off-road Equipment Mitigation - Table Name Column Name Default Value New Value tblAreaCoating Area—Residential—Exterior 36519 0 tblAreaCoating Area_Residential_Interior 109557 0 tblConstruction Phase NumDays 200.00 455.00 tblGrading Material Imported 0.00 800.00 tblLandUse Land UseSq uareFeet 15,600.00 0.00 tblLandUse Land UseSquareFeet 36,000.00 54,102.00 tblLandUse LotAcreage 2.25 1.30 tblProjectCharacteristics Operationaffear 2014 2016 2.0 Emissions Summary 2.1 Overall Construction Unmitigated Construction ROG NOx CO S02 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 720 CO2e CH4 I N20 I CO2e Year PM10 I PM10 Total PM2.5 I PM2.5 Total I I Year tons/yr MT/yr 2014 0.2915 1.9704 1.4780 2.0700e- 0.0547 0.1295 0.1842 0.0165 0.1239 0.1403 0.0000 181.4351 181.4351 0.0383 0.0000 182.2396 003 2015 0.4879 2.8865 2.2206 3.4200e- 0.0405 0.1949 0.2354 0.0108 0.1882 0.1990 0.0000 288.5015 288.5015 0.0580 0.0000 289.7192 003 2016 0.3693 0.9935 0.7796 1.2300e- 0.0145 0.0648 0.0792 3.8700e- 0.0623 0.0662 0.0000 103.7543 103.7543 0.0204 0.0000 104.1818 003 003 Total 1.1487 5.8504 4.4782 6.7200e- 0.1096 0.3892 0.4988 0.0311 0.3744 0.4056 0.0000 573.6909 573.6909 0.1167 0.0000 576.1407 1 003 1 1 1 Mitigated Construction ROG NOx CO SO2 I Fugitive PM10 Exhaust PM10 PM10 Total I Fugitive PM2.5 Exhaust PM2.5 PM2.5 Total Bio- CO2 NBio- CO2 Total CO2 CH4 I N20 I CO2e Year tons/yr MT/yr 2014 0.2915 1.9704 1.4780 2.0700e- 0.0347 0.1295 0.1642 0.0100 0.1239 0.1339 0.0000 181.4350 181.4350 0.0383 0.0000 182.2394 N20 CO2e 7/26/2014 003 2 4 Grading Grading PM10 PM10 Total PM2.5 PM2.5 Total 5/2/2016 5 455 2015 0.4879 2.8865 2.2206 3.4200e- 0.0405 0.1949 0.2354 0.0108 0.1882 0.1990 0.0000 288.5012 288.5012 0.0580 0.0000 289.7190 0.00 0.00 0.00 003 0.00 0.00 Reduction 2016 0.3693 0.9935 0.7796 1.2300e- 0.0145 0.0648 0.0792 3.8700e- 0.0623 0.0662 0.0000 103.7542 103.7542 0.0204 0.0000 104.1817 003 1 1 1 1 003 Total 1.1487 5.8504 4.4782 6.7200e- 0.0896 0.3892 0.4788 0.0247 0.3744 0.3991 0.0000 573.6903 573.6903 0.1167 0.0000 576.1401 1 1 003 1 1 1 1 1 1 1 1 1 1 1 1 3.0 Construction Detail Construction Phase Phase Phase Name Number ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio -0O2 NBio-CO2 Total CO2 CH4 N20 CO2e 7/26/2014 7/29/2014 5 2 4 Grading Grading PM10 PM10 Total PM2.5 PM2.5 Total 5/2/2016 5 455 6 Paving Paving 5/3/2016 5/16/2016 5 Percent 0.00 0.00 0.00 0.00 18.24 0.00 4.01 20.75 0.00 1.60 0.00 0.00 0.00 0.00 0.00 0.00 Reduction 3.0 Construction Detail Construction Phase Phase Phase Name Number Phase Type Start Date End Date Num Days Week Num Days Phase Description 1 Demolition Demolition 6/1/2014 6/27/2014 5 20 2 Demolition - Paving Demolition 6/28/2014 7/25/2014 5 20 3 Site Preparation Site Preparation 7/26/2014 7/29/2014 5 2 4 Grading Grading 7/30/2014 8/4/2014 5 4 5 Building Construction Building Construction 8/5/2014 5/2/2016 5 455 6 Paving Paving 5/3/2016 5/16/2016 5 10 7 Architectural Coating Architectural Coating 5/17/2016 5/30/2016 5 10 Acres of Grading (Site Preparation Phase): 1 Acres of Grading (Grading Phase): 1.5 Acres of Paving: 0 Residential Indoor: 109,557; Residential Outdoor: 36,519; Non -Residential Indoor: 0; Non -Residential Outdoor: 0 (Architectural Coating - OffRoad Equipment Phase Name Offroad Equipment Type Amount Usage Hours Horse Power Load Factor Demolition Concrete/Industrial Saws 1 8.00 81 0.7 Demolition Rubber Tired Dozers 1 8.00 255 0.4 Demolition Tractors/Loaders/Backhoes 3 8.00 97 0.3 Demolition - Paving Concrete/Industrial Saws 1 8.00 81 0.7 Demolition - Paving Rubber Tired Dozers 1 8.00 255 0.413 Demolition - Paving Tractors/Loaders/Backhoes 3 8.00 97 0.3 Site Preparation Graders 1 8.00 174 0.41 Site Preparation Rubber Tired Dozers 1 7.00 255 0.413 Site Preparation Tractors/Loaders/Backhoes 1 8.00 97 0.3 Grading Graders 1 6.00 174 0.41 Grading Rubber Tired Dozers 1 6.00 255 0.4 Grading Tractors/Loaders/Backhoes 1 7.00 97 0.3 Building Construction Cranes 1 6.00 226 0.2 Building Construction Forklifts 1 6.00 89 0.2 Building Construction Generator Sets 1 8.00 84 0.7 Building Construction Tractors/Loaders/Backhoes 1 6.00 97 0.3 Building Construction Welders 3 8.00 46 0.4 Paving Cement and Mortar Mixers 1 6.00 9 0.5 Paving Pavers 1 6.00 125 0.4 Paving Paving Equipment 1 8.00 130 0.3 Paving Rollers 1 7.00 80 0.3 Paving Tractors/Loaders/Backhoes 1 8.00 97 0.3 Architectural Coating Air Compressors 1 6.00 78 0.4 Trips and VMT Phase Name Offroad Equipment Count Worker TripVendor Number Trip Number Hauling Trip Number Worker Trip Length Vendor Trip Length Hauling Trip Worker Vehicle Length Class Vendor Hauling Vehicle Class Vehicle Class 1HDT-Mix Demolition 5 13.00 0.00 18.00 14.70 6.90 20.00 LD Mix HDT Mix HHDT Demolition - Paving 5 13.00 0.00 140.00 14.70 6.90 20.00 LD -Mix HHDT Site Preparation 3 8.00 0.00 0.00 14.70 6.90 20.00 LD -Mix HDT_Mix HHDT Grading 3 8.00 0.00 100.00 14.70 6.90 20.00 LD -Mix HDT_Mix HHDT Building Construction 7 26.00 4.00 0.00 14.70 6.90 20.00 LD -Mix HDT_Mix HHDT Paving 5 13.00 0.00 0.00 14.70 6.90 20.00 LD -Mix HDT_Mix HHDT Architectural Coating 1 5.00 0.00 0.00 14.70 6.90 20.00 LD -Mix HDT_Mix HHDT 3.1 Mitigation Measures Construction Water Exposed Area Reduce Vehicle Speed on Unpaved Roads Clean Paved Roads 3.2 Demolition - 2014 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e Hauling 2.1000e- 004 I 2.28OOe- 003 I PM10 I PM10 Total PM2.5 PM2.5 Total 0.6199 0.6199 1.000Oe- 005 I I Category tons/yr MT/yr Fugitive Dust 0.0000 0.0000 0.0000 1.9900e- 0.0000 1.9900e- 3.000Oe- 0.0000 3.000Oe- 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 003 003 004 004 Off -Road 0.0316 0.3048 0.2219 2.5000e- 0.0194 0.0194 0.0182 0.0182 0.0000 22.9494 22.9494 5.8300e- 0.0000 23.0718 004 003 Total 0.0316 0.3048 0.2219 2.5000e- 1.9900e- 0.0194 0.0214 3.000Oe- 0.0182 0.0185 0.0000 22.9494 22.9494 5.8300e- 0.0000 23.0718 004 003 004 003 Unmitigated Construction Off -Site ROG I NOx I CO I SO2 I Fugitive PM10 Exhaust PM10 PM10 Total I Fugitive PM2.5 I Exhaust PM2.5 PM2.5 Bio- CO2 Total NBio- CO2 Total CO2 CH4 I N20 I CO2e Category tons/yr MT/yr Hauling 2.1000e- 004 3.37OOe- 003 2.28OOe- 003 1.000Oe- 005 1.5000e- 004 6.000Oe- 005 2.1000e- 004 4.000Oe- 005 6.000Oe- 005 1.000Oe- 0.0000 004 0.6199 0.6199 1.000Oe- 005 0.0000 0.6200 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 5.4000e- 8.1000e- 8.3900e- 2.00OOe- 1.4300e- 1.00OOe- 1.4400e- 3.8000e- 1.00OOe- 3.9000e- 0.0000 1.3821 1.3821 7.000Oe- 0.0000 1.3837 004 004 003 005 003 005 003 004 005 004 I 005 Category tons/yr MT/yr Fugitive Dust Total 7.5000e- 4.1800e- 0.0107 3.00OOe- 1.5800e- 7.00OOe- 1.6500e- 4.2000e- 7.00OOe- 4.9000e- 0.0000 J 2.0020 2.0020 8.00OOe- 0.0000 2.0037 004 003 003 005 003 005 003 004 005 004 004 005 005 Off -Road 0.0316 Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e CO2e I I I PM10 I PM10 Total PM2.5 I PM2.5 I Total Total I I Category tons/yr MT/yr Fugitive Dust Category tons/yr MT/yr Hauling 2.1000e- 3.3700e- 7.8000e- 0.0000 7.8000e- 1.2000e- 0.0000 1.2000e- 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.6200 004 003 004 005 004 004 004 004 005 004 1 005 Off -Road 0.0316 0.3048 0.2219 2.5000e- 0.0000 0.0194 0.0194 0.0000 0.0182 0.0182 0.0000 22.9494 22.9494 5.8300e- 0.0000 23.0717 0.0000 0.0000 Worker 5.4000e- 004 8.3900e- 2.00OOe- 1.4300e- 1.00OOe- 1.4400e- 3.800Oe- 1.00OOe- 3.9000e- 0.0000 003 1.3821 7.00OOe- Total 0.0316 0.3048 0.2219 2.5000e- 7.8000e- 0.0194 0.0202 1.2000e- 0.0182 0.0183 0.0000 22.9494 22.9494 5.8300e- 0.0000 23.0717 7.5000e- t:J 004 004 3.00OOe- 1.5800e- 004 1.6500e- 4.2000e- 7.00OOe- 4.9000e- 0.0000 003 2.0020 8.00OOe- Mitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 N137CO2 Total CO2 CH4 N2O CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Total I I Category tons/yr MT/yr Hauling 2.1000e- 3.3700e- 2.2800e- 1.00OOe- 1.5000e- 6.00OOe- 2.1000e- 4.00OOe- 6.00OOe- 1.00OOe- 0.0000 0.6199 0.6199 1.000Oe- 0.0000 0.6200 004 003 003 005 004 005 004 005 005 004 005 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 5.4000e- 8.100Oe- 8.3900e- 2.00OOe- 1.4300e- 1.00OOe- 1.4400e- 3.800Oe- 1.00OOe- 3.9000e- 0.0000 1.3821 1.3821 7.00OOe- 0.0000 1.3837 004 004 003 005 003 005 003 004 005 004 005 7.5000e- t:J 4.1800e- 0.0107 3.00OOe- 1.5800e- 7.00OOe- 1.6500e- 4.2000e- 7.00OOe- 4.9000e- 0.0000 2.0020 2.0020 8.00OOe- 0.0000 2.0037 004 003 005 003 005 003 004 005 004 005 3.3 Demolition - Paving - 2014 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e CH4 I I I PM10 I PM10 Total PM2.5 I PM2.5 Total Total PM2.5 I I I Category tons/yr MT/yr Fugitive Dust 0.0262 0.0177 5.00OOe- 0.0151 0.0000 0.0151 2.2900e- 0.0000 2.2900e- 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 003 005 003 004 003 003 004 003 005 Off -Road 0.0316 0.3048 0.2219 2.5000e- 0.0000 0.0194 0.0194 0.0000 0.0182 0.0182 0.0000 22.9494 22.9494 5.8300e- 0.0000 23.0718 Worker 5.4000e- 8.1000e- 8.3900e- 004 1.4300e- 1.00OOe- 1.4400e- 3.8000e- 1.00OOe- 3.9000e- 0.0000 1.3821 1.3821 003 0.0000 1.3837 Total 0.0316 0.3048 0.2219 2.5000e- 0.0151 0.0194 0.0345 2.2900e- 0.0182 0.0205 0.0000 22.9494 22.9494 5.8300e- 0.0000 23.0718 Total 2.2000e- 0.0270 0.0261 004 2.6300e- 4.8000e- 3.1100e- 003 4.4000e- 1.1500e- j 0.0000 6.2035 6.2035 003 0.0000 6.2059 Unmitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 N137CO2 Total CO2 CH4 N2O CO2. CH4 I I I PM10 PM10 Total PM2.5 I PM2.5 Total Total PM2.5 I I I Category tons/yr MT/yr Hauling 1.6600e- 0.0262 0.0177 5.00OOe- 1.200Oe- 4.7000e- 1.6700e- 3.300Oe- 4.300Oe- 7.6000e- 0.0000 4.8214 4.8214 4.000Oe- 0.0000 4.8222 003 005 003 004 003 004 004 004 005 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 5.4000e- 8.1000e- 8.3900e- 2.00OOe- 1.4300e- 1.00OOe- 1.4400e- 3.8000e- 1.00OOe- 3.9000e- 0.0000 1.3821 1.3821 7.00OOe- 0.0000 1.3837 004 1 004 003 005 003 005 003 004 005 004 005 Total 2.2000e- 0.0270 0.0261 7.00OOe- 2.6300e- 4.8000e- 3.1100e- 7.1000e- 4.4000e- 1.1500e- j 0.0000 6.2035 6.2035 1.1000e- 0.0000 6.2059 003 005 003 004 003 004 004 003 004 1 Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N2O CO2e I I I PM10 I PM10 Total PM2.5 I PM2.5 I Total I I I I Category tons/yr MT/yr Fugitive Dust CO SO2 Fugitive 5.8900e- 0.0000 5.8900e- 8.9000e- 0.0000 8.9000e- 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 I I PM10 PM10 003 PM2.5 I 003 004 I 004 Category tons/yr MT/yr Hauling 1.6600e- 0.0262 Off -Road 0.0316 0.3048 0.2219 2.5000e- 1.6700e- 0.0194 0.0194 7.6000e- 0.0000 0.0182 0.0182 0.0000 22.9494 22.9494 5.8300e- 0.0000 23.0717 005 003 004 003 004 004 004 003 005 003 Vendor 0.0000 0.0000 Total 0.0316 0.3048 0.2219 2.5000e- 5.8900e- 0.0194 0.0253 8.9000e- 0.0182 0.0191 0.0000 22.9494 22.9494 5.8300e- 0.0000 23.0717 8.3900e- 2.000Oe- 1.4300e- 004 003 3.8000e- 1.000Oe- 004 1.3821 1.3821 7.000Oe- 0.0000 003 004 1 004 Mitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e CO2e I I I PM10 PM10 Total PM2.5 I PM2.5 Total I Category tons/yr MT/yr Hauling 1.6600e- 0.0262 0.0177 5.000Oe- 1.2000e- 4.7000e- 1.6700e- 3.3000e- 4.3000e- 7.6000e- 0.0000 4.8214 4.8214 4.000Oe- 0.0000 4.8222 003 0.0000 005 003 004 003 004 004 004 003 005 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 5.4000e- 8.1000e- 8.3900e- 2.000Oe- 1.4300e- 1.000Oe- 1.4400e- 3.8000e- 1.000Oe- 3.9000e- 0.0000 1.3821 1.3821 7.000Oe- 0.0000 1.3837 004 1 004 003 005 003 005 003 004 005 004 005 2.2000e- t:j 0.0270 0.0261 7.000Oe- 2.6300e- 4.8000e- 3.1100e- 7.1000e- 4.4000e- 1.1500e- 0.0000 6.2035 6.2035 1.1000e- 0.0000 6.2059 003 005 003 004 003 004 004 003 004 3.4 Site Preparation - 2014 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 N137CO2 Total CO2 CH4 N20 CO2e I I I PM10 I PM10 Total PM2.5 I PM2.5 I Total I I Category tons/yr MT/yr Fugitive Dust 5.8000e- 0.0000 5.8000e- 2.9500e- 0.0000 2.9500e- 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 003 003 003 003 Off -Road 2.5500e- 0.0272 0.0171 2.000Oe- 1.4800e- 1.4800e- 1.3600e- 1.3600e- 0.0000 1.6521 1.6521 4.9000e- 0.0000 1.6623 003 005 003 003 003 003 004 Total 2.5500e- 0.0272 0.0171 2.00OOe- 5.8000e- 1.4800e- 7.2800e- 2.9500e- 1.3600e- 4.3100e- 0.0000 1.6521 1.6521 4.9000e- 0.0000 1.6623 0.0000 003 0.0000 1 005 1 003 003 003 003 003 003 1 1 1 004 1 0.0000 1 Unmitigated Construction Off -Site ROG I NOx I CO I SO2 I Fugitive PM10 Exhaust PM10 PM10 Total I Fugitive PM2.5 I Exhaust PM2.5 PM2.5 Bio- CO2 Total N137CO2 Total CO2 CH4 I N2O I CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 3.00OOe- 005 5.00OOe- 005 5.2000e- 004 0.0000 9.00OOe- 005 0.0000 9.00OOe- 005 2.00OOe- 005 0.0000 2.00OOe- 0.0000 005 0.0851 0.0851 0.0000 0.0000 0.0852 Total 3.00OOe- 005 5.00OOe- 005 5.2000e- 004 0.0000 9.00OOe- 005 0.0000 9.00OOe- 005 2.00OOe- 005 0.0000 2.00OOe- 0.0000 005 0.0851 0.0851 0.0000 0.0000 0.0852 Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 N137CO2 Total CO2 CH4 N2O CO2e I I I PM10 I PM10 Total PM2.5 I PM2.5 I Total I I Category tons/yr MT/yr Fugitive Dust 2.2600e- 0.0000 2.2600e- 1.1500e- 0.0000 1.1500e- 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 003 003 003 003 1 Off -Road 2.5500e- 0.0272 0.0171 2.00OOe- 1.4800e- 1.4800e- 1.3600e- 1.3600e- 0.0000 1.6521 1.6521 4.9000e- 0.0000 1.6623 003 005 003 003 003 003 004 Total 2.5500e- 0.0272 0.0171 2.00OOe- 2.2600e- 1.4800e- 3.7400e- 1.1500e- 1.3600e- 2.5100e -J 0.0000 1.6521 1.6521 4.9000e- 0.0000 1.6623 003 005 003 003 003 003 003 003 004 Mitiaated Construction Off -Site ROG I NOx I CO I SO2 I Fugitive PM10 Exhaust PM10 PM10 Total I Fugitive PM2.5 I Exhaust PM2.5 I PM2.5 Bio- CO2 Total IN 137- CO2 Total CO2 CH4 I N20 I CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 3.000Oe- 005 5.000Oe- 005 5.2000e- 004 0.0000 9.000Oe- 005 0.0000 9.000Oe- 005 2.000Oe- 005 0.0000 2.000Oe- 0.0000 005 0.0851 0.0851 0.0000 0.0000 0.0852 Total 3.000Oe- 005 5.000Oe- 005 5.2000e- 004 0.0000 9.000Oe- 005 0.0000 9.000Oe- 005 2.000Oe- 005 0.0000 2.0000e- 0.0000 005 0.0851 0.0851 0.0000 0.0000 0.0852 3.5 Grading - 2014 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e CH4 I I I PM10 I PM10 Total PM2.5 PM2.5 I Total I I Category tons/yr MT/yr Fugitive Dust 9.8700e- 0.0000 9.8700e- 5.0600e- 0.0000 5.0600e- 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 003 003 003 003 Off -Road 4.1500e- 0.0444 0.0283 3.000Oe- 2.4200e- 2.4200e- 2.2300e- 2.2300e- 0.0000 2.7137 2.7137 8.000Oe- 0.0000 2.7306 003 005 003 003 003 003 004 Total 4.1500e- 0.0444 0.0283 3.000Oe- 9.8700e- 2.4200e- 0.0123 5.0600e- 2.2300e- 7.2900e- 0.0000 2.7137 2.7137 8.000Oe- 0.0000 2.7306 003 005 003 003 003 003 003 004 Unmitigated Construction Off -Site ROG I NOx I CO I SO2 I Fugitive PM10 Exhaust PM10 PM10 Total I Fugitive PM2.5 I Exhaust PM2.5 PM2.5 Total Bio- CO2 N137CO2 Total CO2 CH4 I N20 I CO2e Category tons/yr MT/yr Hauling 1.1900e- 0.0187 0.0127 4.000Oe- 8.6000e- 3.3000e- 1.1900e- 2.4000e- 3.1000e- 5.4000e- 0.0000 3.4438 3.4438 3.000Oe- 0.0000 3.4444 003 I I 005 004 004 003 004 004 004 3.4438 I 005 Category tons/yr MT/yr Fugitive Dust Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 7.000Oe- 1.000Oe- 1.0300e- 0.0000 1.8000e- 0.0000 1.8000e- 5.000Oe- 0.0000 5.000Oe- 0.0000 0.1701 0.1701 1.000Oe- 0.0000 0.1703 005 004 003 004 2.4200e- 004 005 2.2300e- 0.0000 005 2.7137 8.000Oe- 005 2.7306 003 Total 1.2600e- 0.0188 0.0137 4.000Oe- 1.0400e- 3.3000e- 1.3700e- 2.9000e- 3.1000e- 5.9000e- 0.0000 3.6139 3.6139 4.000Oe- 0.0000 3.6147 003 0.0283 3.000Oe- 005 003 004 003 004 004 004 1 1 1 005 1 2.7306 003 Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 720 CO2e Category tons/yr MT/yr I I I PM10 I PM10 Total PM2.5 I PM2.5 I Total 5.4000e- 0.0000 004 3.4438 I 3.000Oe- 005 Category tons/yr MT/yr Fugitive Dust Vendor 0.0000 0.0000 0.0000 3.8500e- 0.0000 3.8500e- 1.9700e- 0.0000 1.9700e- 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 7.000Oe- 11 005 1.000Oe- 004 1.0300e- 003 003 1.8000e- 004 003 003 5.000Oe- 005 003 5.000Oe- 0.0000 005 0.1701 0.1701 1.000Oe- 005 0.0000 Off -Road 4.1500e- 0.0444 0.0283 3.000Oe- 2.4200e- 2.4200e- 2.2300e- 2.2300e- 0.0000 2.7137 2.7137 8.000Oe- 0.0000 2.7306 003 005 003 003 003 003 004 Total 4.1500e- 0.0444 0.0283 3.000Oe- 3.8500e- 2.4200e- 6.2700e- 1.9700e- 2.2300e- 4.2000e- 0.0000 2.7137 2.7137 8.000Oe- 0.0000 2.7306 003 005 003 003 003 003 003 003 004 Mitiaated Construction Off -Site ROG I NOx I CO I SO2 Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Bio- CO2 Total NBio- CO2 Total CO2 CH4 I N20 I CO2e Category tons/yr MT/yr Hauling 1.1900e- 003 0.0187 0.0127 4.000Oe- 005 8.6000e- 004 3.3000e- 004 1.1900e- 003 2.4000e- 004 3.1000e- 004 5.4000e- 0.0000 004 3.4438 3.4438 3.000Oe- 005 0.0000 3.4444 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 7.000Oe- 11 005 1.000Oe- 004 1.0300e- 003 0.0000 1.8000e- 004 0.0000 1.8000e- 004 5.000Oe- 005 0.0000 5.000Oe- 0.0000 005 0.1701 0.1701 1.000Oe- 005 0.0000 0.1703 Total 1.2600e- 0.0188 0.0137 4.000Oe- 1.0400e- 3.3000e- 1.3700e- 2.9000e- 3.1000e- 5.9000e- 0.0000 3.6139 3.6139 4.000Oe- 0.0000 3.6147 I 003 PM10 Total 005 003 004 003 004 004 004 1 1 1 1.2055 005 1.1700e- 0.0000 3.6 Building Construction - 2014 Unmitiaated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 I PM10 Total PM2.5 I PM2.5 I Total I 1 Category tons/yr MT/yr Off -Road 0.2091 1.2055 0.8191 1.1700e- 0.0000 0.0854 0.0854 0.0000 0.0826 0.0826 0.0000 100.1788 100.1788 0.0243 0.0000 100.6889 Vendor 2.5000e- 0.0251 0.0289 003 1.3200e- 4.6000e- 1.7800e- 3.8000e- 4.2000e- 8.000Oe- 0.0000 4.2985 4.2985 4.000Oe- 0.0000 4.2994 Total 0.2091 1.2055 0.8191 1.1700e- 003 0.0854 0.0854 004 0.0826 0.0826 0.0000 100.1788 100.1788 0.0243 0.0000 100.6889 Worker 5.8100e- 8.6500e- 0.0898 003 0.0153 1.2000e- 0.0154 4.0600e- 1.1000e- 4.1700e- 0.0000 14.7887 14.7887 8.000Oe- 0.0000 14.8055 Unmitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I PM10 PM10 Total PM2.5 I PM2.5 Total I I Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 2.5000e- 0.0251 0.0289 5.000Oe- 1.3200e- 4.6000e- 1.7800e- 3.8000e- 4.2000e- 8.000Oe- 0.0000 4.2985 4.2985 4.000Oe- 0.0000 4.2994 003 005 003 004 003 004 004 004 005 Worker 5.8100e- 8.6500e- 0.0898 1.8000e- 0.0153 1.2000e- 0.0154 4.0600e- 1.1000e- 4.1700e- 0.0000 14.7887 14.7887 8.000Oe- 0.0000 14.8055 003 003 004 004 003 004 003 004 Total 8.3100e- 0.0338 0.1187 2.3000e- 0.0166 5.8000e- 0.0172 4.4400e- 5.3000e- 4.9700e- 0.0000 19.0873 19.0873 8.4000e- 0.0000 19.1048 003 004 004 003 1 004 003 1 1 004 1 Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 137- CO2 Total CO2 CH4 720 CO2e CH4 I I I PM10 I PM10 Total PM2.5 I PM2.5 I Total I IN 1 1 Category tons/yr MT/yr Off -Road 0.2091 1.2055 0.8191 1.1700e- 0.0000 0.0854 0.0854 0.0000 0.0826 0.0826 0.0000 100.1787 100.1787 0.0243 0.0000 100.6888 Vendor 2.5000e- 0.0251 0.0289 003 1.3200e- 4.6000e- 1.7800e- 3.8000e- 4.2000e- 8.00OOe- 0.0000 4.2985 4.2985 4.00OOe- 0.0000 4.2994 Total 0.2091 1.2055 0.8191 1.1700e- 003 0.0854 0.0854 004 0.0826 0.0826 0.0000 100.1787 100.1787 0.0243 0.0000 100.6888 Worker 5.8100e- 8.650Oe- 0.0898 003 0.0153 1.2000e- 0.0154 4.0600e- 1.100Oe- 4.1700e- 0.0000 14.7887 14.7887 8.00OOe- 0.0000 14.8055 Mitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e CH4 I I Category PM10 PM10 Total PM2.5 I PM2.5 Total I I Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 2.5000e- 0.0251 0.0289 5.00OOe- 1.3200e- 4.6000e- 1.7800e- 3.8000e- 4.2000e- 8.00OOe- 0.0000 4.2985 4.2985 4.00OOe- 0.0000 4.2994 003 005 003 004 003 004 004 004 005 Worker 5.8100e- 8.650Oe- 0.0898 1.8000e- 0.0153 1.2000e- 0.0154 4.0600e- 1.100Oe- 4.1700e- 0.0000 14.7887 14.7887 8.00OOe- 0.0000 14.8055 003 003 004 004 003 004 003 004 Total 8.3100e- 0.0338 0.1187 2.3000e- 0.0166 5.8000e- 0.0172 4.4400e- 5.3000e- 4.9700e- 0.0000 19.0873 19.0873 8.4000e- 0.0000 19.1048 003 004 004 1 003 1 004 003 1 I 1 004 1 3.6 Building Construction - 2015 Unmitigated Construction On -Site ROG I NOx I CO I SO2 I Fugitive PM10 Exhaust PM10 PM10 Total I Fugitive PM2.5 I Exhaust PM2.5 PM2.5 Total Bio- CO2 N137CO2 Total CO2 CH4 I N20 I CO2e Category tons/yr MT/yr Off -Road 0.4698 2.8141 1.9580 2.8600e- Fugitive 0.1938 0.1938 Fugitive 0.1872 0.1872 0.0000 243.3605 243.3605 0.0561 0.0000 244.5392 I I 003 PM10 I PM10 Total PM2.5 I PM2.5 I Total Total I I Total 0.4698 2.8141 1.9580 2.8600e- 0.0000 0.1938 0.1938 0.0000 0.1872 0.1872 0.0000 243.3605 243.3605 0.0561 0.0000 244.5392 0.0000 Vendor 5.3700e- 0.0534 003 1.1000e- 3.2100e- 8.7000e- 4.0800e- 9.2000e- 8.00OOe- 1.7100e- 0.0000 10.3463 10.3463 8.00OOe- 0.0000 Unmitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 N137CO2 Total CO2 CH4 N20 CO2e I I I PM10 I PM10 Total PM2.5 I PM2.5 I Total Total I I Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 5.3700e- 0.0534 0.0653 1.1000e- 3.2100e- 8.7000e- 4.0800e- 9.2000e- 8.00OOe- 1.7100e- 0.0000 10.3463 10.3463 8.00OOe- 0.0000 10.3480 003 004 003 004 003 004 004 003 0.1938 005 0.1872 0.0000 243.3602 Worker 0.0128 0.0190 0.1973 4.4000e- 0.0373 2.8000e- 0.0375 9.8900e- 2.5000e- 0.0101 0.0000 34.7947 34.7947 1.7800e- 0.0000 34.8320 004 004 003 004 003 Total 0.0181 0.0724 0.2626 5.5000e- 0.0405 1.1500e- 0.0416 0.0108 1.0500e- 0.0119 0.0000 45.1410 45.1410 1.8600e- 0.0000 45.1800 1 004 1 003 003 003 Mitiaated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 I PM10 Total PM2.5 I PM2.5 I Total I I Category tons/yr MT/yr Off -Road 0.4698 2.8141 1.9580 2.8600e- 0.1938 0.1938 0.1872 0.1872 0.0000 243.3602 243.3602 0.0561 0.0000 244.5389 003 Total 0.4698 2.8141 1.9580 2.8600e- 0.1938 0.1938 0.1872 0.1872 0.0000 243.3602 243.3602 0.0561 0.0000 244.5389 003 1 Mitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 mm N20 CO2e CO2e I I PM10 I PM10 Total PM2.5 I PM2.5 I Total PM2.5 I Total I I Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 5.3700e- 0.0534 0.0653 1.1000e- 3.2100e- 8.7000e- 4.0800e- 9.2000e- 8.000Oe- 1.7100e- 0.0000 10.3463 10.3463 8.000Oe- 0.0000 10.3480 003 004 003 004 003 004 004 003 0.0594 005 0.0573 Worker 0.0128 0.0190 0.1973 4.4000e- 0.0373 2.8000e- 0.0375 9.89OOe- 2.5000e- 0.0101 0.0000 34.7947 34.7947 1.7800e- 0.0000 34.8320 1 004 004 003 1 004 003 Total 0.0181 0.0724 0.2626 5.5000e- 0.0405 1.1500e- 0.0416 0.0108 1.0500e- 0.0119 0.0000 45.1410 45.1410 1.8600e- 0.0000 45.1800 004 003 003 1 003 3.6 Building Construction - 2016 Unmitigated Construction On -Site Unmitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 I PM10 Total PM2.5 I PM2.5 I Total I I Category tons/yr MT/yr Off -Road 0.1432 0.8937 0.6398 9.5000e- 0.0594 0.0594 0.0573 0.0573 0.0000 80.7776 80.7776 0.0178 0.0000 81.1504 004 Total 0.1432 0.8937 0.6398 9.5000e- 0.0594 0.0594 0.0573 0.0573 0.0000 80.7776 80.7776 0.0178 0.0000 81.1504 004 1 Unmitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio -0O2 NBio- CO2 Total CO2 CH4 N20 CO2e CO2e I I I PM10 PM10 Total PM2.5 PM2.5 Total Total I Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 1.6300e- 0.0157 0.0205 4.000Oe- 1.0700e- 2.4000e- 1.3100e- 3.1000e- 2.2000e- 5.3000e- 0.0000 3.4110 3.4110 2.000Oe- 0.0000 3.4115 003 Total 0.1432 005 003 004 003 004 004 004 0.0573 0.0573 005 80.7775 80.7775 Worker 3.8600e- 5.7200e- 0.0597 1.5000e- 0.0124 9.000Oe- 0.0125 3.3000e- 8.000Oe- 3.3800e- 0.0000 11.1914 11.1914 5.5000e- 0.0000 11.2029 003 003 004 005 003 005 003 004 Total 5.4900e- 0.0214 0.0802 1.9000e- 0.0135 3.3000e- 0.0138 3.6100e- 3.000Oe- 3.9100e- 0.0000 14.6024 14.6024 5.7000e- 0.0000 14.6144 003 004 004 003 004 003 1 004 1 Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 N20 CO2e I I I PM10 I PM10 Total PM2.5 I PM2.5 I Total I I Category tons/yr MT/yr Off -Road 0.1432 0.8937 0.6398 9.5000e- 0.0594 0.0594 0.0573 0.0573 0.0000 80.7775 80.7775 0.0178 0.0000 81.1503 004 Total 0.1432 0.8937 0.6398 9.5000e- 0.0594 0.0594 0.0573 0.0573 0.0000 80.7775 80.7775 0.0178 0.0000 81.1503 004 1 Mitigated Construction Off -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 I N20 I CO2e PM10 PM10 Total PM2.5 PM2.5 Total Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 1 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 1 0.0000 1 0.0000 1 0.0000 1 0.0000 1 0.0000 Vendor 1.6300e- 003 0.0157 0.0205 4.000Oe- 005 1.0700e- 003 2.4000e- 004 1.3100e- 003 3.1000e- 004 2.2000e- 004 5.3000e- 0.0000 004 3.4110 3.4110 1 2.000Oe- 005 0.0000 3.4115 Worker 3.8600e- 5.7200e- 0.0597 1.5000e- 0.0124 9.000Oe- 0.0125 3.3000e- 8.000Oe- 3.3800e- 0.0000 11.1914 11.1914 5.5000e- 0.0000 11.2029 003 003 7.000Oe- 004 4.0400e- 005 0.0000 003 005 003 6.2071 1.8400e- 004 6.2457 003 Total 5.4900e- 0.0214 0.0802 1.9000e- 0.0135 3.3000e- 0.0138 3.6100e- 3.000Oe- 3.9100e- 0.0000 14.6024 14.6024 5.7000e- 0.0000 14.6144 003 3.3000e- 004 3.4300e- 003 004 0.0000 004 7.2000e- 004 003 004 003 0.0000 0.0000 004 0.0000 004 3.7 Paving - 2016 Unmitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 N137CO2 Total CO2 CH4 N20 CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 I PM10 PM10 Total PM2.5 PM2.5 Total 0.0000 0.0000 0.0000 I I Category tons/yr MT/yr Off -Road 6.4400e- 0.0660 0.0454 7.000Oe- 0.0000 4.0400e- 4.0400e- 0.0000 3.7200e- 3.7200e- 0.0000 6.2071 6.2071 1.8400e- 0.0000 6.2457 003 Worker 2.2000e- 004 3.3000e- 004 005 1.000Oe- 005 003 003 7.2000e- 004 003 003 1.9000e- 0.0000 004 0.6432 003 3.000Oe- 005 0.0000 Paving 4.6000e- Total 2.2000e- 004 3.3000e- 004 3.4300e- 003 1.000Oe- 005 0.0000 0.0000 7.2000e- 004 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 004 Total 6.9000e- 0.0660 0.0454 7.000Oe- 4.0400e- 4.0400e- 3.7200e- 3.7200e- 0.0000 6.2071 6.2071 1.8400e- 0.0000 6.2457 003 005 003 003 003 003 003 Unmitigated Construction Off -Site ROG I NOx I CO I SO2 I Fugitive PM10 Exhaust PM10 PM10 Total I Fugitive PM2.5 I Exhaust PM2.5 PM2.5 Bio- CO2 Total N137CO2 Total CO2 CH4 I N20 I CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 2.2000e- 004 3.3000e- 004 3.4300e- 003 1.000Oe- 005 7.1000e- 004 1.000Oe- 005 7.2000e- 004 1.9000e- 004 0.0000 1.9000e- 0.0000 004 0.6432 0.6432 3.000Oe- 005 0.0000 0.6438 Total 2.2000e- 004 3.3000e- 004 3.4300e- 003 1.000Oe- 005 7.1000e- 004 1.000Oe- 005 7.2000e- 004 1.9000e- 004 .00001 0.0000 004 0.6432 0.6432 3.000Oe- 005 0.0000 0.6438 Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 720 CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 PM10 PM10 Total PM2.5 PM2.5 Total 0.0000 0.0000 0.0000 0.0000 I Category tons/yr MT/yr Off -Road 6.4400e- 0.0660 0.0454 7.00OOe- 0.0000 4.0400e- 4.0400e- 0.0000 3.720Oe- 3.7200e- 0.0000 6.2071 6.2071 1.8400e- 0.0000 6.2457 003 Worker 2.2000e- 004 3.3000e- 004 005 1.00OOe- 1 005 003 003 7.2000e- 1 004 003 003 1.9000e- 0.0000 004 0.6432 003 3.00OOe- 005 0.0000 Paving 4.6000e- Total2.2000e- 004 3.3000e- 004 3.4300e- 003 1.00OOe- 005 0.0000 0.0000 7.2000e- 004 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 004 Total 6.9000e- 0.0660 0.0454 7.00OOe- 4.0400e- 4.0400e- 3.7200e- 3.7200e- 0.0000 6.2071 6.2071 1.8400e- 0.0000 6.2457 003 005 003 1 003 003 003 003 Mitigated Construction Off -Site ROG I NOx I CO I SO2 I Fugitive PM10 Exhaust PM10 PM10 Total I Fugitive PM2.5 I Exhaust PM2.5 PM2.5 Bio- CO2 Total NBio- CO2 Total CO2 CH4 I N20 I CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 2.2000e- 004 3.3000e- 004 3.4300e- 003 1.00OOe- 1 005 7.1000e- 004 1.00OOe- 005 7.2000e- 1 004 1.9000e- 004 0.0000 1 1.9000e- 0.0000 004 0.6432 0.6432 3.00OOe- 005 0.0000 0.6438 Total2.2000e- 004 3.3000e- 004 3.4300e- 003 1.00OOe- 005 7.1000e- 004 1.00OOe- 005 7.2000e- 004 1.9000e- 004 0.0000 1.9000e- 0.0000 004 0.6432 0.6432 3.00OOe- 005 0.0000 0.6438 3.8 Architectural Coating - 2016 Unmitigated Construction On -Site ROG I NOx I CO I SO2 I Fugitive PM10 Exhaust PM10 PM10 Total Fugitive PM2.5 Exhaust PM2.5 PM2.5 Bio- CO2 Total NBio- CO2 Total CO2 CH4 N20 CO2e Category tons/yr MT/yr Archit. Coating 0.2116 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Off -Road 1.8400e- 003 0.0119 9.4200e- 003 1.00OOe- 005 0.0000 9.8000e- 004 9.8000e- 004 0.0000 9.8000e- 004 9.8000e- 0.0000 004 1.2766 1.2766 1.5000e- 004 0.0000 1.2798 Total 0.2134 0.0119 9.4200e- 003 1.00OOe- 1 005 2.7000e- 004 9.8000e- 004 9.8000e- 004 7.00OOe- 005 9.8000e- 004 9.8000e- 0.0000 004 1 1.2766 1 1.2766 1.5000e- 004 0.0000 1.2798 Unmitigated Construction Off -Site ROG I NOx I CO I SO2 I Fugitive PM10 Exhaust PM10 PM10 Total I Fugitive PM2.5 I Exhaust PM2.5 PM2.5 Bio- CO2 Total NBio- CO2 Total CO2 CH4 I N20 I CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 9.00OOe- 005 1.3000e- 004 1.3200e- 003 0.0000 2.7000e- 004 0.0000 2.8000e- 004 7.00OOe- 005 0.0000 7.00OOe- 0.0000 005 0.2474 0.2474 1.00OOe- 005 0.0000 0.2476 Total 9.00OOe- 005 1.3000e- 004 1.3200e- 003 0.0000 2.7000e- 004 0.0000 2.8000e- 004 7.00OOe- 005 0.0000 7.0000e- 0.0000 005 0.2474 0.2474 1.00OOe- 005 0.0000 0.2476 Mitigated Construction On -Site ROG NOx CO SO2 Fugitive Exhaust PM10 Fugitive Exhaust PM2.5 Bio- CO2 NBio- CO2 Total CO2 CH4 I N20 I CO2e PM10 PM10 Total PM2.5 PM2.5 Total Category tons/yr MT/yr Archit. Coating 0.2116 0.0000 0.0000 0.0000 0.0000 0.0000 1 0.0000 1 0.0000 1 0.0000 1 0.0000 1 0.0000 Off -Road 1.8400e- 0.0119 9.4200e- 1.00OOe- I Fugitive PM10 9.8000e- 9.8000e- I Fugitive PM2.5 9.8000e- 9.8000e- 0.0000 1.2766 1.2766 1.500Oe- 0.0000 1.2798 003 Hauling 0.0000 003 005 0.0000 004 004 0.0000 004 004 0.0000 0.0000 0.0000 004 0.0000 0.0000 Total 0.2134 0.0119 9.4200e- 1.00OOe- 0.0000 9.8000e- 9.8000e- 0.0000 9.8000e- 9.8000e- 0.0000 J 1.2766 1.2766 1.5000e- 0.0000 1.2798 0.0000 Worker 9.00OOe- 005 003 005 0.0000 004 004 2.8000e- 004 004 004 7.00OOe- 0.0000 005 0.2474 004 1.00OOe- 005 0.0000 Mitigated Construction Off -Site ROG I NOx CO I I SO2 I Fugitive PM10 Exhaust PM10 PM10 Total I Fugitive PM2.5 I Exhaust PM2.5 PM2.5 Bio- CO2 Total NBio- CO2 Total CO2 CH4 I N2O I CO2e Category tons/yr MT/yr Hauling 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Vendor 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 0.0000 Worker 9.00OOe- 005 1.3000e- 004 1.3200e- 003 0.0000 2.7000e- 004 0.0000 2.8000e- 004 7.00OOe- 005 0.0000 7.00OOe- 0.0000 005 0.2474 0.2474 1.00OOe- 005 0.0000 0.2476 Total 9.00OOe- 005 1.3000e- 004 1.3200e- 003 0.0000 2.7000e- 004 0.0000 2.8000e- 004 7.00OOe- 005 0.0000 7.00OOe- 0.0000 005 0.2474 0.2474 1.00OOe- 005 0.0000 0.2476 City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration FirstCarbon Solutions H:\Client (PN-JN(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc SoilWorks Earth Sciences Group 350 Fischer Avenue Costa Mesa, CA 92626 T: 714-668-5600 www.soilworksinc.com City Ventures 1900 Quail Newport Beach, California 92660 Attention: Ms. Kim Prijatel Subject: Engineering & Geologic Due Diligence 2025 & 2027 Placentia Avenue Costa Mesa, California Dear Ms. Prijatel, April 10, 2013 SW PN 281-01 Pursuant to your request and authorization, SoilWorks, Inc. has performed a geotechnical / geologic due diligence investigation for the subject site. The subject site consists of 2025 and 2027 Placentia Avenue as shown on the Site Vicinity Map, Figure 1. Included herein is a summary of our findings and conclusions regarding engineering and geologic considerations for the proposed site development. SCOPE OF WORK The scope of our services for this due diligence investigation included the following, • Site reconnaissance from a geotechnical / geologic aspect; • Review of available government and private web sites relative to known geologic and engineering conditions; • Review of proprietary files and published documents and reports; • Field exploration consisting of excavating one fifty foot deep boring utilizing a truck mounted drilling equipment, logging of the boring, and obtaining SPT and California drive samples for laboratory testing; SW City Ventures Engineering & Geologic Due Diligence 2025 & 2027 Placentia Avenue Costa Mesa, California April 10, 2013 Project No 281 Page 2 of 11 • Field exploration consisting of excavating two (2) ten and one (1) five foot deep borings for classification, observation and percolation testing; • Limited laboratory testing of selected samples to evaluate the engineering characteristics of the subsurface materials; • Geotechnical engineering and geologic evaluation as appropriate of the field and laboratory test data; • Desktop level assessment of foundation type, seismic considerations, geologic hazards, groundwater levels, presence of peat, corrosive conditions, expansive soils, undocumented fill, grading and earthwork considerations; • Preparation of a written report presenting our preliminary findings, conclusions, and recommendations from a due diligence standpoint. The scope of our services specifically does not include investigation and or evaluation of any hazardous materials that may be present on or under the site. PROPOSED DEVELOPMENT The proposed project currently being considered will consist of 32 Townhouse units and 6 Loft units as shown on the attached Conceptual Site Plan, Figure 2. This plan utilizes the conceptual site plan — option 3 prepared by KTGY Group, Inc. Architecture + planning. Other site improvements would include parking and street areas, plazas, sidewalks, dry and wet utility construction, storm water collection and discharge and perimeter wall construction. The existing improvements would be demolished and hauled off site. SITE DESCRIPTION The site is located at 2025 & 2027 Placentia Avenue, in the City of Costa Mesa, California, and is approximately 1,625 feet south of the intersection of Victoria Street and Placentia Avenue as shown on Figure 1. The 2027 Placentia Avenue property is SoilWorks Earth Sciences Group City Ventures Engineering & Geologic Due Diligence 2025 & 2027 Placentia Avenue Costa Mesa, California April 10, 2013 Project No 281 Page 3 of 11 currently occupied / leased by Swift Slip Dock & Pier Brothers and is primarily used for the storage of vehicles and construction materials. The property also includes a small scale wood frame structure towards the southeast portion of the property. The 2025 Placentia Avenue property includes fenced in storage yards, as well as a single story wood frame structure located to the northwest of the property. Surrounding the site are commercial developments that are located on to the north and south side of the subject property and includes an existing off-site structure along the northerly property line. A short height wall retains the site along the westerly property line, with residential development beyond. FIELD EXPLORATION On March 20, 2013, site reconnaissance was conducted and four exploratory borings were completed. The approximate locations of the borings are shown on the attached Boring Location Map, Figure 3. The first boring B-1, was excavated to a depth of 50 feet utilizing an 8 -inch diameter hollow stem auger. The second and third borings, B-2 and B-3, were excavated to a depth of 10 feet and prepared for the scheduled percolation test. A final boring B -2A was excavated adjacent to B-2 to a depth of 5 feet. Soil samples were obtained at selected depths and transported to the laboratory for testing. Logs of Geotechnical Borings for the locations are attached as Figures 4 through 8. LABORATORY TEST PROGRAM Laboratory tests were performed on representative soil samples obtained during the field exploration in order to determine selected engineering properties of the subsurface materials. These tests included moisture and density of the soil samples obtained during the field exploration phase, maximum density / optimum moisture content, soil expansion, consolidation, direct shear and soil sulfate. The results of the moisture density tests are posted to the Log of Borings, Figures 4 through 8. Remaining test results can be provided as part of subsequent geotechnical investigation report. SoilWorks Earth Sciences Group City Ventures April 10, 2013 Engineering & Geologic Due Diligence Project No 281 2025 & 2027 Placentia Avenue Page 4 of 11 Costa Mesa, California PERCOLATION TESTING Following the drilling of the shallow 5 and 10 feet deep borings, (borings B-2, B -2A and B-3) pre -saturation for percolation testing was performed. A 4" diameter perforated pipe with pea gravel were placed in each of the 10 feet deep borings prior to filling with water to approximate existing grade elevations. Pre -saturation of the 5 feet deep boring was performed without the use of perforated pipe and gravel. The location of these tests are shown on Figure 3. Following a 24 hour soak period, the water levels within the 10 foot deep borings had dropped approximately 1-3 feet and approximately 6 inches within the 5 foot deep boring. After an extended observation period of 24 hours, the water levels had dropped an additional 4-12 inches within the borings. The failure of the pre-soak water to infiltrate into the surrounding soils precluded performing the planned percolation testing, and testing was subsequently abandoned. FINDINGS Subsurface Soil Conditions The geologic units encountered at the site include: • Artificial Fill (Af) — Artificial fill materials were encountered to depths ranging from approximately 4 to 5 feet below existing ground surface and is generally comprised of dark brown to clayey silts and sandy silts with scattered 1/2" sub - round gravels. • Very Old Marine Deposits (Qvom) — Marine deposits were found to underlie these fill materials and generally consisted of light olive brown to yellowish brown fine to medium sands and clayey silts with scattered 1" sub -rounded gravels extending to depths of on the order of 50 feet. The regional geologic materials are shown on the attached Geologic Map, Figure 9. SoilWorks Earth Sciences Group City Ventures April 10, 2013 Engineering & Geologic Due Diligence Project No 281 2025 & 2027 Placentia Avenue Page 5 of 11 Costa Mesa, California Groundwater Static groundwater level was not encountered to the maximum 50 feet depth as part of this due diligence investigation. Generally, groundwater / seepage conditions can be affected due to seasonal fluctuations in rainfall, irrigation, pumping, or other factors. Therefore, deviation from those conditions observed may occur. Based on review of "Seismic Hazard Zone Report for the Anaheim and Newport Beach 7.5 -Minute Quadrangles, Orange County, CA", historic groundwater levels are on the order of 30 feet below existing ground surface as shown on Figure 10. Percolation A review of the "Technical Guidance Document for the Preparation of Conceptual/Preliminary and/or Project Water Quality Management Plans (WQMP's)" indicates that the site is within a infiltration constraint to include hydrologic Soil Group D which are typically sandy clays, silty clays, or clays that have low infiltration rates. The location of the subject site and summary of infiltration constraints are shown on Figure 11, Site D Map. Our percolation testing and findings are in agreement with this site designation and constraint. Expansive Soils The upper portions of the site subgrade are comprised of Sandy Silts and Silty Clays with occasional sandy lens deposits. The laboratory testing indicates medium expansion potential as identified by California Building Code Peat Deposits A review of "Environmental Geology of Orange County, CA, Plate 5-A" indicates the subject site is not in an area identified as being within an area as underlain by potential peat deposits. SoilWorks Earth Sciences Group City Ventures Engineering & Geologic Due Diligence 2025 & 2027 Placentia Avenue Costa Mesa, California April 10, 2013 Project No 281 Page 6 of 11 Based on our soil boring excavations, presence of peat materials were not encountered in any of the subsurface borings excavated on the site. Sulfate Exposure Based on the laboratory test results sulfate exposure for concrete is considered not applicable (negligible). Faulting, Seismicity and ground rupture Literature review, site mapping, and aerial photo analysis indicate that active faults do not appear to be present across the subject property. The site is not a part of the California Geologic Survey's Alquist-Priolo Earthquake Fault Zone Mapping program. The nearest mapped active fault is the Newport Inglewood Rose Canyon Fault Zone, which lies about 1'/z miles to the southwest. (See Figures 12 and 13) It is very unlikely the subject site will experience fault related surface rupture. However, strong ground motion as a result of activity within this and other nearby fault zones, represent the main seismic hazard, and may experience strong ground motion as the result of regional seismic activity during the project life. Liquefaction Potential The site is not identified as being in a liquefaction hazard zone on the Newport Beach Quadrangle (California State Department of Conservation, 2001), Figure 13. When considering the shallow clayey and silty material, SPT blow counts recorded during drilling operations and relatively deep groundwater, the potential for soil liquefaction at the subject site under a major seismic event is considered to be low. GEOTECHNICAL AND GEOLOGIC CONCLUSIONS AND CONSIDERATIONS Based on our preliminary findings, it is our opinion that the construction of the conceptual development is feasible from a geologic / geotechnical standpoint. The SoilWorks Earth Sciences Group City Ventures Engineering & Geologic Due Diligence 2025 & 2027 Placentia Avenue Costa Mesa, California April 10, 2013 Project No 281 Page 7 of 11 major geotechnical factors that should be considered in the design and construction for the tentatively planned development on this site include the following: • Demolition and removal of existing structures present on site, including attendant foundations and associated underground utilities, pavement, debris and vegetation material. These materials are to be removed offsite and not reused as fill materials. • Presence of existing fill soils to depths on the order of four to five feet below existing site grades, which will require removal and replacement with approved engineered fill to provide relatively uniform and acceptable support for new construction. • Earthwork grading will be constrained along the property edges. In particular the western property line currently contains a small existing retaining wall that transitions the lower offsite residential grade. Since off site grading is likely not feasible, rebuilding this retaining wall will likely include special considerations for the foundation support. Also, the north property line includes two buildings that currently exist along the property line. Therefore grading setbacks and constraints will not fully remediate the soils for fence or wall construction. Refer to Figure 3 for a summary of these areas. • Groundwater was not encountered in the boring excavations to depths of 51 1/2 feet. Therefore, trench excavations should not be susceptible to static groundwater levels and resultant caving or piping. However, soil seepage and wet zones should be anticipated. • The site soils to be utilized for support of the structures and flatwork are considered moderately expansive. Consideration for potential medium soil expansion should be incorporated in the design and construction, as appropriate. SoilWorks Earth Sciences Group City Ventures Engineering & Geologic Due Diligence 2025 & 2027 Placentia Avenue Costa Mesa, California April 10, 2013 Project No 281 Page 8 of 11 • Based on the laboratory test results sulfate exposure for concrete is considered not applicable (negligible). However, it has been our experience that post - construction factors such as the use of fertilizers in lawn / landscape areas, near surface soil wetting and drying cycles, and other changes with time can increase the concentrations of soluble sulfate and other derogatory salts and these conditions predispose them to being highly corrosive to both concrete and buried metals. Higher strength concrete with lower water / cement ratio will improve overall slab performance, durability, and water and corrosivity resistant. • Based on the close proximity to the ocean and the clayey nature of the upper site soils, consideration for protection of metal material should be considered. • Earthquakes have occurred in Southern California and will, undoubtedly, occur in the future, and high ground accelerations during seismic shaking may be experienced at the site. Therefore, the proposed structures should be designed and constructed to the prevailing standards and seismic design requirements, as appropriate. • Liquefaction of site soils is not considered likely • Peat deposits were not encountered and are not anticipated. • Known / likely presence of fill materials across the site, and preclusion of percolation testing due to failure of the pre-soak water to infiltrate into the surrounding soils make this a poor candidate for infiltration type BMPs. LIMITATIONS This report has been prepared for the exclusive use of City Ventures and their design consultants relative to their due diligence assessment of the subject property. This report is not intended for other parties, and it may not contain sufficient information for other purposes. The findings contained in this report are based upon our evaluation and interpretation of the information obtained from the boring and the results of the laboratory testing and SoilWorks Earth Sciences Group City Ventures Engineering & Geologic Due Diligence 2025 & 2027 Placentia Avenue Costa Mesa, California April 10, 2013 Project No 281 Page 9 of 11 engineering analysis. The opinions and considerations provided were based on the assumption that the geotechnical conditions, which exist across the site, are similar to those observed in the test excavations. The conditions and characteristics of the sub- surface materials at locations and depth other than those excavated and observed may be different and no representations are made as to their quality and engineering properties. The findings and considerations presented herein were developed in accordance with currently accepted professional engineering principles and practice in the field of geologic and geotechnical engineering, and reflect our best professional judgment. We make no other warranty, either express or implied. SoilWorks Earth Sciences Group City Ventures Engineering & Geologic Due Diligence 2025 & 2027 Placentia Avenue Costa Mesa, California April 10, 2013 Project No 281 Page 10 of 11 We trust that the information contained in this report is adequate for your needs at this time. Should you have any questions or need additional information, please contact the undersigned. Respectfully submitted, SoilWorks, Inc. 13—aniel J.Worika, RGE 2726, Reg. OF Attachments: List of Selected References Steven E. Strickle RGE 2265, Reg. E Figure 1 — Site Vicinity Map Figure 2 — Conceptual Site Plan Figure 3 — Boring Location Map Figure 4 — Log of Boring B-1 Figure 5 - Log of Boring B-1 cont. Figure 6 — Log of Boring B-2 Figure 7 — Log of Boring B -2A Figure 8 — Log of Boring B-3 Figure 9 — Geologic Map Figure 10 — Historic High Ground Water Map Figure 11 — Soil D Map Figure 12 — Fault Activity Map Figure 13 — Seismic Hazard Map SollWorks Earth Sciences Group City Ventures April 10, 2013 Engineering & Geologic Due Diligence Project No 281 2025 & 2027 Placentia Avenue Page 11 of 11 Costa Mesa, California LIST OF SELECTED REFERENCES California Division of Mines and Geology, Seismic Hazard Zone Report for the Anaheim and Newport Beach 7.5 -Minute Quadrangles, Orange County, California, Seismic Hazard Zone Report 03, 1997 California Division of Mines and Geology, Seismic Hazard Zones Map, Newport Beach Quadrangle, California, photorevised 1981, scale1:24,000, 7.5 -Minute Series, 1997 United States Geological Survey, Newport Beach Quadrangle, California -Orange Co., photorevised 1978, scale 1:24,000, 7.5 -Minute Series (Topographic), USGS, 1965 United States Geological Survey, Preliminary Digital Geologic Map of the Santa Ana 30' X 60' Quadrangle, Southern California, Version 1.0, Open -File Report 99-172, 1999 United States Geological Survey, Preliminary Digital Geologic Map of the Santa Ana 30' X 60' Quadrangle, Southern California, scale 1:100,000, Version 1.0, USGS, 1999 United States Geological Survey, Major Faults, Geologic Map of the San Bernardino and Santa Ana 30' X 60' Quadrangle, California, scale 1:100,000, Version 1.0, Open - File Report 2006-1217, USGS 2006 California Division of Mines and Geology, Environmental Geology of Orange County, CA, Plate 5-A, Open -File Report 79-8, 1976 California Environmental Protection Agency, Technical Guidance Document for the Preparation of Conceptual/Preliminary and/or Project Water Quality Management Plans (WQMP's), Exhibit 7.111, 2011 SoilWorks Earth Sciences Group 54 IN Placentia we. .W,,2025 Placentia Ave. ri JL 1J i` ---I .4y .� - •S �_.----- -- '• — W Stn. I� y— -------_ —___ __ y.. :` - ........ .. .... ..---�. `. � .fie •} � � � �.� Of 112 .. 6 � -_ c n '� w•i � •^ " �� 1111 '�-' � 6 �' ���°' $.wlr : •.�'_:j� i C '•y�'� — — i _ =ren a.nr �e .� rr � - �.! r�N � ' �..1 •' Frre SL a Ani k � ^� YkF . _+Y! 1j I FRIFNE%' y. 2 C HiYIRGNIXI.H �$ a •.,. J $ iE XOSgTRL y e i �f PROJECT' n ' _ _ �� X.r .r~w LOCATION 77, Iff I NII � ••i�_ I.... S .'s � � �..���' �' � '.! $! 3 —.. �,j ,_ '.. � Ali•' .* Ja .� :� � x� '�� �+ �•�� �_� laves `i.�.1r _ - .yea --m-.x. 6,r P' Excerpted from: USGS "Newport Beach °"'�°y ■?� __, b� Quadrangle" Geological Survey, 1965 Site Vicinity Map Job No. 281 April 2013 - .1� 2025 & 2027 Placentia Ave. Costa Mesa, CA Fig. 1 I I I II It 118 � x a4ibL -- f959 — Mt I M' IIr� `y'' Vii_ ON ■■..I WI NON W_ X 98.5 e X 98.6 MW \ 996A F SITE SUMMARY II W Site Area: II 11.88 Ac. Units,, W (32) Towhouse Units VV ; 1570 §p ft (2bdr+flex/2.5ba) IN % (6) Loft Units _J �1 �� 132-1� HoI1451-1560sf (2bdr/2ba) ^^N V38�) Total "r, r, 4,4,—Density: 2 -o" 20.2 du/ac OPENOpen Space Required: �— 2QOSf✓ nit uio 38x200SF = 7600sf/unit 96 ° J 97 Fop. —200 Provided: e (primarycourtyard o y) a 6L7 — u 231st/unit 8795sf prima only) 1 L -- - -4,T' ❑ SPARKING SUMMARY <P6.8 9.59 required: 3.Oper unit (1 Covered Spaces per unit) sa x.z 38x3 = 114 Total Spaces Provided: L Oarage Parking: 73 Spaces X979 Open Guest." 41 Spaces P L A C E N T I A & 2 0 T H CONCEPTUAL SITE PLAN - OPTION 3 Costa Mesa, (A # N13QII kluoa City ventures 1900 Quail Street Newport City Ventures 949.258.555 h, Ca 92660 T a w i I A1.0 KTGY Group, Inc. Architecture+Planning 17922 Fitch Irvine, CA 614 949.851 2133 ' 1 ktgy.com 1111 1111 Ix" "m ME 0 fY ' - N B-# BORING LOCATION IS ESTIMATED r! rY SPECIAL FOUNDATION CONSIDERATIONS NOTE: THIS PLAN IS NOT TO SCALE AND APPROXIMATED, f MAY BE REQUIRED FOR PERIMETER OR SCREEN AND IS INTENDED FOR ILLUSTRATIVE WALLS DUE TO GRADING CONSTRAINTS PURPOSES ONLY. Boring Location Map Job No. 281 April 2013 • 2025 & 2027 Placentia Ave. Costa Mesa, CA Fig. 3 u u a a +1 +, ME 0 fY ' - N B-# BORING LOCATION IS ESTIMATED r! rY SPECIAL FOUNDATION CONSIDERATIONS NOTE: THIS PLAN IS NOT TO SCALE AND APPROXIMATED, f MAY BE REQUIRED FOR PERIMETER OR SCREEN AND IS INTENDED FOR ILLUSTRATIVE WALLS DUE TO GRADING CONSTRAINTS PURPOSES ONLY. Boring Location Map Job No. 281 April 2013 • 2025 & 2027 Placentia Ave. Costa Mesa, CA Fig. 3 u u U U I IL a r- In N N O O CN C%4 ME 0 fY ' - N B-# BORING LOCATION IS ESTIMATED r! rY SPECIAL FOUNDATION CONSIDERATIONS NOTE: THIS PLAN IS NOT TO SCALE AND APPROXIMATED, f MAY BE REQUIRED FOR PERIMETER OR SCREEN AND IS INTENDED FOR ILLUSTRATIVE WALLS DUE TO GRADING CONSTRAINTS PURPOSES ONLY. Boring Location Map Job No. 281 April 2013 • 2025 & 2027 Placentia Ave. Costa Mesa, CA Fig. 3 PROJECT NO. 281-001-01 DATE STARTED 3/20/13 DATE FINISHED 3/20/13 DRILLER Martini's Drilling TYPE OF DRILL RIG Hollow Stem GEOTECHNICAL BORING LOG PROJECT NAME City of Ventures -2025 & 2027 Placentia Ave GROUND ELEV. 98ft BORING DESIG. B-1 GW DEPTH (FT) LOGGED BY ARS/DM DRIVE WT. 0-50ft. 140 lbs NOTE DROP 30" _^ H" ww 0v > W w Jw o_ a a> (n LL Cn o m (D O J = H J w H Q GEOTECHNICAL DESCRIPTION �o CnZ 5O e^>- � �-- �ww<o 00 z o D Cn W H F w o ff 98 @0'- Artificial Fill (Af) 26/10 @2.5'- SANDY SILT with a trace of CLAY, dark brown, scattered 1/2" diameter GRAVELS, dense, moist SPT 5 93 8/12 8.3 121 R @5'- Very Old Marine Deposits (Qvom) Fine SANDY SILT, yellowish brown, scattered 1/4" diameter GRAVELS, medium dense, damp 6/7 @75- SILTY CLAY with trace of fine SAND, yellowish brown, medium dense, damp to moist SPT 10 88 16/29 @10'- SANDY SILT, yellowish brown, zones of light olive brown SILTY CLAY, medium dense, moist 10.1 122 R 7/8 @12.5'- SILTY CLAY, light olive brown, yellowish red mottling, micaceous, dense, moist SPT 15 83 50 @15'- SILTY CLAY, light olive brown transitioned into fine SAND, yellowish brown, micaceous, very dense, moist 5.5 108 R 15/20 @17.5'- Fine SAND, light olive brown, dense, moist SPT 20 78 28/48 @20'- Fine SAND, light yellowish brown with yellowish red mottling, micaceous, very dense, moist 4.7 98 R 11/14 @22.5'- Fine to medium SAND, olive yellow, scattered 1" maximum GRAVELS, micaceous, dense, moist SPT 25 73 24/34 @25'- Fine to medium SAND, light olive brown, scattered 1-1/2" maximum GRAVELS, very dense, moist 4.5 110 R 12/22 @27.5' - Fine SAND, light yellowish brown, scattered 1" maximum GRAVELS, dense, moist SPT 30 68 37/55 @30'- Fine SAND, light yellowish brown, scattered 1" maximum GRAVELS, medium dense, moist 3.5 97 R 12/17 @32.5'- Fine SAND, light yellowish brown, scattered 1/2" maximum GRAVELS, medium dense, moist SPT 35 63 50 @35'- Fine to medium SAND, light olive brown and yellowish brown inclusion, 1" maximum GRAVELS, very dense, moist 5.8 111 R 31/50-4" @37.5'- Fine to medium SAND, light yellowish brown transitioned into SILTY CLAY, olive yellow with yellowish red SPT mottling, micaceous, very dense, moist Geotechnical Boring Log: B-1 2025 & 2027 Placentia Ave Job No. 281 April 2013 Costa Mesa, CA Fig. 4 GEOTECHNICAL BORING LOG PROJECT NO. 281-001-01 PROJECT NAME DATE STARTED 3/20/13 GROUND ELEV. DATE FINISHED 3/20/13 GW DEPTH (FT) DRILLER Martini's Drilling DRIVE WT. TYPE OF DRILL RIG Hollow Stem DROP City of Ventures -2025 & 2027 Placentia Ave 98ft BORING DESIG. B-1 LOGGED BY ARS/DM 0-50ft. 140 lbs NOTE 30" Geotechnical Boring Log: B-1 2025 & 2027 Placentia Ave Job No. 281 April 2013 Costa Mesa, CA Fig. 5 w ww iia L � 0 o LU o �"~�O ^� z o w w Q� o GEOTECHNICAL DESCRIPTION T Z w U)<o F w o' R 50 @40'- Fine to medium SAND, light yellowish brown 3.6 95 transitioned into fine SAND, light brownish gray, very dense, slightly moist @42.5' - CLAYEY SILT with fine SAND, olive brown with SPT 10/18 yellowish calcareous inclusions, slightly micaceous, medium dense, moist 45 53 50 @45'- Fine SAND, light olive brown with brownish yellow 4.4 107 R inclusions, slightly micaceous, very dense, moist 9/18 @47.5'- Fine SAND with CLAYEY SILT, olive brown with vary SPT pale brown calcareous inclusions, dark red scattered blebs, medium dense, moist 50 48 50 @50'- Fine SAND with a trace of SILTY CLAY, dark yellowish 12.2 93 R brown, slightly micaceous, olive yellow inclusions, dark red scattered blebs, very dense, moist Total Depth: 51' 55 No groundwater Backfilled with compacted cuttings on 3/20/2013 Geotechnical Boring Log: B-1 2025 & 2027 Placentia Ave Job No. 281 April 2013 Costa Mesa, CA Fig. 5 GEOTECHNICAL BORING LOG PROJECT NO. 281-001-01 PROJECT NAME DATE STARTED 3/20/13 GROUND ELEV. DATE FINISHED 3/20/13 GW DEPTH (FT) DRILLER Martini's Drilling DRIVE WT. TYPE OF DRILL RIG Hollow Stem DROP City of Ventures -2025 & 2027 Placentia Ave 98ft BORING DESIG. B-2 LOGGED BY ARS/DM 0-50ft. 140 lbs NOTE 30" Geotechnical Boring Log: B-2 2025 & 2027 Placentia Ave Job No. 281 April 2013 Costa Mesa, CA Fig. 6 w ww iia L cn J o LU o �" ^� Q��O z o w w Q� o GEOTECHNICAL DESCRIPTION T Z w U)<o F w o' 98 @0'- Artificial Fill (Af) @25- CLAYEY SILT with fine SAND, dark brown with scattered 1/4" maximum GRAVELS, yellowish belbs, slightly SPT 8/6 micaceous, light olive brown inclusions, medium dense, moist @4'- Very Old Marine Deposits (Qvom) 5 93 @5'- CLAYEY SILT with a trace of fine SAND, dark brown, 9.8 119 R 12/12 medium dense, moist @ 75- CLAYEY SILT with fine SAND, dark brown, micaceous, very pale brown scattered blebs, with zones SPT 4/5 of yellowish brown, medium dense, moist 10 88 @10'- CLAYEY SILT with fine SAND, yellowish brown, 13.3 107 R 11/16 micaceous, dark brown blebs, medium dense, moist Total Depth: 11' No groundwater Percolation test was initiated at 10:30am 15 Geotechnical Boring Log: B-2 2025 & 2027 Placentia Ave Job No. 281 April 2013 Costa Mesa, CA Fig. 6 PROJECT NO. 281-001-01 DATE STARTED 3/20/13 DATE FINISHED 3/20/13 DRILLER Martini's Drilling TYPE OF DRILL RIG Hollow Stem GEOTECHNICAL BORING LOG PROJECT NAME City of Ventures -2025 & 2027 Placentia Ave GROUND ELEV. 98ft BORING DESIG. B -2A GW DEPTH (FT) LOGGED BY ARS/DM DRIVE WT. NOTE DROP Geotechnical Boring Log: B-2 2025 & 2027 Placentia Ave Job No. 281 April 2013 Costa Mesa, CA Fig. 7 w ww iia L cn J o LU o �" ^� Q��O z o w w Q� o GEOTECHNICAL DESCRIPTION T Z w U)<o F w o' 98 @0'- Artificial Fill (Af) @25- CLAYEY SILT with fine SAND, dark brown with scattered 1/4" maximum GRAVELS, yellowish belbs, slightly micaceous, light olive brown inclusions, medium dense, moist @4'- Very Old Marine Deposits (Qvom) 5 93 @5' - CLAYEY SILT with a trace of fine SAND, dark brown, medium dense, moist Total Depth: 5' No groundwater Percolation test was initiated at 10:40am 10 88 Geotechnical Boring Log: B-2 2025 & 2027 Placentia Ave Job No. 281 April 2013 Costa Mesa, CA Fig. 7 PROJECT NO. 281-001-01 DATE STARTED 3/20/13 DATE FINISHED 3/20/13 DRILLER Martini's Drilling TYPE OF DRILL RIG Hollow Stem GEOTECHNICAL BORING LOG PROJECT NAME City of Ventures -2025 & 2027 Placentia Ave GROUND ELEV. 98 BORING DESIG. B-3 GW DEPTH (FT) LOGGED BY ARS/DM DRIVE WT. 0-50ft. 140 lbs NOTE DROP 30" do W Oa w o ^� z moow ww O GEOTECHNICAL DESCRIPTION woF � ww!P ` 1 2�w OU) H 0 JQ 98 @ 0'- Artificial Fill (Af) @25- CLAYEY SILT with fine SAND, dark brown, scattered 14.4 116 R 5/8 black blebs, medium dense, moist @4'- Very Old Marine Deposits (Qvom) 5 93 @5'- CLAYEY SILT with fine SAND, dark brown with inclusions of brownish yellow, very pale brown blebs, medium SPT 5/12 dense, moist 10/13 @75- Fine SAND with a trace of SILT, dark yellowish brown, 7.4 109 R micaceous, medium dense, moist 10 88 @10'- Fine SAND with a trace of SILTY CLAY, dark brown transitioned into CLAYEY SILT with fine SAND, olive brown SPT 6/9 with black veins and light yellowish brown inclusions, medium dense, moist Total Depth: 11'6" No groundwater Percolation test was initiated at 12:30am 15 Geotechnical Boring Log: B-3 2025 & 2027 Placentia Ave Job No. 281 April 2013 Costa Mesa, CA Fig. 8 • • • , • • • • • Fischer Avenue SoIlWorksCosta Mesa, 92626 T: 714-6666 8-560000 2025 & 2027 Placentia • _ Costa Mesa, CA • • SW I Earth Sciences Group wwwsoilworksinc.com Historically • • Mp a • • • • S o i I W o r ks 350 Fischer Avenue Costa Mesa, CA 92626 T: 714-668-5600 Placentia2025 & 2027 _ Costa Mesa, CA SW I Earth Sciences Group ww soilworksinc.corn MIMV UQ) MIEN W m LEGEND -t. r---1 OCWD Groundwater Basin Protection Boundary �`~�� - ►-•-•-•-� ^' "�� � City Boundaries Infiltration Constraints 1 Constraint A .1. P Awrrt,r ' 0o 0 2 Overlapping Constraints r Q 3 Overlapping Constraints 4 Overlapping Constraints Analysis Layers Included: 1. Hydrologic Soil Group D, 2. Landslide 2m n,w ♦� Hazard Zone, 3. Groundwater Protection Areas 4. Approximate Selinium Area, 5. Depth to Groundwater <= 5' • ....,. o & Note: Screening datasets are not exhaustive. The applicant should y 8 Long a c•n,.. n.. " m p� always conduct a review of available site-specific information rfj relative to infiltration constraints as part of assessing the feasibility of �. ; o • e� stormwater infiltration. ' v vd•n Greve i' Source; i + f.k�.. �. • Infiltration Constraint Analysis: PACE/Geosyntec Santa ..m • 9 .�n r•m i.- •�.. �r. ..slit. !. t.i PROJECT Ana n LOCATION �.. s. D Soils: Soils are typically clay looms, sandy clays, ll r� silty clays, or clays. They have very low infiltration rates when thoroughly wetted and consist chiefly of clay soils with high swelling potential, permanent �I high water table, claypan or clay layer at or near the ��• surface, and/or shallow soils over nearly impervious ,�•��,.�� material. e o z.s s to Kilometers Hydrologic D Soil Map Job No. 281 April 2013 • • Miles 0 1.8 3.6 7.2 2025 & 2027 Placentia Ave. Costa Mesa, CA Fig. 11 • - •'• _ FSLJ 4 �ti ; t Fullerton EXPLANATION Fault traces on lend are indicated by solid lines where L R ��r B well located, by dashed lines where approximately r ll *'�1 located or inferred, and by dotted lines where concealed La Palm* torhwesl Hortheask by younger rocks or by lakes or bays. Fault traces are ArtMeim AFttf'jh mirn queried where continuation or existence is uncertain. ti I$an An ahei rn � * J FAULT CLASSIFICATION COLOR CODE �� }} •+' ~ (Indicating Recency of Movement) • � Sal,rth��r,r 0 >�h llll { Fault along which historic (last 200 years) displacement * has oocurred. S * ti ----------- Stanton � `�� t florkder-u5a �� Holocene fault displacement (during past 11.700 years) — ; Park Orange range *. without historic record. -------- Late Ouatemaryfault displacement (during past rolve • — - 700,000 years). Y L-------....z. -es, � - �� _u sten it111% Quaternary fault (age undifferentiated). I Santa Aria Tustin • • Pr@�QuatemaryfauIt (dderthat 1.6 miilion years) or # fault without recognized Qu ate mary displacement. L 16 at II Aye *% % � m 5' ti ADDITIONAL FAULT SYMBOLS AA Q Found F ------- r I �p`- nt I L alley ""� '} PROJECT far and ball on downthrvwn side {relative or apparent). plox y LOCATION� + Arrows along fault indicate relative or apparent direction • { I }I ofle[eralmovement. It f ------------ - * ♦ L ! Arrow on fault indicates direction of dip. LL * } Law angle fault (barbs on upper plate). R La gurpa '•x \;ads p , I 1 �Ilk Vie �t 13 W7 J L�Aqu ** Laguna N r Excerpted from: 2010 Fault Activity Map of ~ 1 California, California Geological Survey } .. rl ,.. Fault Activity Map Job No. 281 April 2013 • .01 2025 & 2027 Placentia Ave. Costa Mesa, CA Fig. 12 .I Explanation S1-E:,:'CMISSTE's&. - FI : , -.. :_ ..- -_ I Areas where historic occurence of liquefaction, ., l "'� +� - or local geological, geotechnical and groundwater ,e conditions indicate a potential for permanent ._' ''_ ground displacements such that mitigation as defined in Public Resources Code Section 2693(c) would be required. l n� •ii ' Id • J;'!s - 'rv' I Y+' tiT]rJ.1 : :'. r-TSt•. a j Fig CIL A lel; l.:' ..ter .� - ._J... -- a':' ,•, •U11�-w .�n.M milli.. ,� •~ .� k• =� -47 '+ r-- tp . __1 _ � J� FitL .7 �� n .. 1. _ 1; 'J.L� f. • S`� .�C , f.I S :+ ::i tp Grp r f Q I •, ..t - - i� y 1 �•�4Lj . _ � ••6: y a �� � a_^71:1 � .i ,• j 1 = S Wl .=sl.. - , _• – – L�� °"7L a w ` ' – – — 1411 tip I. *tz., 41T PROJECT n }c:I.', 07 r._ ,r[l-ti-rltiGTG�E er::�l•r; �j -_ �. 1• , _ l` 'LOCATION • � � jj �. / - �4 I� .` i w UST E$ �L Ll �. 7. yy'�If�yr,Mr�•..Y T - ` � - :•r �: r:HIJi} y I N 'ter• Excerpted from: California Division of Mines and Geology "Seismic Hazard Zones Map, �� ��'" .,, " `;' - g Newport Beach Quadrangle" 1997 t WA Seismic Hazard Map 2025 & 2027 Placentia Ave Job No. 281 April 2013 Costa Mesa, CA Fig. 13 City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration FirstCarbon Solutions H:\Client (PN-JN(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc f Stantec PHASE I ENVIRONMENTAL SITE ASSESSMENT Commercial Properties 2025 & 2027 Placentia Avenue Costa Mesa, California Stantec Project No.: 185802959 Submitted to: City Ventures 1900 Quail Street Newport Beach, California Submitted by: Stantec Consulting Services Inc. 25864-F Business Center Drive Redlands, California Prepared by: Kristen Daly Project Geologist Reviewed by: 99(�� Dion Monge Associate Scientist Approved by: Y- 1 D Kyle Emerson, C.E.G. 1271 Managing Principal Geologist April 11, 2013 Stantec Consulting Services Inc. (� 25864-F Business Center Drive Redlands, CA 92374 Tel: (909) 335-6116 Fax: (909) 335-6120 Stantec April 11, 2013 Kim Prijatel City Ventures 1900 Quail Street Newport Beach, California RE: PHASE I ENVIRONMENTAL SITE ASSESSMENT Commercial properties 2025 & 2027 Placentia Avenue Costa Mesa, California Dear Ms. Prijatel, At the request and authorization of City Ventures, Stantec Consulting Services Inc. (Stantec) has completed a Phase I Environmental Site Assessment (ESA) for the commercial properties located at 2025 and 2027 Placentia Avenue, within the City of Costa Mesa, County of Orange, California (the "Site"). This Phase I ESA was conducted in accordance with the All Appropriate Inquiries (AAI) Final Rule 40 CFR Part 312 and ASTM E1527-05 Standard Practice for Environmental Site Assessments. The following Executive Summary outlines Stantec's findings. Please read the report for a comprehensive accounting of investigative results. EXECUTIVE SUMMARY The Site consists of two parcels of land totaling 1.8 acres located at 2025 and 2027 Placentia Avenue, in the City of Costa Mesa, County of Orange, California. The Site consists mostly of open space that is used for storage of vehicles, boats, and miscellaneous equipment and materials. A single commercial building is located on the eastern portion of the northern parcel (2027) where a pier and dock services company operates. One building is located on the western portion of the southern parcel (2025) that is used as office space for the tenants of the property. Stantec's interpretation of available historical aerial photographs shows that the Site was vacant prior to 1927 through the 1940s, and was then used for storage of vehicles until the present time. It is unclear based on the available photographs exactly when the structures were constructed at the Site, but it appears to be by 1990. Based on a review of historical topographic maps, the Site was undeveloped until sometime between 1935 and 1951, when the Site was briefly a part of the Balboa Airport. By 1965, the Site was developed. Historical reports for the Site state that agricultural activity was present on the Site between 1927 and 1947. Although Stantec identified no evidence of agricultural use, in light of the planned One Team. Infinite Solutions. City Ventures April 11, 2013 Page 2 development of the Site for residential purposes Stantec recommends sampling the soil for pesticides to evaluate the potential for pesticide -related impacts. Based on this Phase I ESA, Stantec identified the following recognized environmental conditions (RECs): Historical Industrial Use. Based on a long history of vehicle and hazardous material storage and use at the Site, there is the potential for total petroleum hydrocarbons (TPH) or volatile organic compounds (VOCs) to have been released to the ground surface. Stantec has identified his potential release as a recognized environmental condition (pursuant to ASTM criteria; a " REC) to the Site. Areas of concern for these releases include the hazardous materials storage areas, concrete pads or patches of unknown origin, a possible sump, the former USTs, and from the vehicles or hazardous materials storage areas located across the Site. Accordingly, Stantec recommends that soil vapor sampling be performed across the Site to evaluate whether TPH or VOC impact exists in soil vapor above health risk criteria for residential use. Additionally, subsurface investigation for collection of soil samples is recommended for areas of the Site with significant staining or hazardous materials storage, the possible sump, and concrete patches or pads of unknown origin as discussed in Section 3.1. In addition, although not representative of a REC, Stantec reviewed a case closure summary filed with OCHCA states that three USTs were present at the Site: two 10,000 -gallon USTs for gasoline and diesel, and one 550 -gallon UST for solvents. The three USTs were removed on January 12, 1996. Based on the results of soil sampling performed in connection with the removal, additional soil excavation was completed and verification sampling was performed, the results of which reported no detectable TPH or BTEX above laboratory reporting limits. The CRWQCB concurred with the decision to close the case based on these results. Due to the historical presence of the USTs, their contents, and a documented release, Stantec recommends performing a soil vapor survey at the former UST locations to determine whether soil vapor has been impacted above regulatory action levels. Additionally, if groundwater is encountered to the depth of assessment, collection of a sample of groundwater is recommended to evaluate if impact has occurred. Stantec has also identified the following non -ASTM environmental issues associated with the Site: • Asbestos -Containing Materials. Given the age of the existing buildings on the Site (by the 1970s), the presence of asbestos -containing materials ("ACM") is considered possible. Stantec recommends that prior to any renovations that would result in disturbance of suspect material, a comprehensive pre -demolition ACM survey should be completed in accordance with the sampling criteria of the Asbestos Hazard Emergency Response Act ("AHERA"), and that a certified asbestos abatement contractor be retained to remove ACM in accordance with all applicable laws. One Team. Infinite Solutions. City Ventures April 11, 2013 Page 3 • Lead-based Paint. Given the age of the existing buildings (by the 1970s), the presence of lead-based paint ("LBP") is considered possible. Stantec recommends that prior to any renovations that would result in disturbance of suspect material, an LBP survey be completed to ensure proper removal and disposal. In addition, prior to any activities with the potential to disturb the materials, Stantec recommends that identified LBP be removed in accordance with all applicable laws. It has been a pleasure to provide these services for you, and we look forward to working with you in the future. Should there be any questions concerning the information contained in the following report, please contact us at (909) 335-6116. The Federal AAI rule and ASTM E1527-05 require that the Phase I ESA report includes the following declarations by the Environmental Professional who completed the assessment. 1. 1 declare that, to the best of my professional knowledge and belief, I meet the definition of Environmental Professional as defined in 40 CFR §312.10. 2. 1 have the specific qualifications based on education, training, and experience to assess a property of the nature, history, and setting of the Subject Property. 1 have developed and performed the all appropriate inquiries in conformance with the standards and practices set forth in 40 CFR §312 (see Appendix H). Signature: Name (printed Kyle Emerson, C.E.G. 1271 Title: Managing Principal Geologist Date: April 11, 2013 One Team. Infinite Solutions. Stantec TABLE OF CONTENTS SECTION PAGE 1.0 INTRODUCTION...............................................................................................................................1 1.1 OBJECTIVE..................................................................................................................................1 1.2 SCOPE OF WORK........................................................................................................................1 1.3 RELIANCE AND CONTACT INFORMATION...............................................................................1 2.0 SITE DESCRIPTION.........................................................................................................................2 2.1 SITE NAME AND LOCATION.......................................................................................................2 2.2 SITE VICINITY..............................................................................................................................2 2.3 STRUCTURES, ROADS AND OTHER RELEVANT IMPROVEMENTS ON SITE ........................2 2.4 ENVIRONMENTAL LIENS............................................................................................................2 2.5 CURRENT PROPERTY USE........................................................................................................2 3.0 PROPERTY RECONNAISSANCE....................................................................................................3 3.1 PROPERTY OBSERVATIONS..................................................................................................... 3 3.1.1 Surface Drainage.................................................................................................................. 4 3.1.2 Surface Water and Wetlands................................................................................................ 4 3.1.3 Hazardous Materials Storage Areas...................................................................................... 4 3.1.4 Subsurface Structures........................................................................................................... 5 3.2 STORAGE TANKS........................................................................................................................5 3.3 POLYCHLORINATED BIPHENYLS (PCBs).................................................................................5 3.4 LEAD-BASED PAINT (LBP).......................................................................................................... 6 3.5 ASBESTOS CONTAINING MATERIALS(ACMs).........................................................................6 3.6 SOLID WASTE DISPOSAL ISSUES.............................................................................................7 3.7 PESTICIDE ISSUES.....................................................................................................................7 3.8 RADON GAS................................................................................................................................. 7 3.9 OIL WELLS...................................................................................................................................7 3.10 ENVIRONMENTAL SETTING.......................................................................................................8 3.10.1 Regional Geology and Hydrogeology.................................................................................... 8 3.11 ADJACENT SITE RECONNAISSANCE........................................................................................8 3.12 SITE INTERVIEW.........................................................................................................................8 3.13 USER PROVIDED INFORMATION...............................................................................................8 3.14 SPECIALIZED KNOWLEDGE OR EXPERIENCE........................................................................9 3.15 PURCHASE PRICE VS. PROPERTY VALUE...............................................................................9 4.0 PUBLIC RECORD REVIEW SECTION..........................................................................................10 4.1 FEDERAL, STATE AND TRIBAL ENVIRONMENTAL RECORDS .............................................. 10 4.1.1 Database Assessment Criteria............................................................................................ 10 4.1.2 Site Listing Review.............................................................................................................. 10 4.1.3 Area Listing Review............................................................................................................. 11 4.2 CITY, COUNTY AND STATE RECORDS REVIEW....................................................................14 4.2.1 City of Costa Mesa Building Department............................................................................. 14 4.2.2 Orange County Health Care Agency................................................................................... 14 4.2.3 Orange County Fire Authority.............................................................................................. 15 4.2.4 Regional Water Quality Control Board (RWQCB), Santa Ana Region ................................ 15 4.2.5 Summary of Findings from Environmental Records Review ............................................... 15 5.0 HISTORICAL RECORDS REVIEW................................................................................................16 5.1 AERIAL PHOTOGRAPHIC REVIEW.......................................................................................... 16 5.2 FIRE INSURANCE MAPS...........................................................................................................17 5.3 HISTORICAL TOPOGRAPHIC MAP REVIEW...........................................................................17 5.4 CITY DIRECTORY......................................................................................................................18 5.5 FORMER REPORTS...................................................................................................................19 5.6 OTHER HISTORICAL SOURCES...............................................................................................20 TABLE OF CONTENTS (Continued) 5.7 SUMMARY OF FINDINGS FROM HISTORICAL RECORDS REVIEW......................................20 6.0 CONCLUSIONS AND RECOMMENDATIONS..............................................................................22 7.0 LIMITATIONS.................................................................................................................................24 8.0 REFERENCES................................................................................................................................25 LIST OF FIGURES Figure 1 - Site Location Map Figure 2 - Site Map LIST OF APPENDICES Appendix A - Photographic Record Appendix B - Environmental Database Report Appendix C - Environmental Database Supplemental Reports Appendix D - Supplemental Documentation 2 Stantec 1.0 INTRODUCTION This Phase I Environmental Site Assessment (ESA) was performed in accordance with the practices identified in the ASTM Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process, ASTM Designation E1527-05 and Title 40 of the Code of Federal Regulations (CFR), Part 312, which specifies standards and practices for "all appropriate inquiries" (AAI) required for persons seeking to establish certain defenses to or protections from liability under the Federal Comprehensive Environmental Response, Cleanup and Liability Act (CERCLA). The Federal rule 40 CFR 312.11(a) identifies a Phase I ESA completed in accordance with the E1527-05 practice as one way to achieve compliance with requirements of the AAI rule. 1.1 OBJECTIVE The objective of this Phase I ESA was to identify Recognized Environmental Conditions (RECs) or Historical Recognized Environmental Conditions (HRECs), as defined under ASTM E-1527-05. As defined in ASTM E1527-05, a REC is: The presence or likely presence of any hazardous substances or petroleum products on a property under conditions that indicate an existing release, 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, groundwater or surface water of the property, even if those substances are present under conditions in compliance with environmental laws. The term is not intended to include de minimis conditions that generally do not present a material risk of harm to public 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. Conditions determined to be de minimis are not recognized environmental conditions. 1.2 SCOPE OF WORK This assessment has been performed in a manner which complies with requirements of our proposal dated February 20, 2013, with All Appropriate Inquiries (AAI) Final Rule 40 CFR Part 312, with ASTM Practice E1527-05, and with the Statement of Limitations presented in Section 7.0 of this report. In the event of any conflict between the terms and conditions of this report and the terms and conditions of the consulting services agreement between City Ventures and Stantec Consulting Services Inc., the consulting services agreement shall control. The scope of services did not include an assessment of overall environmental regulatory compliance, any subsurface investigation (including soil or groundwater sampling, exploratory boreholes or other investigative techniques to quantify potentially identified hazardous materials), and asbestos, lead-based paint, mold, or radon gas surveys. 1.3 RELIANCE AND CONTACT INFORMATION This Phase I ESA report has been prepared for the exclusive use of City Ventures, it lender, and equity partners. No other person or entity may rely on the information presented in the report without the expressed written consent of Stantec. Any use of this Phase I ESA report constitutes acceptance of the terms and conditions under which it was prepared. Stantec's responsibility extends only to its client and Stantec is not liable or responsible to any other parties who may obtain the Phase I ESA report. One Team. Infinite Solutions. Stantec 2.0 SITE DESCRIPTION 2.1 SITE NAME AND LOCATION The Site consists of two parcels of land totaling 1.8 acres at 2025 and 2027 Placentia Avenue, in the City of Costa Mesa, County of Orange, California. The Assessor Parcel Numbers (APNs) for the Site are 422-291-09 and 422-291-10. 2.2 SITE VICINITY The Site is located within a mixed-use residential and commercial area of Costa Mesa. Surrounding properties to the Site include the following: North: Multi -tenant commercial property South: Multi -tenant commercial property East: Placentia Avenue followed by commercial properties West: Residential properties The location of the Site is shown on Figure 1, Site Location Map. Surrounding property usage is shown on Figure 2, Site Map. 2.3 STRUCTURES, ROADS AND OTHER RELEVANT IMPROVEMENTS ON SITE The Site consists of two parcels of land totaling 1.8 acres. A single commercial building is located on the eastern portion of the northern parcel (2027) where a pier and dock services company operates. One building is located on the western portion of the southern parcel (2025) that is used as office space for the tenants of the property. Parts of each parcel are paved and there are enclosed storage areas and metal storage lockers on each parcel. Further site description is provided in the following Section 3.0. A photographic log of current site conditions is attached in Appendix A and a Site Plan showing the present day configuration is shown on Figure 2 attached. 2.4 ENVIRONMENTAL LIENS City Ventures provided Stantec with a Preliminary Title Report for each of the parcels of the Site. The reports were completed by First American Title Insurance Company on December 31, 2012. Stantec identified no environmental liens associated with the Site. A copy of the Preliminary Title Reports is provided in Appendix D. 2.5 CURRENT PROPERTY USE The Site is currently two parcels used mostly for storage of vehicles and miscellaneous equipment, as well as the location of a dock and pier service company. 4 One Team. Infinite Solutions. Stantec 3.0 PROPERTY RECONNAISSANCE Mr. Kenny Toro, Project Engineer with Stantec, performed a reconnaissance of the Site on March 13, 2013. Weather conditions during the reconnaissance were clear and no weather related restrictions were encountered. Ms. Kim Prijatel of City Ventures served as Stantec's contact for Site access. Ms. Prijatel was not present during Stantec's site reconnaissance. The purpose of the reconnaissance was to identify existing conditions and land uses that may suggest potential environmental impacts to the Site. Such conditions, to the extent visible and accessible, include storage, disposal and treatment of solid and/or hazardous waste, storage tanks and other chemical containers, odors, pools of liquid, staining, drains, sumps, pits, ponds, lagoons, septic systems, wells, unusual soil disturbance, stressed vegetation, and electrical transformers. Field notes of the property reconnaissance are detailed further in the remainder of this report. Photographs taken of the Site are included in Appendix A. 3.1 PROPERTY OBSERVATIONS The Site consists mostly of open space that is used for storage of vehicles, boats, and miscellaneous equipment and materials. A single commercial building is located on the eastern portion of the northern parcel (2027) where a pier and dock services company operates. One building is located on the western portion of the southern parcel (2025) that is used as office space for the tenants of the property. 2025 Placentia: Most of this parcel is paved, with the exception of an area approximately 150 feet in length towards the center of the parcel. The eastern portion of the parcel is used mainly as boat storage. To the west of the boat storage is storage of various equipment and materials. Stantec observed staining in the southern portion of this area, and a concrete patch was present in the northern portion of this area. The purpose of the concrete patch is unknown, and the staining was significant in volume. Therefore, Stantec recommends a soil boring and soil vapor sample at both the location of the concrete patch and staining. The unpaved area of this parcel is also used for storage of a variety of materials such as vehicles, drums, paint and painting materials and miscellaneous equipment. Stantec observed minor staining and hazardous materials storage in this area, including paint and hydraulic oil. Stantec recommends a soil boring and soil vapor sample in this area. West of the unpaved area is vehicle and boat storage, at the western termination of which is an office building. Two concrete pads that extend from the northern boundary of the parcel to the southern boundary of the parcel are located near the unpaved area. The purpose of these concrete pads is unknown. The easternmost concrete pad coincides with the location of the former fuel USTs (70 feet east of the building) as diagramed in a backfill report completed following the removal of the USTs in 1996. Stantec recommends a soil boring and soil vapor sample in the vicinity of this concrete pad. 3 One Team. Infinite Solutions. Stantec The western portion of this area contains a possible sump and metal plate whose purpose is unknown near the southern property line as well as a concrete-bermed area that may have been used to store hazardous materials. A former Phase I ESA reported waste oil ASTs in this location. A former solvent UST was also located in this area near the concrete-bermed area. Therefore, Stantec recommends one soil boring and soil vapor sample in the vicinity of the possible sump and one soil boring and soil vapor sample in the vicinity of the concrete-bermed area/former solvent UST. 2027 Placentia: This parcel is also used by several different tenants. The eastern portion of the parcel is used by Swift Slip dock and pier services. A building is located near Placentia Avenue. The area used by this operation is paved. West of the paved area, various sub -tenants store materials and vehicles. Just west of the Swift Slip tenant operations is a hazardous materials storage area along the southern property line. Stantec recommends a soil boring and soil vapor sample at this location. Moving further west on this parcel is more hazardous materials storage along the northern property line, and a concrete block walled storage area along the southern property line. The concrete block walled area is reportedly where a former tenant stored sand. Stantec recommends a soil boring and soil vapor sample at the location of the hazardous materials storage. West of the hazardous materials storage area is the storage area of a blacktop company. West of that tenant is vehicle and boat storage. Some staining was present in this area. Stantec recommends a soil boring and soil vapor sample in the area of the vehicle storage. Several storage units are located on both properties, and various types of scrap metal, trash, debris, and vehicles are scattered across this entire parcel. Because not all of the ground surface was visible at the time of the site inspection and due to the long history of automotive storage and hazardous materials storage and use at the Site, it is possible that additional features or contamination may be encountered during site development activities. Stantec recommends that any discolored soils or unusual odors encountered during grading be bought to Stantec's attention for further assessment. 3.1.1 Surface Drainage The Site is relatively flat with a slight gradient towards the west. Stantec observed no improper discharge from the Site. 3.1.2 Surface Water and Wetlands No natural surface water, pits, ponds, lagoons, or wetlands were visually observed at the Site. According to the Environmental Data Resources report (Section 4.0) reviewed by Stantec, the Site is not located in a flood zone or wetland area. 3.1.3 Hazardous Materials Storage Areas Hazardous materials are those that are manufactured and could have an adverse effect on human health or the environment. Hazardous materials could include but are not limited to: hazardous substances as defined by the Comprehensive Environmental Response, 4 One Team. Infinite Solutions. Stantec Compensation and Liability Act (CERCLA); hazardous wastes as defined by the Resource Conservation and Recovery Act (RCRA); and petroleum products. As described in Section 3.1, several hazardous materials storage areas are located on the Site. As detailed above, Stantec recommends a soil boring and soil vapor sample at several of these locations. 3.1.4 Subsurface Structures Common utilities such as electrical, telephone, and water lines are present at the Site. No groundwater wells were observed at the Site. There are several concrete pads or patches of unknown origin, a possible sump, and former USTs as described in Section 3.1 and 3.2. Stantec recommends assessment of these features as described in those sections. 3.2 STORAGE TANKS Review of a regulatory agency database search for the property and surrounding area performed by Environmental Data Resources (EDR) indicated no current USTs or ASTs associated with the Property. However, the EDR reports a former UST and release associated with that UST. The Site is listed in the HIST CORTESE database but no details are given regarding the UST or release. The LUST database reports the Site as a closed case for a release of gasoline to soil. A case closure summary filed with OCHCA states that three USTs were present at the Site: two 10,000 -gallon USTs for gasoline and diesel, and one 550 -gallon UST for solvents. The three USTs were removed on January 12, 1996. The surrounding soil surrounding was excavated, with the resulting excavation remaining open for 5 weeks. Based on the soil sampling results, additional soil excavation was completed and one verification sample reported no detectable TPH or BTEX above laboratory reporting limits. Three stockpile samples also reported no detectable TPH or BTEX above laboratory reporting limits and the stockpile was used as backfill. Maximum concentrations of TPHg and BTEX prior to remedial excavation were reported at 12.1 milligrams per kilogram (mg/kg), 0.649 mg/kg, 3,060 mg/kg, 1,980 mg/kg, and 0.347mg/kg, respectively. Following excavation, none of these analytes were reported above laboratory reporting limits. The CRWQCB concurred with the decision to close the case based on these results. Due to the historical presence of the USTs, their contents, and a documented release, however, Stantec recommends a soil vapor survey to determine whether soil vapor has been impacted above regulatory action levels. Additionally, due to the time period in which the USTs were given closure and the lack of any type of groundwater sampling, Stantec recommends collecting soil and one groundwater sample in the vicinity of the USTs. 3.3 POLYCHLORINATED BIPHENYLS (PCBS) Electrical transformers, hydraulic equipment capacitors, fluorescent light fixtures, and similar equipment may contain polychlorinated biphenyls (PCBs) in the hydraulic fluids or dielectric 5 One Team. Infinite Solutions. Stantec insulating fluids within the units. The federal Toxic Substances Control Act (TSCA) generally prohibited the domestic manufacture of PCBs after 1979. There is, however, potential that the dielectric fluid in electrical and hydraulic equipment manufactured and constructed prior to that date contains PCBs. Stantec identified no equipment that uses PCBs at the Site. 3.4 LEAD-BASED PAINT (LBP) Concern for lead-based paint (LBP) is primarily related to residential structures. The EPA's Final Rule on Disclosure of Lead -Based Paint in Housing (40 CFR Part 745) defines LBP as paint or other surface coatings that contain lead equal to or in excess of 1.0 milligram per square centimeter or 0.5 percent by weight. The risk of lead toxicity in LBP varies based upon the condition of the paint and the year of its application. The U.S. Department of Housing and Urban Development (HUD) has identified the following risk factors: • The age of the dwelling as follows: The maximum risk is from paint applied before 1950. There is severe risk from paint applied from 1950 to 1960. There is moderate risk from deteriorated paint applied from 1960 to 1970. There is slight risk from the paint that is intact but applied after 1977. • The condition of the painted surfaces. • The presence of children and certain types of households in the building. • Previously reported cases of lead poisoning in the building or area. Given the age of the existing buildings (by the 1970s), the presence of lead-based paint ("LBP") is considered possible. Stantec recommends that prior to any renovations that would result in disturbance of suspect material, an LBP survey be completed to ensure proper removal and disposal. In addition, prior to any activities with the potential to disturb the materials, Stantec recommends that identified LBP be removed in accordance with all applicable laws. 3.5 ASBESTOS CONTAINING MATERIALS (ACMS) Asbestos can be found in many applications, including sprayed -on or blanket -type insulation, pipe wraps, mastics, floor and ceiling tiles, wallboard, mortar, roofing materials, and a variety of other materials commonly used in construction. The greatest asbestos-related human health risks are associated with friable asbestos, which is ACM that can be reduced to powder by hand pressure. Friable asbestos can become airborne and be inhaled, and has been associated with specific types of respiratory disease. The manufacturing and use of asbestos in most building products was curtailed during the late 1970s. Given the age of the existing buildings on the Site (by the 1970s), the presence of asbestos - containing materials ("ACM") is considered possible. Stantec recommends that prior to any renovations that would result in disturbance of suspect material, a comprehensive pre - demolition ACM survey should be completed in accordance with the sampling criteria of the Asbestos Hazard Emergency Response Act ("AHERA"), and that a certified asbestos abatement contractor be retained to remove ACM in accordance with all applicable laws. X One Team. Infinite Solutions. Stantec 3.6 SOLID WASTE DISPOSAL ISSUES Windblown debris, scrap metal, scrap wood, vehicles, parts, and various types of trash were observed at the Site. Based on Site observations, these features are unlikely to represent an environmental concern to the Site, but Stantec recommends that these materials be removed prior to Site development. Because of the extensive amount of debris and vehicles covering the Site, it is possible that additional features or contamination may be encountered during site development activities. Stantec recommends that any discolored soils or unusual odors encountered during grading be bought to Stantec's attention for further assessment. 3.7 PESTICIDE ISSUES Stantec's interpretation of available historical aerial photographs shows that the Site was vacant prior to 1927 through the 1940s, then used for storage of vehicles until present. It is unclear due to photograph quality exactly when the structures were constructed at the Site, but it appears to be by 1990. Historical reports for the Site state that agricultural activity was present on the Site between 1927 and 1947. Although Stantec found no evidence of agricultural use, due to the planned development of the Site Stantec recommends sampling soil for pesticides. 3.8 RADON GAS Radon is an odorless, tasteless and invisible gas produced by the decay of naturally occurring uranium in soil and water. Radon is a form of ionizing radiation and an identified carcinogen. Radon in air is ubiquitous. Radon is found in outdoor air and in the indoor air of buildings of all kinds. The U.S. EPA has determined that exposure to 4.0 pCi/L of radon gas on a regular basis increases the risk of lung cancer. The Site is located in an area designated as Federal EPA Radon Zone Level 3 with a predicted average indoor screening level below 2 pCi/L. According to the EDR report, 42 of the 44 sites tested in the 92627 zip code (area of the Site) exhibited levels below 4 pCi/L. The average first floor radon concentration in Orange County is 0.763 pCi/L. The information regarding this determination is contained in the EDR report attached as Appendix B. Based on this data, the Site lies within an area of low radon risk, radon is unlikely to represent an environmental concern to the Site, and Stantec recommends no further assessment regarding this issue. 3.9 OIL WELLS Stantec reviewed the Digital Online Mapping System (DOMS) provided on the Department of Oil, Gas, and Geothermal Resources (DOGGR) website in an effort to evaluate if there are any known oil wells in the Site vicinity. According to the DOMS, the nearest oil well is located approximately 500 feet southeast of the Site (DOGGR, 2013). The well is identified as the Republic Operator Inc. "Terrace Community" 1 and is listed as "plugged". The nearest unplugged well is located 2,000 feet southeast of the Site. The well is identified as the J.H. Dennis 1" and is listed as idle. Due to distance, Stantec considers it unlikely that oil wells represent an environmental concern to the Site and recommends no further investigation regarding this issue. 7 One Team. Infinite Solutions. Stantec 3.10 ENVIRONMENTAL SETTING 3.10.1 Regional Geology and Hydrogeology The Site is located in Orange County. The area is located within the Peninsular Ranges Geomorphic Province, which includes northwest -southeast trending mountain ranges and valleys that have been developed by the San Andreas Fault system (California Geological Survey [CGS], 2002). The stratigraphy underlying the Site consists primarily of recent -age alluvium and non -marine terrace deposits (CDMG, 1965). The Site is at an elevation of approximately 90 feet above mean sea level. The regional topographic gradient is to the west (USGS, 1965). The closest mapped recently active fault is the Newport Inglewood Fault located approximately 1 mile southwest (CGS, 2010). According to official maps of California, the Site is not located within an Alquist-Priolo (AP) Earthquake Fault Zone boundary (CDMG, 2000). The Site is located within the Coastal Plain of Orange County, which is located in northwestern Orange County. The basin is defined by bedrock to the north, east, and south and by topographic low to the northwest and Pacific Ocean to the southwest. Water -bearing sediments are marine and non -marine sediments (DWR, 2004). According to information located in the CRWQCB`s Geotracker website, groundwater monitoring takes place at a facility at the intersection of Placentia Avenue and 19th Street south of the Site. Groundwater flow during the third quarter 2012 was to the northwest (CRWQCB, 2013). Groundwater depth was measured at approximately 30 feet historically at this facility. 3.11 ADJACENT SITE RECONNAISSANCE Stantec conducted an area reconnaissance to identify adjacent properties of potential environmental concern (Figure 2). Observations of these properties were restricted to those areas readily observable from the public right-of-way. The surrounding area consists of multi - tenant commercial properties to the north and south, residential development to the west, and Placentia Avenue followed by commercial properties to the east (see Figure 2). Stantec identified no RECs associated with the adjacent properties. 3.12 SITE INTERVIEW According to the tenant of 2027 Placentia Avenue, his property is used as a dock and pier service business. He leases out part of the western portion of the property as storage area for several sub -tenants. The owner and tenants of 2025 Placentia were not available to be interviewed. 3.13 USER PROVIDED INFORMATION Prior to initiating the Site reconnaissance, Stantec requested information relevant to performance of this Phase I ESA with a written questionnaire submitted to the user of this report. A copy of the questionnaire completed by Ms. Kim Prijatel with City Ventures is provided in Appendix D. The significant information provided by Ms. Prijatel is summarized below. n One Team. Infinite Solutions. Stantec 1. Information on Environmental Cleanup Liens on Subject Property? No 2. Information on Subject property Activity or Use Limitations (including Institutional and Engineering Controls)? No 3. Specialized knowledge or experience of the User: No 4. Does the purchase price being paid for this property reasonably reflect the fair market value of the property? Yes 5. Commonly known or reasonably ascertainable information about the Subject Property? None. 6. The degree of obviousness or the presence or likely presence of contamination at the property, and the ability to detect the contamination by appropriate investigation? None. 3.14 SPECIALIZED KNOWLEDGE OR EXPERIENCE The Federal AAI rule (40 CFR §312.28) and ASTM E1527-05 require that all appropriate inquiry must take into account relevant and applicable specialized knowledge and experience on the part of the User regarding the Subject Property, the area surrounding the Subject Property, the conditions of adjoining properties, and any other experience relevant to identifying RECs on the Subject Property. Ms. Prijatel indicated that she does not have any specialized knowledge or experience related to the Site. 3.15 PURCHASE PRICE VS. PROPERTY VALUE The Federal AAI rule (40 CFR §312.29) and ASTM E1527-05 require that persons seeking defense to or protection from liability under CERCLA must take into account the relationship of the purchase price to the fair market value of the property if it were not contaminated to assess whether or not the differential is due to the presence of releases or threatened releases of hazardous substances. This portion of the inquiry is the responsibility of the User, and the User has the option of sharing or not sharing this information with the Environmental Professional performing the Phase I ESA. Stantec has not performed an independent evaluation of the purchase price of the property and its relationship to fair market value. Stantec submitted a written questionnaire to the User (identified in Section 3.14) inquiring about the User's knowledge regarding the relationship of the purchase price to the fair market value of the property if it were not contaminated. Ms. Prijatel believes that the purchase price of the Site reasonably reflects the fair market value. 9 One Team. Infinite Solutions. Stantec 4.0 PUBLIC RECORD REVIEW SECTION 4.1 FEDERAL, STATE AND TRIBAL ENVIRONMENTAL RECORDS A regulatory agency database search report was obtained from a third -party environmental database search firm (Environmental Data Resources/EDR). A complete copy of the database search report, including the date the report was prepared, the date the information was last updated, and the definition of databases searched, is provided in Appendix B. 4.1.1 Database Assessment Criteria Research into environmental regulatory agency database listings was performed by a third - party environmental regulatory agency database search firm. The purpose of the review was to identify reported environmental issues for the Site and other properties in the vicinity. The database search firm utilized the more stringent of the approximate minimum search distances specified in the Scope of Work for each of the referenced Federal and state environmental databases. The definition of the databases searched and the associated search distances from the Site are identified in the regulatory agency database search report. The regulatory agency database search report lists a number of sites identified as "unmappable." The database search firm was unable to confirm the physical locations of these sites relative to the Site or to assess whether they were located within the designated search radii. Stantec independently reviewed the locations of these "unmappable" sites, to the extent possible, using various maps and our knowledge of the Site area. Any of the "unmappable" sites determined to be within the designated search radii were included in our evaluation of the various listed sites potential to result in a recognized environmental condition relative to the Site. Stantec reviewed the results of the database search report to note reported release sites in the vicinity of the Site that were considered to have a potential to have adversely impacted the Site (i.e., are known to have or are expected to result in recognized environmental conditions). Reported release sites identified in the regulatory agency database search report were evaluated with respect to the nature and extent of a given release, the distance of the reported release site from the Site, the stratigraphy of soils, the expected soil permeability, and the topographic position of a reported release site with respect to known or expected local and/or regional groundwater flow direction. Those release sites that were considered likely to have impacted the Site are identified in the report as recognized environmental conditions, as defined in ASTM 1527. Sites that were listed in the database search report, but not identified as a release site (for example, a site listed as a hazardous waste generator but not as having had a release), and sites that were listed as being "closed" were considered unlikely to have impacted the Site or to represent an environmental concern to the Site. 4.1.2 Site Listing Review The Site is listed as S J Cook & Sons at 2025 Placentia Avenue under the HAZNET, HIST CORTESE, LUST, CA FID UST, UST and SWEEPS UST databases. The HAZNET database records facility and waste manifest data from manifest forms received by the Department of 10 One Team. Infinite Solutions. Stantec Toxic Substances Control. The HAZNET database indicates that wastes are generated onsite but is not intended to document whether a release has occurred onsite. Under the HAZNET database the Site is listed for disposing of waste oil and mixed oil. The UST, CA FID UST and SWEEPS UST databases list facilities with known USTs onsite. The UST and CA FID UST databases list a facility ID but no details on the UST. The SWEEPS UST database lists the Site as having two 10,000 -gallon USTs, one containing diesel and the other containing gasoline. The Site is listed in the HIST CORTESE database but no details are given regarding the UST or release. The LUST database reports the Site as a closed case for a release of gasoline to soil. No details regarding the closure of the case is given, but as discussed in Section 5.5 remedial excavation took place at the Site and closure was granted on April 10, 1996. Details regarding the former USTs and release are described in Section 5.5. Due to the historical presence of the USTs, their contents, and a documented release, Stantec recommends a soil vapor survey to determine whether soil vapor has been impacted above regulatory action levels. Additionally, due to the time period in which the USTs were given closure and the lack of any type of groundwater sampling, Stantec recommends collecting soil and one groundwater sample in the vicinity of the former USTs. In sum, the listings do not indicate any RECs not otherwise identified as RECs by Stantec in the executive summary (based on the historical industrial use of the Site). 4.1.3 Area Listing Review The database evaluations in this section include a consideration of the regional geology and hydrogeology discussed in Section 3.11. Groundwater in the vicinity of the Site is expected to be approximately 30 feet below ground surface (bgs) and flow northwest. Generally, reported release sites located within '/4 mile were considered to have a potential to represent an environmental concern to the Site. Facilities which were listed in the database search report but not identified as a release site, such as a hazardous waste generator or recycling facility, were not considered unlikely to represent an environmental concern to the Site. The complete database listings of records detailed above prepared by EDR and a map showing the location of the search radius relative to the Site is presented in Appendix B. The result of Stantec's review of area sites identified in the EDR report, by database listing, is discussed below. RCRA databases The RCRA-SQG database identifies facilities that generate, transport, store, treat and/or dispose of hazardous materials between 100 kg and 1,000 kg of hazardous waste per month. The RCRA-LQG database identifies facilities that generate, transport, store, treat and/or dispose of hazardous materials greater than 1,000 kg of hazardous waste per month. The RCRA-NonGen database identifies facilities that do not currently generate hazardous materials. Based on the EDR report, there are three (3) RCRA facilities within an eighth mile radius of the Site. 11 One Team. Infinite Solutions. Stantec Vanity Cars Limited is located at 2014 Placentia Avenue #B, which is approximately 52 feet east southeast of the Site. It is cross -listed in the FINDS, EMI and HAZNET databases. This is an SQG listing. Newport Auto Service and Smog is located at 786 W. 20th St., which is approximately 292 feet east southeast of the Site. It is cross -listed in the FINDS and EDR US Hist Auto Stat databases. This is an SQG listing. Harbor Body Works Inc. is located at 2076 Placentia Ave., which is approximately 535 feet north northeast of the Site. It is cross -listed in the FINDS and HAZNET databases. This is an SQG listing. NJ Fiberglass/C and F is located at 2090 Placentia Ave., which is approximately 535 feet north northeast of the Site. It is cross -listed in the FINDS, EDR US Auto Stat. and HAZNET databases. This is an SQG listing. Marx Service Mercedes is located at 1950 Placentia Ave., which is approximately 831 feet south southeast of the Site. It is cross -listed in the FINDS database. This is an SQG listing. Colgan Custom Mfg./Prototype Concepts Inc. is located at 1945 Placentia Ave., which is approximately 831 feet south southeast of the Site. It is cross -listed in the FINDS database. This is a NonGen listing. European Motor Car Works is located at 1940 Placentia Ave., which is approximately 958 feet south southeast of the Site. It is cross -listed in the FINDS, HAZNET, EDR US Hist Auto Stat. and EMI databases. This is an SQG listing. QSC Audio Products Inc. is located at 1926 Placentia Ave., which is approximately 1,135 feet south southeast of the Site. It is cross -listed in the FINDS database. This is an SQG listing. Due to a lack of any reported releases, these facilities are considered unlikely to represent an environmental concern to the Site. LUST The LUST database identifies facilities with reported past or present leaking underground storage tanks. Based on the EDR report, there are two (2) listed facilities (within an eighth mile of the Site. Interstate Brands Corporation is at 2024 Placentia Avenue approximately 132 feet to the east of the Site. The facility is also cross -listed in the HAZNET and several UST databases. Under the LUST database this facility is reported to have had a release of gasoline that affected soil. It is listed as a closed case. Due to case status and media affected, Stantec concludes that the facility does not represent an environmental concern to the Site, and recommends no further investigation regarding the facility. 12 One Team. Infinite Solutions. Stantec Costa Mesa Disposal/Orco Disposal is located at 2051 Placentia Ave., which is approximately 211 feet northeast of the Site. It is cross -listed in the RCRA-SQG, FINDS, NPDES, HIST CORTESE, HAZNET, WDS and UST databases. The facility is listed for a release of oil to soil with a closed case status. Due to media affected and current case status, Stantec concludes that the facility does not represent an environmental concern to the Site, and recommends no further investigation regarding the facility. Markel Cement Contracting Inc. is located at 2058 Placentia Ave., which is approximately 312 feet northeast of the Site. It is cross -listed in the RCRA-SQG, FINDS, and HIST CORTESE databases. The facility is listed for a release of gasoline to soil with a closed case status. Due to media affected and current case status, Stantec concludes that the facility does not represent an environmental concern to the Site, and recommends no further investigation regarding the facility. Hartley Racon/Hartley Co. is located at 1987 Placentia Ave., which is approximately 375 feet southeast of the Site. It is cross -listed in the RCRA-SQG, FINDS, NPDES, HAZNET, EMI, WDS, US AIRS and HIST CORTESE databases. The facility is listed for a release of alcohols to soil with a closed case status. Due to media affected and current case status, Stantec concludes that the facility does not represent an environmental concern to the Site, and recommends no further investigation regarding the facility. Mesa Consolidated Water District is located at 1965 Placentia Ave., which is approximately 654 feet south southeast of the Site. It is cross -listed in the RCRA-SQG, HAZNET, and UST databases. The facility is listed for a release of diesel and gasoline to soil with a closed case status. Due to media affected and current case status, Stantec concludes that the facility does not represent an environmental concern to the Site, and recommends no further investigation regarding the facility. Crissmans Rentals is located at 1954 Placentia Ave., which is approximately 800 feet south southeast of the Site. It is cross -listed in the HIST CORTESE and UST databases. The facility is listed for a release of diesel and gasoline to soil with a closed case status. Due to media affected and current case status, Stantec concludes that the facility does not represent an environmental concern to the Site, and recommends no further investigation regarding the facility. Seals Ambulance Service/Sealson, Inc. is located at 2131 Placentia Ave., which is approximately 1,169 feet north northeast of the Site. It is cross -listed in the HIST CORTESE, HAZNET and UST databases. The facility is listed for a release of diesel and gasoline to soil with a closed case status. Due to media affected and current case status, Stantec concludes that the facility does not represent an environmental concern to the Site, and recommends no further investigation regarding the facility. UST databases This includes listings for several databases that report historical and current USTs. Based on the EDR report, there are eight listed facilities within an eighth mile of the Site not discussed under other databases. 13 One Team. Infinite Solutions. Stantec Trico Realty is located at 2011 Placentia Ave., which is approximately 42 feet east southeast of the Site. Oceanview Yard is located at 2062 Placentia Ave., which is approximately 360 feet north northeast of the Site. Markel Cement/Ferry Cross Pari. is located at 1971 Placentia Ave., which is approximately 545 feet south southeast of the Site. Jacks' Service Station is located at 2145 Placentia Ave., which is approximately 1,267 feet north northeast of the Site. It is cross -listed in the EDR US Hist Auto Stat. and HAZNET databases. Due to a lack of any reported releases, these facilities are considered unlikely to represent an environmental concern to the Site. EDR US Hist Auto Stat Based on the EDR report, there are twenty-three (23) within a quarter -mile radius of the Site. Due to depth to groundwater and the lack of reported releases and/or violations, these facilities are considered unlikely to represent an environmental concern to the Site. "Unmappable" sites Four "unmappable sites" were listed in the EDR report and their locations were reviewed by Stantec. Due to distance, the "unmappable sites" are considered unlikely to represent an environmental concern to the Site. 4.2 CITY, COUNTY AND STATE RECORDS REVIEW 4.2.1 City of Costa Mesa Building Department Stantec contacted the City of Costa Mesa Building Department to determine whether permit records were available for the Site. Building department staff was able to search from 1990 through present and records included various building permits for address 2025 Placentia Avenue related to a vehicle storage lot from 2006 and address 2027 Placentia Avenue for a block wall and repairs to an electrical panel in 2010. Stantec reviewed archived building permits at the building department. Address 2025 Placentia Avenue had permits available for the installation of a 550 -gallon "gas tank" with electric suction pump. This coincides with the 550 -gallon solvent UST that was removed from the Site. There were also permits for a block wall, office structure, and a zoning application for outdoor automobile storage. Address 2027 Placentia Avenue had permits on file for an office building, garage, and electrical service. Stantec identified no environmental concerns as a result of its review of building permits. 4.2.2 Orange County Health Care Agency Stantec submitted a request to the Orange County Fire Authority to research whether any documents were on file for the Site. Stantec has not received a response as of the writing of 14 One Team. Infinite Solutions. Stantec this report. Records are likely to be on file with this agency as it is the CUPA for the City of Costa Mesa. Stantec was provided with historical reports for the Site by City Ventures as discussed in Section 5.5. In the event that this agency is in possession of reports not already reviewed by Stantec and they contain information that changes the conclusions or recommendations contained in this report, Stantec will issue an addendum to this report. Based on its review of information from other sources, however, Stantec believes that any reports from OCHCA are unlikely to do so. 4.2.3 Orange County Fire Authority Stantec submitted a request to the Orange County Fire Authority to research whether any documents were on file for the Site. Stantec received a response that this agency does not keep files for the City of Costa Mesa. 4.2.4 Regional Water Quality Control Board (RWQCB), Santa Ana Region Stantec submitted a request to the RWQCB to research whether any documents were on file for the Site. As of the writing of this report, a response had not yet been received. A listing for 2025 Placentia Avenue is located in the Geotracker database as facility with a release of gasoline affecting soil. No reports or details are located in the Geotracker database, most likely because the lead agency is Orange County. 4.2.5 Summary of Findings from Environmental Records Review Available historical records indicate that a release occurred from USTs. Regulatory closure has been issued for the USTs. To more fully evaluate any residual impacts, however, Stantec recommends sampling soil vapor and groundwater in the vicinity of the USTs, as discussed in Sections 3.1, 3.2 and 5.7. 15 One Team. Infinite Solutions. Stantec 5.0 HISTORICAL RECORDS REVIEW Stantec developed an understanding of past use of the property through research of the following available information resources. 5.1 AERIAL PHOTOGRAPHIC REVIEW Aerial photographs for the Site and surrounding areas were obtained from EDR to evaluate historical usage of the site and adjacent properties. The photographs were also reviewed to evaluate any discernible evidence of potential sources of negative environmental impact at the site. The general activity on a property and land use changes can often be discerned from the type and layout of structures visible in aerial photographs and maps; however, specific elements of a site operation cannot normally be determined. The following aerial photographs of the Site and surrounding areas were examined during Stantec's historical investigations. 1. Year: 1927 The Site is vacant, native land. A dirt road runs across the western portion of the Site. Placentia Avenue and West 201" Street are in place. Most of the vicinity is vacant or agricultural. 2. Year: 1938 The Site is still vacant, native land. Land to the west is native and appears to be wetlands with several small waterways. Properties to the east, north and south are mostly agricultural. 3. Year: 1947 The Site is still vacant. The land to the west has been graded and cleared but the waterways are still present for the most part. Most of the vicinity is agricultural. Retention ponds and ASTs associated with agricultural activities are present on some of the properties in the area. 4. Year: 1953 The Site appears to be developed with small structures or used to store vehicles. The property adjacent to the south has been developed with small commercial structures. The vicinity is mostly residential to the east. Some agricultural properties are present to the north and are scattered throughout the vicinity. 5. Year: 1960 The Site appears to be used for storage of vehicles. Properties to the north and south are developed with commercial buildings, as are the properties to the east across Placentia Avenue. Residential developments are present to the west. 6. Year: 1968 The Site and vicinity appear similar to the previous photograph. 16 One Team. Infinite Solutions. Stantec 7. Year: 1977 The Site and vicinity appear similar to the previous photograph with additional buildings located on the property to the north. 8. Year: 1990 The Site and vicinity appear similar to the previous photograph, with the addition of a large commercial building on the property to the south. There may be small structures on the southern portion of the Site, but that level of detail is difficult to discern at the scale of the photograph. 9. Year: 1995 The Site and vicinity appear similar to the previous photograph. 10. Year: 2005 The Site and vicinity appear similar to the previous photograph. 11. Year: 2009 The Site and vicinity appear similar to the previous photograph. 12. Year: 2010 The Site and vicinity appear similar to the previous photograph. Stantec's interpretation of available historical aerial photographs shows that the Site was vacant prior to 1927 through the 1940s, then used for storage of vehicles until present. It is unclear due to photograph quality exactly when the structures were constructed at the Site, but it appears to be by 1990. Historically, most of the area has been vacant with some agricultural activity. Commercial development took place in the area by the 1960s. Copies of the Historical Aerial Photographs are provided in Appendix C. 5.2 FIRE INSURANCE MAPS Sanborn Fire Insurance Maps were not available for the Site. A copy of the no coverage report is provided in Appendix C. 5.3 HISTORICAL TOPOGRAPHIC MAP REVIEW Available historical topographic maps were requested from Environmental Data Resources for the Site and surrounding properties. Maps from the years 1901, 1902, 1935, 1951, 1965, 1972 and 1981 were reviewed. 1. Year: 1901 No site detail is visible but the immediate general area appears sparsely developed. 2. Year: 1902 No site detail is visible but the immediate general area appears sparsely developed similar to the previous map. 17 One Team. Infinite Solutions. Stantec 3. Year: 1935 The Site appears to be vacant. Placentia Avenue and other roads in the area are developed, with the exception of the area to the west of the Site. Scattered residential structures are depicted along the roads that are in place. The City of Costa Mesa is developed to the east. 4. Year: 1951 The Site is included within the boundaries of the Balboa Airport, specifically on one of the runways. No structures are shown on the Site. The vicinity is similar to the previous map. 5. Year: 1965 The Site is shown as developed via pink shading, although no specific structures are shown on the Site. Current roads are in place. Most of the immediate vicinity is shown as developed with no detail as to the types of properties. 6. Year: 1972 The Site and surrounding area appear similar to the previous map. 7. Year: 1981 The Site and surrounding area appear similar to the previous map. Based on a review of historical topographic maps, the Site was undeveloped until sometime between 1935 and 1951, when the Site was briefly a part of the Balboa Airport (but not for purposes that would represent any environmental concern). By 1965, the Site was developed. The vicinity appears to have been mostly vacant and residential until at least 1951 and current roads are developed by 1965. Stantec identified no RECs based on its review of the topographic maps. 5.4 CITY DIRECTORY Stantec reviewed the historical city directory abstract provided by EDR. City directories were available for the Site from 1920 until 2012. The Site address of 2025 Placentia Avenue is listed in the directories as SJ Cook & Sons Inc. between 1966 and 2002, with co -listings from 1991 through 2002 as Amburgeys Concrete Shop, Lorton Construction Co., and two individual listings. In 2007 it is listed as Amburgeys Custom Concrete Inc. Address 2027 Placentia Avenue is listed in 1955 as Gallacher Jas Co., in 1966 as Cruizon Boat Works, between 1970 and 1986 as Kenosha Auto Transport Corp., and in 2007 and 2012 as Swift Slip Dock & Pier Builders. A review of surrounding properties indicated residences and various commercial businesses such as a construction company, trucking company, mason, produce grocer, auto detailing, plumber, car repair and various other commercial businesses mainly along Placentia Avenue. The address adjacent to the south, 2023 Placentia Avenue, is listed as Tucker Chemical Company between 1991 and 2002. Stantec identified the historical industrial use of the Site as a REC. A copy of the complete City Directory Abstract is provided in Appendix C. M One Team. Infinite Solutions. Stantec 5.5 FORMER REPORTS The following reports and documents were provided to Stantec by City Ventures for review. Summaries of the reports are provided below. H&T Soils Testing, Compacted Backfill Report, April 25, 1996. A report detailing the backfill of the UST excavation at the Site was provided to S.J. Cook & Sons, Inc. The report states that two excavations were present on the Site. The larger of the two excavations was located at the east end of the office building and measured approximately 32 feet in length, 21 feet in width, and 10 feet in depth. This location contained two 10,000 - gallon USTs. The smaller excavation was located at the west end of the office building and measured approximately 15 feet in length, 12 feet in width, and 6 feet in depth. This was the location of a 500 -gallon UST. Following backfill and compaction testing, the backfilled areas were considered suitable for parking area but not for large structures. Additional testing and possible adjustments were recommended in the event that a structure is to be placed in those locations. AEI Consultants, Phase I Environmental Site Assessment, November 10, 2005. A Phase I ESA was completed for the Site in 2005 for 2025 Placentia Avenue. At the time of the report, the Site had 10 tenants occupying an office building and fenced storage areas. A garage and paved storage area were also present on the Site. The property measured 0.92 acres and was developed in 1977. Historically, the property was reported to have been used for storage since 1953, with a former commercial building present on the southeast corner of the property. Prior to development of the Site, it was used for agricultural purposes. The report identified no RECs for the Site, but did identify one historical REC: Three USTs, one 550 -gallon gasoline and solvent UST installed in 1959 and two 10,000 -gallon gasoline and diesel USTs were installed in 1979. All three USTs and associated piping were removed January 12, 1996. Impact was reported at the north end of the 10,000 -gallon gasoline UST. Remedial excavation was completed in this location and the verification sample reported no impact above laboratory reporting limits. Closure was reportedly issued April 19, 1996 as discussed in Section 5.6 (actual date of closure is April 10, 1996). Because of the closure status, the USTs were not considered a REC. Additionally, the following "environmental issues" were identified for the Site: Hazardous materials storage in 55 -gallon drums belonging to the previous tenant/owner was still present on the Site. No staining or evidence of releases was noted. Small volume hazardous materials storage and associated minor staining was observed from a distance because access was not granted to the tenant storage areas. The staining was considered surficial and not a concern for the Site. 19 One Team. Infinite Solutions. Stantec Agricultural activity was present on the Site between 1927 and 1947. Because of the length of time since possible pesticide use and the fact that much of the Site is paved, former agricultural use was not considered a concern. ACMs and LBP were considered a potential issue given the age of the structures at the Site, but because building materials were in good condition they were not considered a concern to the occupants of the Site. Two 250 -gallon ASTs, one for waste oil and the other formerly used for gasoline, were observed on the Site. They are contained within a concrete berm and no staining was observed. No further assessment of the Site was recommended. 5.6 OTHER HISTORICAL SOURCES Orange County Health Care Agency (OCHCA), Notification To Initiate Corrective Action at the Site of an Unauthorized Underground Storage Tank Release, January 31, 1996. A letter addressed to S.J. Cook & Sons for address 2025 Placentia Avenue states that an unauthorized release was reported for the Site. The letter directs the responsible party to conduct a preliminary site assessment and initial abatement, interim remedial actions, soil and groundwater investigation, complete a corrective action plan, implement the corrective action plan, and complete verification monitoring. The letter requests the submission of a site assessment report that delineates any impact to groundwater. Case Closure Summary, March 27, 1996. A case closure summary filed with OCHCA states that three USTs were present at the Site: two 10,000 -gallon USTs for gasoline and diesel, and one 550 -gallon UST for solvents. The three USTs were removed on January 12, 1996. The surrounding soil surrounding was excavated, with the resulting excavation remaining open for 5 weeks. Due to soil sampling results, additional soil excavation was completed and one verification sample reported no detectable TPH or BTEX above laboratory reporting limits. Three stockpile samples also reported no detectable TPH or BTEX above laboratory reporting limits and the stockpile was used as backfill. Maximum concentrations of TPHg and BTEX prior to remedial excavation were reported at 12.1 milligrams per kilogram (mg/kg), 0.649 mg/kg, 3,060 mg/kg, 1,980 mg/kg, and 0.347mg/kg, respectively. Following excavation, none of these analytes were reported above laboratory reporting limits. The CRWQCB concurred with the decision to close the case based on these results. OCHCA, Remedial Action Completion Certificate, April 10, 1996. A letter issued by OCHCA confirms the closure of the LUST case at the Site. No further action was required assuming no change in land use. 5.7 SUMMARY OF FINDINGS FROM HISTORICAL RECORDS REVIEW Stantec's interpretation of available historical aerial photographs shows that the Site was vacant prior to 1927 through the 1940s, then used for storage of vehicles until present. It is unclear due all One Team. Infinite Solutions. Stantec to photograph quality exactly when the structures were constructed at the Site, but it appears to be by 1990. Based on a review of historical topographic maps, the Site was undeveloped until sometime between 1935 and 1951, when the Site was briefly a part of the Balboa Airport. By 1965, the Site is developed. Historical reports for the Site state that agricultural activity was present on the Site between 1927 and 1947. Although Stantec found no evidence of agricultural use, Stantec will include Phase II subsurface investigation of pesticides as part of the planned Phase II subsurface investigation to evaluate the historical industrial use of the Site. Based on a long history of vehicle and hazardous material storage and use at the Site there is potential for soil vapor impact to exist from petroleum hydrocarbon use at the Site. Accordingly, Stantec recommends that soil vapor sampling be performed across the Site to evaluate whether VOC impact exists in soil vapor above health risk criteria for residential use. Additionally, subsurface investigation is recommended for features that are associated with this current and historical use of the Site as discussed in Section 3.1. A case closure summary filed with OCHCA states that three USTs were present at the Site: two 10,000 -gallon USTs for gasoline and diesel, and one 550 -gallon UST for solvents. The three USTs were removed on January 12, 1996. Due to soil sampling results, additional soil excavation was completed and one verification sample reported no detectable TPH or BTEX above laboratory reporting limits. The CRWQCB concurred with the decision to close the case based on these results. In order to more fully evaluate this issue, Stantec recommends performing a soil vapor survey to determine whether soil vapor has been impacted above regulatory action levels. 21 One Team. Infinite Solutions. Stantec 6.0 CONCLUSIONS AND RECOMMENDATIONS The Site consists of two parcels of land totaling 1.8 acres located at 2025 and 2027 Placentia Avenue, in the City of Costa Mesa, County of Orange, California. The Site consists mostly of open space that is used for storage of vehicles, boats, and miscellaneous equipment and materials. A single commercial building is located on the eastern portion of the northern parcel (2027) where a pier and dock services company operates. One building is located on the western portion of the southern parcel (2025) that is used as office space for the tenants of the property. Stantec's interpretation of available historical aerial photographs shows that the Site was vacant prior to 1927 through the 1940s, and was then used for storage of vehicles until the present time. It is unclear based on the available photographs exactly when the structures were constructed at the Site, but it appears to be by 1990. Based on a review of historical topographic maps, the Site was undeveloped until sometime between 1935 and 1951, when the Site was briefly a part of the Balboa Airport. By 1965, the Site was developed. Historical reports for the Site state that agricultural activity was present on the Site between 1927 and 1947. Although Stantec identified no evidence of agricultural use, in light of the planned development of the Site for residential purposes Stantec recommends sampling the soil for pesticides to evaluate the potential for pesticide -related impacts. Based on this Phase I ESA, Stantec identified the following recognized environmental conditions (RECs): Historical Industrial Use. Based on a long history of vehicle and hazardous material storage and use at the Site, there is the potential for total petroleum hydrocarbons (TPH) or volatile organic compounds (VOCs) to have been released to the ground surface. Stantec has identified his potential release as a recognized environmental condition (pursuant to ASTM criteria; a "REC") to the Site. Areas of concern for these releases include the hazardous materials storage areas, concrete pads or patches of unknown origin, a possible sump, the former USTs, and from the vehicles or hazardous materials storage areas located across the Site. Accordingly, Stantec recommends that soil vapor sampling be performed across the Site to evaluate whether TPH or VOC impact exists in soil vapor above health risk criteria for residential use. Additionally, subsurface investigation for collection of soil samples is recommended for areas of the Site with significant staining or hazardous materials storage, the possible sump, and concrete patches or pads of unknown origin as discussed in Section 3.1. In addition, although not representative of a REC, Stantec reviewed a case closure summary filed with OCHCA states that three USTs were present at the Site: two 10,000 -gallon USTs for gasoline and diesel, and one 550 -gallon UST for solvents. The three USTs were removed on January 12, 1996. Based on the results of soil sampling performed in connection with the removal, additional soil excavation was completed and verification sampling was performed, the results of which reported no detectable TPH or BTEX above laboratory reporting limits. The 22 One Team. Infinite Solutions. Stantec CRWQCB concurred with the decision to close the case based on these results. Due to the historical presence of the USTs, their contents, and a documented release, Stantec recommends performing a soil vapor survey at the former UST locations to determine whether soil vapor has been impacted above regulatory action levels. Additionally, if groundwater is encountered to the depth of assessment, collection of a sample of groundwater is recommended to evaluate if impact has occurred. Stantec has also identified the following non -ASTM environmental issues associated with the Site: • Asbestos -Containing Materials. Given the age of the existing buildings on the Site (by the 1970s), the presence of asbestos -containing materials ("ACM") is considered possible. Stantec recommends that prior to any renovations that would result in disturbance of suspect material, a comprehensive pre -demolition ACM survey should be completed in accordance with the sampling criteria of the Asbestos Hazard Emergency Response Act ("AHERA"), and that a certified asbestos abatement contractor be retained to remove ACM in accordance with all applicable laws. • Lead-based Paint. Given the age of the existing buildings (by the 1970s), the presence of lead-based paint ("LBP") is considered possible. Stantec recommends that prior to any renovations that would result in disturbance of suspect material, an LBP survey be completed to ensure proper removal and disposal. In addition, prior to any activities with the potential to disturb the materials, Stantec recommends that identified LBP be removed in accordance with all applicable laws. 23 One Team. Infinite Solutions. Stantec 7.0 LIMITATIONS The conclusions and recommendations contained in this report/assessment are based upon professional opinions with regard to the subject matter. These opinions have been arrived at in accordance with currently accepted hydrogeologic and engineering standards and practices applicable to this location and existing at this time. The use of this report is subject to the following limitations: 1. The data and findings presented in this report are valid as of the dates when the investigations were performed. The passage of time, manifestation of latent conditions or occurrence of future events may require further exploration at the site, analysis of the data, and reevaluation of the findings, observations, and conclusions expressed in the report. 2. The data reported and the findings, observations, and conclusions expressed in the report are limited by the Scope of Work, budgetary constraints, site access and schedule, as defined in the contract with Stantec. 3. This report is based, in part, on unverified information supplied to Stantec by third party sources, such as regulatory agencies, prior owners or operators of the property, analytical laboratories, subcontractors, etc. Whereas efforts may have been made to substantiate this third party information, Stantec cannot guarantee the completeness or accuracy of this information. 4. The findings, observations and conclusions expressed by Stantec in this report are not, and should not be considered an opinion concerning the compliance of any past or present owner or operator of the Site with any Federal, state or local law or regulation. 5. No warranty or guarantee, whether expressed or implied, is made with respect to the data or the reported findings, observations, and conclusions, which are based solely upon Site conditions in existence at the time of investigation. 6. Stantec Reports present professional opinions and findings of a scientific and technical nature. While attempts were made to relate the data and findings to applicable environmental laws and regulations, the report shall not be construed to offer legal opinion as to the requirements of, nor compliance with, environmental laws, rules, regulations or policies of federal, state or local governmental agencies. Issues raised by the report should be reviewed by appropriate legal counsel. 7. This report is intended for the sole and exclusive use of Stantec's client. No other person or entity shall be entitled to rely on or use this report without Stantec's expressed written authorization. (Any such written authorization shall involve a "reliance letter" issued at Stantec's discretion and agreed to any executed by such user). If any unauthorized use or reliance occurs, it shall be at the user's sole risk without liability to Stantec. 24 One Team. Infinite Solutions. Stantec 8.0 REFERENCES AEI Consultants, 2005, Phase I Environmental Site Assessment, November 10. California Department of Conservation, Division of Oil, Gas, and Geothermal Resources (DOG), 2013, website http://www.consrv.ca.gov/dog/maps California Division of Mines and Geology (CDMG), 1965, Geologic Map of California, Santa Ana Sheet, scale 1:250,000. California Geological Survey (CGS), 2002, California Geomorphic Provinces, Note 36. 2010a, Fault Activity Map of California, adjustable scale, http://www.quake.ca.gov/gmaps/FAM/faultactivitymap.html. 2010b, Alquist-Priolo Earthquake Fault Zones of California, http://www.quake.ca.gov/gmaps/ap/ap_maps.htm. Environmental Data Resources, Inc. (EDR), EDR Radius Map with Geocheck, Inquiry Number 3529055.2s, dated February 25, 2013. Certified Sanborn Map Report, Inquiry Number 3529055.3, dated February 25, 2013. Historical Topographic Map Report, Inquiry Number 3529055.4, dated February 26, 2013. Aerial Photo Decade Package, Inquiry Number 3529055.5, dated February 27, 2013. City Directory Abstract, Inquiry Number 3529055.6, dated February 26, 2013. H&T Soils Testing, 1996, Compacted Backfill Report, April 25. Orange County Health Care Agency (OCHCA), 1996a, Notification To Initiate Corrective Action at the Site of an Unauthorized Underground Storage Tank Release, January 31. 1996b, Case Closure Summary, March 27. State Water Resources Control Board (SWRCB), 2013, Geotracker website, http://geotracker.swrcb.ca.gov/. United States Geological Survey (USGS), 1965, Newport Beach Quadrangle, 7.5 Minute Topographic Map, Scale 1 inch = 2,000 feet, photorevised 1981. 25 One Team. Infinite Solutions. FIGURES j FAlRViEW LP STATE FiDSPITA, Iq 74 e Srh Cil � IJ Z �• � '" .1�•:.' F� . L _ rsll5ta'I' ; I �W.lAon I �_ S T A cOfVG'4C.$$ tirh I� I 7 V ail ' a r AVOCwoO _ Pk � I � - / W.. � .. , 'rrc [,�ra,a .._- — � r '�:, ' ail � _�..«�" • s i .8? - -_ L T Vix:, ' 4 Nap%' .....� SITE r Bch RAV 'aIc .. 64 JI P�rY IA 9eJ _tRiei `�_ - - 8 •►► pq Hal. 4T _• ; XL rarY. aL - � • r, _= .::. _ .. �_rte• - - ;•-�'-_1 ._ar a r : : F I;} r•l A' # J c0uiiis f till. r "'� � ' �. jTrnder'r `\�}� 1 ,:• r.•_ tib. i . t'..�:•a, 3 w y r ••� -_ � ��...ef- _-- w � / ler C� Al a - r CALIFORNIA NORTH SCALE 1 inch = 2000 feet 0 1000 2000 QUADRANGLE LOCATION FOR: FIGURE: CITY VENTURES COMMERCIAL PROPERTIES SITE LOCATION MAP 2025/2027 PLACENTIA AVENUE 1 Stantec COSTA MESA, CALIFORNIA 25864-F BUSINESS CENTER DRIVE REDLANDS, CALIFORNIA JOB NUMBER: DRAWN BY: CHECKED BY: APPROVED BY: DATE: PH (909) 335-6116 FAX (909) 335-6120 185802950 KD KD KE 3/19/13 4TH: V:\1858\active\City Ventures\Costa Mesa\2025 - 2027 Placentia\Phase 1\05 report deliv\dwgs desgn\Figures\Costa Mesa site location map.dwq modified by kdaly on Mar 25, 2013 at 15:33 dI1N=]AV VIIN=IJV Id --."n 1 � • _ - f, j J F I � I f 4 , , rl I f� m I' W t • } - j I od Lou 1 1 Q SIS 4 Ucl m fi{_ j O5 �� E z . H S co z •s' � UCL �� _2' �. �• r I I 't -L 1, —1 1 - ffo�r LU Jf r (7 _. 4 L T-, Of U)IWof f . z z co z y Y ' L _ ' * i I4 , I W I - Y J - r� r• y �� _ i1 LLJ G ED I I. ' ,tom � _ 4 I . _ • _ .. LU ' r li HCS Q Q ^t �.. N O QF- - - x cn J • O K O LL W (n D Q W z W Z z v�wQO WCL< mOHQ z E Zw U Q >agw F�aL W 11,N UOIn0 UoU N N W �! D¢ribi FL -U a ZOo z LL rn I1 �i..11,• I'u �i U (f)C wU� �o � z 5g0 ,OM LL LU 7 Ir N d Q 0 0 � I I o 7� Wx ' Q O ' c=n in L2U LU I - O O -.. x ILU l - aU- J rt i O w Q O �I+ r H U cn 4• d H } Q W d + ti I I 2 'I I ' W ! • a X o ° z a LU CL y U m, r w LJ Q �•i m N w w c� Q LL � Y K O LL W (n D Q W z W Z z v�wQO WCL< mOHQ z E Zw U Q >agw F�aL W 11,N UOIn0 UoU N N W �! D¢ribi FL -U a ZOo z LL rn I1 �i..11,• I'u �i U (f)C wU� �o � z 5g0 ,OM LL LU 7 Ir N d Q 0 0 � I I o 7� Wx ' Q O ' c=n in L2U LU I - O O -.. x ILU l - aU- J rt i O w Q O �I+ r H U cn 4• d H } Q W d + ti I I 2 'I I ' W ! • a X o ° z a LU CL y U m, r w LJ Q �•i /_1» 4 z 11] /:I_1 PHOTOGRAPHIC RECORD STANTEC CONSULTING INCORPORATED PHOTOGRAPHIC RECORD Client: City Ventures Job Number: 185802959 Site Name: Commercial Lots - Placentia Ave Location: 2025 & 2027 Placentia Ave, Costa Mesa, CA Photographer: Kenny Toro Date: March 13, 2013 Photograph No. 1 View from the SE corner of the Site looking west along the southern boundary line. Photograph No. 2 TRAILER i FMAL 1F:-'7 View from the SE corner of the Site looking north along Placentia Ave. STANTEC CONSULTING INCORPORATED PHOTOGRAPHIC RECORD Client: City Ventures Job Number: 185802959 Site Name: Commercial Lots - Placentia Ave Location: 2025 & 2027 Placentia Ave, Costa Mesa, CA Photographer: Kenny Toro Date: March 13, 2013 Photograph No. 3 i wOEM View from the SW corner of the property looking east along the southern border. Photograph No. 4 =, 1 , i 1 View from the NE corner of the property looking south along Placentia Ave. STANTEC CONSULTING INCORPORATED PHOTOGRAPHIC RECORD Client: City Ventures Job Number: 185802959 Site Name: Commercial Lots - Placentia Ave Location: 2025 & 2027 Placentia Ave, Costa Mesa, CA Photographer: Kenny Toro Date: March 13, 2013 Photograph No. 5 r � View from the eastern boundary line looking west across the 2027 Placentia Ave. property. Photograph No. 6 View from the western boundary line looking east across the 2027 Placentia Ave. property. STANTEC CONSULTING INCORPORATED PHOTOGRAPHIC RECORD Client: City Ventures Job Number: 185802959 Site Name: Commercial Lots - Placentia Ave Location: 2025 & 2027 Placentia Ave, Costa Mesa, CA Photographer: Kenny Toro Date: March 13, 2013 Photograph No. 7 Il 7 - v; MMEL General view of eastern portion of the 2025 Placentia Ave property used for storage. Photograph No. 8 t d �.fR It View of miscellaneous debris and moderate staining near central portion of the 2025 Placentia Ave property. STANTEC CONSULTING INCORPORATED PHOTOGRAPHIC RECORD Client: City Ventures Job Number: 185802959 Site Name: Commercial Lots - Placentia Ave Location: 2025 & 2027 Placentia Ave, Costa Mesa, CA Photographer: Kenny Toro Date: March 13, 2013 Photograph No. 9 View of concrete patch near central portion of the 2025 Placentia Ave property. Photograph No. 10 I OY4 uuc dl,. View of hazardous material storage area near central portion of the 2025 Placentia Ave property. STANTEC CONSULTING INCORPORATED PHOTOGRAPHIC RECORD Client: City Ventures Job Number: 185802959 Site Name: Commercial Lots - Placentia Ave Location: 2025 & 2027 Placentia Ave, Costa Mesa, CA Photographer: Kenny Toro Date: March 13, 2013 Photo ra h No. 11 �n View of possible sump near the western corner of the 2025 Placentia Ave property. Photo ra h No. 12 i $now - r View of hazardous material storage area near the western portion of the 2025 Placentia Ave property. STANTEC CONSULTING INCORPORATED PHOTOGRAPHIC RECORD Client: City Ventures Job Number: 185802959 Site Name: Commercial Lots - Placentia Ave Location: 2025 & 2027 Placentia Ave, Costa Mesa, CA Photographer: Kenny Toro Date: March 13, 2013 Photograph No. 13 View of waste drums and used manifold piping stored in the central portion of the 2027 Placentia Ave property. Photograph No. 14 �^ 7 AS i 1 PAR�(iHG Additional view of waste drums and used manifold piping stored in the central portion of the 2027 Placentia Ave property. STANTEC CONSULTING INCORPORATED PHOTOGRAPHIC RECORD Client: City Ventures Job Number: 185802959 Site Name: Commercial Lots - Placentia Ave Location: 2025 & 2027 Placentia Ave, Costa Mesa, CA Photographer: Kenny Toro Date: March 13, 2013 Photograph No. 15 1 ,a i View of hazardous materials stored near the central portion of the 2027 Placentia Ave property. Photo ra h No. 16 f r . r e : . t 1 View of waste oil container and paint bucket near western corner of the 2027 Placentia Ave property. /_1»4kiIQ q:= ENVIRONMENTAL DATABASE REPORT Commercial Lots 2025-2027 PLACENTIA AVE Costa Mesa, CA 92627 Inquiry Number: 3529055.2s February 25, 2013 440 Wheelers Farms Road Milford, CT 06461rEDR'5Environmental Data Resources Inc Toll Free: 800.352.0050 www.edrnet.com FORM -STD -ASH TABLE OF CONTENTS SECTION PAGE Executive Summary ES1 OverviewMap----------------------------------------------------------- 2 DetailMap-------------------------------------------------------------- 3 Map Findings Summary 4 MapFindings------------------------------------------------------------ 8 Orphan Summary--------------------------------------------------------- 171 Government Records Searched/Data Currency Tracking- - - - - - - - - - - - - - - - - - - - - - - - - - GRA GEOCHECK ADDENDUM Physical Setting Source Addendum A-1 Physical Setting Source Summary A-2 Physical Setting SSURGO Soil Map ------------------------------------------- A-6 Physical Setting Source Map------------------------------------------------ A-14 Physical Setting Source Map Findings A-16 Physical Setting Source Records Searched A-104 Thank you for your business. Please contact EDR at 1-800-352-0050 with any questions or comments. Disclaimer - Copyright and Trademark Notice This Report contains certain information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, Inc. It cannot be concluded from this Report that coverage information for the target and surrounding properties does not exist from other sources. NO WARRANTY EXPRESSED OR IMPLIED, IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT. ENVIRONMENTAL DATA RESOURCES, INC. SPECIFICALLY DISCLAIMS THE MAKING OF ANY SUCH WARRANTIES, INCLUDING WITHOUT LIMITATION, MERCHANTABILITY OR FITNESS FOR A PARTICULAR USE OR PURPOSE. ALL RISK IS ASSUMED BY THE USER. IN NO EVENT SHALL ENVIRONMENTAL DATA RESOURCES, INC. BE LIABLE TO ANYONE, WHETHER ARISING OUT OF ERRORS OR OMISSIONS, NEGLIGENCE, ACCIDENT OR ANY OTHER CAUSE, FOR ANY LOSS OF DAMAGE, INCLUDING, WITHOUT LIMITATION, SPECIAL, INCIDENTAL, CONSEQUENTIAL, OR EXEMPLARY DAMAGES. ANY LIABILITY ON THE PART OF ENVIRONMENTAL DATA RESOURCES, INC. IS STRICTLY LIMITED TO A REFUND OF THE AMOUNT PAID FOR THIS REPORT. Purchaser accepts this Report "AS IS". Any analyses, estimates, ratings, environmental risk levels or risk codes provided in this Report are provided for illustrative purposes only, and are not intended to provide, nor should they be interpreted as providing any facts regarding, or prediction or forecast of, any environmental risk for any property. Only a Phase I Environmental Site Assessment performed by an environmental professional can provide information regarding the environmental risk for any property. Additionally, the information provided in this Report is not to be construed as legal advice. Copyright 2013 by Environmental Data Resources, Inc. All rights reserved. Reproduction in any media or format, in whole or in part, of any report or map of Environmental Data Resources, Inc., or its affiliates, is prohibited without prior written permission. EDR and its logos (including Sanborn and Sanborn Map) are trademarks of Environmental Data Resources, Inc. or its affiliates. All other trademarks used herein are the property of their respective owners. TC3529055.2s Page 1 EXECUTIVE SUMMARY A search of available environmental records was conducted by Environmental Data Resources, Inc (EDR). The report was designed to assist parties seeking to meet the search requirements of EPA's Standards and Practices for All Appropriate Inquiries (40 CFR Part 312), the ASTM Standard Practice for Environmental Site Assessments (E 1527-05) or custom requirements developed for the evaluation of environmental risk associated with a parcel of real estate. TARGET PROPERTY INFORMATION ADDRESS 2025-2027 PLACENTIA AVE COSTA MESA, CA 92627 COORDINATES Latitude (North): Longitude (West): Universal Tranverse Mercator: UTM X (Meters): UTM Y (Meters): Elevation: 33.6478000 - 33° 38'52.08" 117.9332000 - 117° 55' 59.52" Zone 11 413463.5 3723303.0 96 ft. above sea level USGS TOPOGRAPHIC MAP ASSOCIATED WITH TARGET PROPERTY Target Property Map: Most Recent Revision AERIAL PHOTOGRAPHY IN THIS REPORT 33117-F8 NEWPORT BEACH (DIGITAL), CA 0 Photo Year: 2010 Source: USDA TARGET PROPERTY SEARCH RESULTS The target property was identified in the following records. For more information on this property see page 8 of the attached EDR Radius Map report: Site S J COOK & SONS 2025 PLACENTIA AVE COSTA MESA, CA 92627 S J COOK & SONS 2025 PLACENTIA COSTA MESA, CA 92627 Database(s) EPA ID HIST CORTESE LUST Status: Completed - Case Closed CA FID UST HAZNET LUST N/A N/A S J COOK & SONS UST N/A 2025 PLACENTIA AVE SWEEPS UST COSTA MESA, CA 92627 TC3529055.2s EXECUTIVE SUMMARY 1 EXECUTIVE SUMMARY DATABASES WITH NO MAPPED SITES No mapped sites were found in EDR's search of available ("reasonably ascertainable ") government records either on the target property or within the search radius around the target property for the following databases: STANDARD ENVIRONMENTAL RECORDS Federal NPL site list NPL-------------------------- National Priority List Proposed NPL Proposed National Priority List Sites NPL LIENS Federal Superfund Liens Federal Delisted NPL site list Delisted NPL----------------- National Priority List Deletions Federal CERCLIS list CERCLIS Comprehensive Environmental Response, Compensation, and Liability Information System FEDERAL FACILITY Federal Facility Site Information listing Federal RCRA CORRACTS facilities list CORRACTS------------------ Corrective Action Report Federal RCRA non-CORRACTS TSD facilities list RCRA-TSDF RCRA - Treatment, Storage and Disposal Federal RCRA generators list RCRA-LQG RCRA - Large Quantity Generators RCRA-CESQG--------------- RCRA - Conditionally Exempt Small Quantity Generator Federal institutional controls / engineering controls registries US ENG CONTROLS Engineering Controls Sites List US INST CONTROL Sites with Institutional Controls LUCIS------------------------ Land Use Control Information System Federal ERNS list ERNS Emergency Response Notification System State and tribal landfill and/or solid waste disposal site lists SWF/LF Solid Waste Information System State and tribal leaking storage tank lists SLIC----------------------- Statewide SLIC Cases TC3529055.2s EXECUTIVE SUMMARY 2 EXECUTIVE SUMMARY INDIAN LUST---------------- Leaking Underground Storage Tanks on Indian Land State and tribal registered storage tank lists AST Aboveground Petroleum Storage Tank Facilities INDIAN UST Underground Storage Tanks on Indian Land FEMA UST------------------- Underground Storage Tank Listing State and tribal voluntary cleanup sites INDIAN VCP Voluntary Cleanup Priority Listing VCP Voluntary Cleanup Program Properties ADDITIONAL ENVIRONMENTAL RECORDS Local Brownfield lists US BROWNFIELDS---------- A Listing of Brownfields Sites Local Lists of Landfill / Solid Waste Disposal Sites DEBRIS REGION 9 ----------- Torres Martinez Reservation Illegal Dump Site Locations ODI Open Dump Inventory SWRCY---------------------- Recycler Database HAULERS Registered Waste Tire Haulers Listing INDIAN ODI Report on the Status of Open Dumps on Indian Lands Local Lists of Hazardous waste / Contaminated Sites US CDL---------------------- Clandestine Drug Labs HIST Cal -Sites Historical Calsites Database SCH School Property Evaluation Program Toxic Pits--------------------. Toxic Pits Cleanup Act Sites CDL Clandestine Drug Labs US HIST CDL National Clandestine Laboratory Register Local Land Records LIENS 2---------------------- CERCLA Lien Information LIENS Environmental Liens Listing DEED Deed Restriction Listing Records of Emergency Release Reports HMIRS----------------------- Hazardous Materials Information Reporting System CHMIRS California Hazardous Material Incident Report System LDS Land Disposal Sites Listing MCS------------------------- Military Cleanup Sites Listing Orange Co. Industrial Site____. List of Industrial Site Cleanups Other Ascertainable Records DOT OPS Incident and Accident Data DOD------------------------- Department of Defense Sites TC3529055.2s EXECUTIVE SUMMARY 3 EXECUTIVE SUMMARY FUDS------------------------ Formerly Used Defense Sites CONSENT Superfund (CERCLA) Consent Decrees ROD Records Of Decision UMTRA---------------------- Uranium Mill Tailings Sites US MINES Mines Master Index File TRIS Toxic Chemical Release Inventory System TSCA------------------------ Toxic Substances Control Act FTTS FIFRA/ TSCA Tracking System - FIFRA (Federal Insecticide, Fungicide, & Rodenticide Act)/TSCA (Toxic Substances Control Act) HIST FTTS------------------- FIFRA/TSCA Tracking System Administrative Case Listing SSTS Section 7 Tracking Systems ICIS Integrated Compliance Information System PADS------------------------ PCB Activity Database System MLTS Material Licensing Tracking System RADINFO Radiation Information Database FINDS-----------------------. Facility Index System/Facility Registry System RAATS RCRA Administrative Action Tracking System RMP Risk Management Plans CA BOND EXP. PLAN-------- Bond Expenditure Plan NPDES NPDES Permits Listing UIC UIC Listing Cortese ------------------------- Cortese" Hazardous Waste & Substances Sites List CUPA Listings CUPA Resources List Notify 65 Proposition 65 Records DRYCLEANERS-------------. Cleaner Facilities WIP Well Investigation Program Case List ENF Enforcement Action Listing EMI-------------------------- Emissions Inventory Data INDIAN RESERV Indian Reservations SCRD DRYCLEANERS State Coalition for Remediation of Drycleaners Listing EPA WATCH LIST-----------. EPA WATCH LIST WDS Waste Discharge System US AIRS Aerometric Information Retrieval System Facility Subsystem PRP-------------------------- Potentially Responsible Parties US FIN ASSUR Financial Assurance Information 2020 COR ACTION 2020 Corrective Action Program List PCB TRANSFORMER-------_ PCB Transformer Registration Database PROC Certified Processors Database MWMP Medical Waste Management Program Listing COAL ASH DOE-------------. Steam -Electric Plant Operation Data COAL ASH EPA - Coal Combustion Residues Surface Impoundments List HWT Registered Hazardous Waste Transporter Database HWP------------------------- EnviroStor Permitted Facilities Listing Financial Assurance Financial Assurance Information Listing EDR HIGH RISK HISTORICAL RECORDS EDR Exclusive Records EDR MGP EDR Proprietary Manufactured Gas Plants EDR US Hist Cleaners -------- EDR Exclusive Historic Dry Cleaners SURROUNDING SITES: SEARCH RESULTS Surrounding sites were identified in the following databases. TC3529055.2s EXECUTIVE SUMMARY 4 EXECUTIVE SUMMARY Elevations have been determined from the USGS Digital Elevation Model and should be evaluated on a relative (not an absolute) basis. Relative elevation information between sites of close proximity should be field verified. Sites with an elevation equal to or higher than the target property have been differentiated below from sites with an elevation lower than the target property. Page numbers and map identification numbers refer to the EDR Radius Map report where detailed data on individual sites can be reviewed. Sites listed in bold italics are in multiple databases. Unmappable (orphan) sites are not considered in the foregoing analysis. STANDARD ENVIRONMENTAL RECORDS Federal CERCLIS NFRAP site List CERC-NFRAP: Archived sites are sites that have been removed and archived from the inventory of CERCLIS sites. Archived status indicates that, to the best of EPA's knowledge, assessment at a site has been completed and that EPA has determined no further steps will be taken to list this site on the National Priorities List (NPL), unless information indicates this decision was not appropriate or other considerations require a recommendation for listing at a later time. This decision does not necessarily mean that there is no hazard associated with a given site; it only means that, based upon available information, the location is not judged to be a potential NPL site. A review of the CERC-NFRAP list, as provided by EDR, and dated 11/02/2012 has revealed that there is 1 CERC-NFRAP site within approximately 0.5 miles of the target property. Equal/Higher Elevation LEADERSHIP HOUSING SYSTEMS Federal RCRA generators list Address Direction / Distance Map ID Page 19TH & WHITTIER AVE SW 1/4 - 1/2 (0.482 mi.) J62 115 RCRA-SQG: RCRAInfo is EPA's comprehensive information system, providing access to data supporting the Resource Conservation and Recovery Act (RCRA) of 1976 and the Hazardous and Solid Waste Amendments (HSWA) of 1984. The database includes selective information on sites which generate, transport, store, treat and/or dispose of hazardous waste as defined by the Resource Conservation and Recovery Act (RCRA). Small quantity generators (SQGs) generate between 100 kg and 1,000 kg of hazardous waste per month. A review of the RCRA-SQG list, as provided by EDR, and dated 12/11/2012 has revealed that there are 13 RCRA-SQG sites within approximately 0.25 miles of the target property. Equal/Higher Elevation Address Direction / Distance Map ID Page VANITY CARS LIMITED 2014 PLACENTIA AVE #B ESE 0 - 1/8 (0.010 mi.) B7 13 NEWPORT AUTO SERVICE AND SMOG 786 W 20TH ST ESE 0 - 1/8 (0.055 mi.) B19 32 HARTLEY CO 1987 PLACENTIA AVENUE SE 0 - 1/8 (0.071 mi.) D24 40 MESA CONSOLIDATED WATER DISTRI 1965 PLACENTIA AVE SSE 0 - 1/8 (0.124 mi.) D34 65 MARX SERVICE MERCEDES 1950 PLACENTIA SSE 1/8 - 1/4 (0.157 mi.) F42 81 COLGAN CUSTOM MFG 1945-B PLACENTIA AVE SSE 1/8 - 1/4 (0.172 mi.) F43 83 EUROPEAN MOTOR CAR WORKS 1940 PLACENTIA AVE SSE 1/8 - 1/4 (0.181 mi.) F46 87 QSC AUDIO PRODUCTS INC 1926 PLACENTIA SSE 1/8 - 1/4 (0.215 mi.) G49 91 Lower Elevation Address Direction / Distance Map ID Page COSTA MESA DISPOSAL 2051 PLACENTIA NE 0 - 1/8 (0.040 mi.) C17 24 MARKEL CEMENT CONTRACTING INC 2058 PLACENTIA AVE NE 0 - 1/8 (0.059 mi.) C20 34 TC3529055.2s EXECUTIVE SUMMARY 5 EXECUTIVE SUMMARY Lower Elevation Address Direction / Distance Map ID Page HARBOR BODY WORKS INC 2076 PLACENTIA AVE NNE 0 - 118 (0.101 mi.) E29 60 NJ FIBERGLAS 2090-B PLACENTINA AVE NNE 1/8 - 1/4 (0.134 mi.) E36 72 C AND F 2090 PLACENTIA NNE 1/8 - 1/4 (0.134 mi.) E38 75 State- and tribal - equivalent NPL RESPONSE: Identifies confirmed release sites where DTSC is involved in remediation, either in a lead or oversight capacity. These confirmed release sites are generally high-priority and high potential risk. A review of the RESPONSE list, as provided by EDR, and dated 12/05/2012 has revealed that there are 4 RESPONSE sites within approximately 1 mile of the target property. Equal/Higher Elevation Address Direction / Distance Map ID Page GRISWOLD INDUSTRIES 1701 PLACENTIA AVE S 1/2 - 1 (0.772 mi.) 67 123 MAURER MARINE INC. 873 WEST 17TH STREET S 1/2 - 1 (0.789 mi.) K68 130 PRECISION OPTICAL 869 W 17TH ST S 1/2 - 1 (0.790 mi.) K69 134 SOUTHERN CALIFORNIA EDISON LAF 1680 MONROVIA AVENUE SSW 112 - 1 (0.840 mi.) 71 147 State- and tribal - equivalent CERCLIS ENVIROSTOR: The Department of Toxic Substances Control's (DTSC's) Site Mitigation and Brownfields Reuse Program's (SMBRP's) EnviroStor database identifes sites that have known contamination or sites for which there may be reasons to investigate further. The database includes the following site types: Federal Superfund sites (National Priorities List (NPL)); State Response, including Military Facilities and State Superfund; Voluntary Cleanup; and School sites. EnviroStor provides similar information to the information that was available in CalSites, and provides additional site information, including, but not limited to, identification of formerly -contaminated properties that have been released for reuse, properties where environmental deed restrictions have been recorded to prevent inappropriate land uses, and risk characterization information that is used to assess potential impacts to public health and the environment at contaminated sites. A review of the ENVIROSTOR list, as provided by EDR, and dated 12/05/2012 has revealed that there are 13 ENVIROSTOR sites within approximately 1 mile of the target property. Equal/Higher Elevation Address LEADERSHIP HOUSING SYSTEMS -NEW 19TH & WHITTIER Status: Refer: RWQCB RAILMAKERS INC 864 W 18TH ST Status: Inactive - Needs Evaluation Direction / Distance Map ID Page SW 114 - 112 (0.482 mi.) J63 115 S 1/2 - 1 (0.539 mi.) 64 CALIFORNIA EXPLORATION COMPANY 18TH & WHITTIER AVENUE SW 1/2 - 1 (0.661 mi.) 65 Status: Refer: RWQCB GRISWOLD INDUSTRIES 1701 PLACENTIA AVE Status: Inactive - Needs Evaluation Status: Active MAURER MARINE INC. 873 WEST 17TH STREET Status: Active PRECISION OPTICAL 869 W 17TH ST Status: Active 118 120 S 1/2 - 1 (0.772 mi.) 67 123 S 1/2 - 1 (0.789 mi.) K68 130 S 1/2 - 1 (0.790 mi.) K69 134 TC3529055.2s EXECUTIVE SUMMARY 6 EXECUTIVE SUMMARY Equal/Higher Elevation Address SOUTHERN CALIFORNIA EDISON LAF 1680 MONROVIA AVENUE Status: Active E 1/2 - 1 (0.769 mi.) THE GRAND PLAN - EATON / NEXUS 1640 MONROVIA AVENUE Status: Inactive - Needs Evaluation TUNE UP SHOP Status: Active E 1/2 - 1 (0.832 mi.) GULTON-STATHAM TRANSDUCERS INC 1644 WHITTIER AVENUE Status: Inactive - Needs Evaluation DRY CLEAN 4 LESS Direction / Distance Map ID Page SSW 1/2 - 1 (0.840 mi.) 71 147 S 1/2 - 1 (0.919 mi.) 73 154 SSW 1/2 - 1 (0.937 mi.) 74 161 Lower Elevation Address Direction / Distance BAYSHORE ANIMAL HOSPITAL (FORM 2077 HARBOR BOULEVARD E 1/2 - 1 (0.769 mi.) Status: Refer: 1248 Local Agency Leaking Underground Storage Tank Information System. TUNE UP SHOP 449 W BA Y ST E 1/2 - 1 (0.832 mi.) Status: Refer: 1248 Local Agency LUST sites within approximately 0.5 miles of the target property. DRY CLEAN 4 LESS 1704 NEWPORT BLVD SE 1/2 - 1 (0.917 mi.) Status: Refer: 1248 Local Agency Direction / Distance Map ID HARTMAN ENTERPRISES 741 OHMS WAY SSE 1/2 - 1 (0.989 mi.) Status: Inactive - Needs Evaluation 19 Status: Completed - Case Closed Map ID Page 66 122 70 145 72 150 75 168 State and tribal leaking storage tank lists LUST: The Leaking Underground Storage Tank Incident Reports contain an inventory of reported leaking underground storage tank incidents. The data come from the State Water Resources Control Board Leaking Underground Storage Tank Information System. A review of the LUST list, as provided by EDR, and dated 12/17/2012 has revealed that there are 11 LUST sites within approximately 0.5 miles of the target property. Equal/Higher Elevation Address Direction / Distance Map ID Page INTERSTATE BRANDS CORPORATION 2024 PLACENTIA E 0 - 1/8 (0.025 mi.) B13 19 Status: Completed - Case Closed HARTLEY CO 1987 PLACENTIA AVENUE SE 0 - 1/8 (0.071 mi.) D24 40 Status: Completed - Case Closed MESA CONSOLIDATED WATER DISTRI 1965 PLACENTIA AVE SSE 0 - 1/8 (0.124 mi.) D34 65 Status: Completed - Case Closed MESA CONSOLIDATED WATER DISTRI 1965 PLACENTIA AVE SSE 0 - 1/8 (0.124 mi.) D35 69 CRISSMANS RENTALS 1954 PLACENTIA AVE SSE 1/8 - 1/4 (0.152 mi.) F41 78 Status: Completed - Case Closed THRIFTY OIL #139 790 19TH ST SSE 1/4 - 1/2 (0.286 mi.) 158 100 Status: Open - Remediation COAST COMM COLLEGE DIST ADMIN 801 19TH ST SSE 1/4 - 1/2 (0.286 mi.) 159 105 Status: Completed - Case Closed SHELL OIL L&M VENTURES 799 19TH ST SSE 1/4 - 1/2 (0.286 mi.) 160 108 Status: Open - Remediation Lower Elevation LE'r-17T-" COSTA MESA DISPOSAL 2051 PLACENTIA Status: Completed - Case Closed Direction / Distance Map ID Page NE 0 - 1/8 (0.040 mi.) C17 24 TC3529055.2s EXECUTIVE SUMMARY 7 EXECUTIVE SUMMARY Lower Elevation MARKEL CEMENT CONTRACTING INC Status: Completed - Case Closed SEAL'S AMBULANCE Status: Completed - Case Closed Address 2058 PLACENTIA AVE 2131 PLACENTIA AVE State and tribal registered storage tank lists Direction / Distance Map ID Page NE 0 - 1/8 (0.059 mi.) C20 34 NNE 1/8 - 1/4 (0.221 mi.) H53 94 UST: The Underground Storage Tank database contains registered USTs. USTs are regulated under Subtitle I of the Resource Conservation and Recovery Act (RCRA). The data come from the State Water Resources Control Board's Hazardous Substance Storage Container Database. A review of the UST list, as provided by EDR, and dated 12/17/2012 has revealed that there are 8 UST sites within approximately 0.25 miles of the target property. Equal/Higher Elevation Address Direction / Distance Map ID Page TRICO REALITY 2011 PLACENTIA AVE ESE 0 - 1/8 (0.008 mi.) B5 13 INTERSTATE BRANDS CORP 2024 PLACENTIA AVE E 0 - 1/8 (0.025 mi.) B11 18 MESA CONSOLIDATED WATER DISTRI 1965 PLACENTIA AVE SSE 0 - 1/8 (0.124 mi.) D34 65 CRISSMANS RENTALS 1954 PLACENTIA AVE SSE 1/8 - 1/4 (0.152 mi.) F41 78 Lower Elevation Address Direction / Distance Map ID Page COSTA MESA DISPOSAL 2051 PLACENTIA NE 0 - 1/8 (0.040 mi.) C17 24 OCEANVIEW YARD 2062 PLACENTIA AVE NNE 0 - 1/8 (0.068 mi.) C22 38 SEALS AMBULANCE SERVICE 2131 PLACENTIA AVE NNE 1/8 - 1/4 (0.221 mi.) H52 93 JACKS SERVICE STATION 2145 PLACENTIA AVE NNE 1/8 -1/4 (0.240 mi.) H55 97 ADDITIONAL ENVIRONMENTAL RECORDS Local Lists of Landfill / Solid Waste Disposal Sites WMUDS/SWAT: The Waste Management Unit Database System is used for program tracking and inventory of waste management units. The source is the State Water Resources Control Board. A review of the WMUDS/SWAT list, as provided by EDR, and dated 04/01/2000 has revealed that there is 1 WMUDS/SWAT site within approximately 0.5 miles of the target property. Equal/Higher Elevation Address Direction / Distance Map ID Page LEADERSHIP HOUSING SYSTEMS -NEW 19TH & WHITTIER SW 1/4 - 1/2 (0.482 mi.) J63 115 TC3529055.2s EXECUTIVE SUMMARY 8 EXECUTIVE SUMMARY Local Lists of Registered Storage Tanks CA FID UST: The Facility Inventory Database contains active and inactive underground storage tank locations. The source is the State Water Resource Control Board. A review of the CA FID UST list, as provided by EDR, and dated 10/31/1994 has revealed that there are 4 CA FID UST sites within approximately 0.25 miles of the target property. Equal/Higher Elevation Address Direction / Distance Map ID Page CONTINENTAL BAKING CO 2024 PLACENTIA AVE E 0 - 1/8 (0.025 mi.) B12 18 Lower Elevation Address Direction / Distance Map ID Page COSTA MESA DISPOSAL 2051 PLACENTIA NE 0 - 118 (0.040 mi.) C17 24 SEALS AMBULANCE SERVICE 2131 PLACENTIA AVE NNE 1/8 - 1/4 (0.221 mi.) H50 92 JACKS SERVICE STATION 2145 PLACENTIA NNE 1/8 - 1/4 (0.240 mi.) H56 97 HIST UST: Historical UST Registered Database. A review of the HIST UST list, as provided by EDR, and dated 10/15/1990 has revealed that there are 8 HIST UST sites within approximately 0.25 miles of the target property. Equal/Higher Elevation Address Direction / Distance Map ID Page HARTLEY CO 1987 PLACENTIA AVENUE SE 0 - 118 (0.071 mi.) D24 40 MARKEL CEMENT/FERRY CROSS PARI 1971 PLACENTIA AVE SSE 0 - 1/8 (0.103 mi.) D30 62 MESA CONSOLIDATED WATER DISTRI 1965 PLACENTIA AVE SSE 0 - 118 (0.124 mi.) D35 69 CRISSMANS RENTALS 1954 PLACENTIA AVE SSE 118 - 114 (0.152 mi.) F41 78 Lower Elevation Address Direction / Distance Map ID Page ORCO DISPOSAL 2051 PLACENTIA AVE NE 0 - 1/8 (0.040 mi.) C16 23 OCEANVIEW YARD 2062 PLACENTIA AVE NNE 0 - 118 (0.068 mi.) C22 38 SEALSON,INC. 2131 PLACENTIA AVE NNE 1/8 -1/4 (0.221 mi.) H51 93 JACK'S SERVICES 2145 PLACENTIA AVE NNE 1/8 - 1/4 (0.240 mi.) H57 99 SWEEPS UST: Statewide Environmental Evaluation and Planning System. This underground storage tank listing was updated and maintained by a company contacted by the SWRCB in the early 1990's. The listing is no longer updated or maintained. The local agency is the contact for more information on a site on the SWEEPS list. A review of the SWEEPS UST list, as provided by EDR, and dated 06/01/1994 has revealed that there are 4 SWEEPS UST sites within approximately 0.25 miles of the target property. Equal/Higher Elevation Address Direction / Distance Map ID Page CONTINENTAL BAKING CO 2024 PLACENTIA AVE E 0 - 1/8 (0.025 mi.) B12 18 Lower Elevation Address Direction / Distance Map ID Page COSTA MESA DISPOSAL 2051 PLACENTIA NE 0 - 1/8 (0.040 mi.) C17 24 SEALS AMBULANCE SERVICE 2131 PLACENTIA AVE NNE 1/8 - 1/4 (0.221 mi.) H52 93 JACKS SERVICE STATION 2145 PLACENTIA NNE 1/8 - 1/4 (0.240 mi.) H56 97 TC3529055.2s EXECUTIVE SUMMARY 9 EXECUTIVE SUMMARY Other Ascertainable Records RCRA NonGen / NLR: RCRAInfo is EPA's comprehensive information system, providing access to data supporting the Resource Conservation and Recovery Act (RCRA) of 1976 and the Hazardous and Solid Waste Amendments (HSWA) of 1984. The database includes selective information on sites which generate, transport, store, treat and/or dispose of hazardous waste as defined by the Resource Conservation and Recovery Act (RCRA). Non -Generators do not presently generate hazardous waste. A review of the RCRA NonGen / NLR list, as provided by EDR, and dated 12/11/2012 has revealed that there are 2 RCRA NonGen / NLR sites within approximately 0.25 miles of the target property. Equal/Higher Elevation Address Direction / Distance Map ID Page HARTLEY RACON 1987 PLACENTIA AVENUE SE 0 - 1/8 (0.071 mi.) D23 38 PROTOTYPE CONCEPTS INC 1945 PLACENTIA AVE SSE 1/8 - 1/4 (0.172 mi.) F44 84 HIST CORTESE: The sites for the list are designated by the State Water Resource Control Board [LUST], the Integrated Waste Board [SWF/LS], and the Department of Toxic Substances Control [CALSITES]. This listing is no longer updated by the state agency. A review of the HIST CORTESE list, as provided by EDR, and dated 04/01/2001 has revealed that there are 9 HIST CORTESE sites within approximately 0.5 miles of the target property. Equal/Higher Elevation Address Direction / Distance Map ID Page CONTINENTAL BAKING CO 2024 PLACENTIA AVE E 0 - 1/8 (0.025 mi.) B12 18 HARTLEY CO 1987 PLACENTIA AVENUE SE 0 - 1/8 (0.071 mi.) D24 40 CRISSMANS RENTALS 1954 PLACENTIA AVE SSE 1/8 - 1/4 (0.152 mi.) F41 78 COAST COMM COLLEGE DIST ADMIN 801 19TH ST SSE 1/4 - 1/2 (0.286 mi.) 159 105 SHELL OIL L&M VENTURES 799 19TH ST SSE 1/4 - 1/2 (0.286 mi.) 160 108 WINALL OIL SERVICE STATIO 790 SSE 1/4 - 1/2 (0.287 mi.) 161 114 Lower Elevation Address Direction / Distance Map ID Page COSTA MESA DISPOSAL 2051 PLACENTIA NE 0 - 1/8 (0.040 mi.) C17 24 MARKEL CEMENT CONTRACTING INC 2058 PLACENTIA AVE NE 0 - 1/8 (0.059 mi.) C20 34 SEAL'S AMBULANCE 2131 PLACENTIA AVE NNE 1/8 - 1/4 (0.221 mi.) H53 94 EDR HIGH RISK HISTORICAL RECORDS EDR Exclusive Records EDR US Hist Auto Stat: EDR has searched selected national collections of business directories and has collected listings of potential gas station/filling station/service station sites that were available to EDR researchers. EDR's review was limited to those categories of sources that might, in EDR's opinion, include gas station/filling station/service station establishments. The categories reviewed included, but were not limited to gas, gas station, gasoline station, filling station, auto, automobile repair, auto service station, service station, etc. This database falls within a category of information EDR classifies as "High Risk Historical Records", or HRHR. EDR's HRHR effort presents unique and sometimes proprietary data about past sites and operations that typically create environmental concerns, but may not show up in current government records searches. A review of the EDR US Hist Auto Stat list, as provided by EDR, has revealed that there are 23 EDR US TC3529055.2s EXECUTIVE SUMMARY 10 EXECUTIVE SUMMARY Hist Auto Stat sites within approximately 0.25 miles of the target property. Equal/Higher Elevation Not reported Not reported Not reported Not reported Not reported Not reported Not reported Not reported Not reported Not reported Not reported Not reported Lower Elevation Not reported Not reported Not reported Not reported Not reported Not reported Not reported Not reported Not reported Not reported Not reported Address 2013 PLACENTIA AVE 2014 PLACENTIA AVE 2035 PLACENTIA AVE 2034 PLACENTIA AVE 2006 PLACENTIA AVE 786 W 20TH ST 1980 PLACENTIA AVE 1974 PLACENTIA AVE 1966 PLACENTIA AVE 1958 PLACENTIA AVE 1940 PLACENTIA AVE 1930 PLACENTIA AVE Address 2045 PLACENTIA AVE 2044 PLACENTIA AVE 2060 PLACENTIA AVE 2066 PLACENTIA AVE 2076 PLACENTIA AVE 2084 FEDERALAVE 2085 PLACENTIA AVE 2090 PLACENTIA AVE 2014 WALLACE AVE 777 HAMILTON ST 2145 PLACENTIA AVE Direction / Distance Map ID Page ESE 0 - 1/8 (0.007 mi.) B4 12 ESE 0 - 1/8 (0.010 mi.) B6 13 ENE 0 - 1/8 (0.012 mi.) B8 17 ENE 0 - 1/8 (0.014 mi.) B9 17 ESE 0 - 1/8 (0.016 mi.) B10 18 ESE 0 - 1/8 (0.055 mi.) B18 31 SSE 0 - 1/8 (0.086 mi.) D26 58 SSE 0 - 1/8 (0.100 mi.) D27 58 SSE 0 - 1/8 (0.119 mi.) D32 63 SSE 1/8 - 1/4 (0.138 mi.) F40 77 SSE 1/8 - 1/4 (0.181 mi.) F47 90 SSE 1/8 - 1/4 (0.205 mi.) G48 91 Direction / Distance Map ID Page NE 0 - 1/8 (0.027 mi.) C14 22 NE 0 - 1/8 (0.027 mi.) C15 23 NE 0 - 1/8 (0.064 mi.) C21 37 NNE 0 - 1/8 (0.078 mi.) C25 58 NNE 0 - 1/8 (0.101 mi.) E28 59 NNW 0 - 1/8 (0.114 mi.) 31 63 NNE 0 - 1/8 (0.120 mi.) E33 64 NNE 1/8 - 1/4 (0.134 mi.) E37 75 E 1/8 - 1/4 (0.135 mi.) 39 77 NNE 1/8 - 1/4 (0.174 mi.) 45 86 NNE 1/8 - 1/4 (0.240 mi.) H54 97 TC3529055.2s EXECUTIVE SUMMARY 11 EXECUTIVE SUMMARY Due to poor or inadequate address information, the following sites were not mapped. Count: 4 records. Site Name Database(s) COSTA MESA SITE DISCOVERY PROJECT RESPONSE, ENVIROSTOR MSI DATA CORP CERC-NFRAP, RCRA-SQG SOUTH BASIN OIL CO WELL #1 CERC-NFRAP TROJAN COMMERCIAL PAINTING HAZNET TC3529055.2s EXECUTIVE SUMMARY 12 OVERVIEW MAP - 3529055.2s /V Target Property A Sites at elevations higher than or equal to the target property ♦ Sites at elevations lower than the target property 1 Manufactured Gas Plants National Priority List Sites Dept. Defense Sites 0 1/4 1/2 1 Miles Indian Reservations BIA Areas of Concern /V Oil & Gas pipelines from USGS M100 -year flood zone 500 -year flood zone ■ National Wetland Inventory This report includes Interactive Map Layers to display and/or hide map information. The legend includes only those icons for the default map view. SITE NAME: Commercial Lots CLIENT: Stantec 4DDRESS: 2025-2027 PLACENTIA AVE CONTACT: Kristen Daly Costa Mesa CA 92627 INQUIRY #: 3529055.2s -AT/LONG: 33.6478/117.9332 DATE: February 25, 2013 7:56 pm Copyright 0 2013 EDR, Inc. ® 2010 Tele Atlas Rel. 07/2009. DETAIL MAP - 3529055.2s v irrtCaRrs s t CHRIST LUTHERAN PRESCHOOL v n v ALBERT G PIZZO MD - - BURKHART,G ORIA n a n n n n n < X45 HALLOCK, AN TA a k S t .E X31 IE33 m o E o 0 RAL,ANGELICA C.25 5 n n n NMUSD POMONA PRESCHOOL z a �m HERN ANDEZ,LEONOR V� -B X39 n AB10 n �B -D Evergreen PI !126 - �D D g w o o d S t m o Alf — 3 — AF42 m Cedar PI n n n n St Arbor St W 1 9 t h S t W 1 9 1 h S t A" SANG EDICAL CENTER ^/ Target Property CLIENT: Stantec Sites at elevations higher than or equal to the target property ♦ Sites at elevations lower than INQUIRY #: 3529055.2s the target property A. Manufactured Gas Plants t Sensitive Receptors Copyright 0 2013 EDR, Inc. 0 2010 Tele Atlas Rel. 07/2009. National Priority List Sites Dept. Defense Sites 0 1/16 1/6 1/4 Miles Indian Reservations BIA FEAreas of Concern /V Oil & Gas pipelines from USGS M100 -year flood zone 500 -year flood zone ■ National Wetland Inventory This report includes Interactive Map Layers to display and/or hide map information. The legend includes only those icons for the default map view. SITE NAME: Commercial Lots CLIENT: Stantec ADDRESS: 2025-2027 PLACENTIA AVE CONTACT: Kristen Daly Costa Mesa CA 92627 INQUIRY #: 3529055.2s LAT/LONG: 33.6478/117.9332 DATE: February 25, 2013 7:59 pm Copyright 0 2013 EDR, Inc. 0 2010 Tele Atlas Rel. 07/2009. MAP FINDINGS SUMMARY Search Distance Target Total Database (Miles) Property < 1/8 1/8-1/4 1/4-1/2 1/2 - 1 > 1 Plotted STANDARD ENVIRONMENTAL RECORDS Federal NPL site list NPL 1.000 0 0 0 0 NR 0 Proposed NPL 1.000 0 0 0 0 NR 0 NPL LIENS TP NR NR NR NR NR 0 Federal Delisted NPL site list Delisted NPL 1.000 0 0 0 0 NR 0 Federal CERCLIS list CERCLIS 0.500 0 0 0 NR NR 0 FEDERAL FACILITY 0.500 0 0 0 NR NR 0 Federal CERCLIS NFRAP site List CERC-NFRAP 0.500 0 0 1 NR NR 1 Federal RCRA CORRACTS facilities list CORRACTS 1.000 0 0 0 0 NR 0 Federal RCRA non-CORRACTS TSD facilities list RCRA-TSDF 0.500 0 0 0 NR NR 0 Federal RCRA generators list RCRA-LQG 0.250 0 0 NR NR NR 0 RCRA-SQG 0.250 7 6 NR NR NR 13 RCRA-CESQG 0.250 0 0 NR NR NR 0 Federal institutional controls / engineering controls registries US ENG CONTROLS 0.500 0 0 0 NR NR 0 US INST CONTROL 0.500 0 0 0 NR NR 0 LUCIS 0.500 0 0 0 NR NR 0 Federal ERNS list ERNS TP NR NR NR NR NR 0 State- and tribal - equivalent NPL RESPONSE 1.000 0 0 0 4 NR 4 State- and tribal - equivalent CERCLIS ENVIROSTOR 1.000 0 0 1 12 NR 13 State and tribal landfill and/or solid waste disposal site lists SWF/LF 0.500 0 0 0 NR NR 0 State and tribal leaking storage tank lists LUST 0.500 2 6 2 3 NR NR 13 TC3529055.2s Page 4 Database MAP FINDINGS SUMMARY Search Distance Target Total (Miles) Property < 1/8 1/8-1/4 1/4-1/2 1/2 - 1 > 1 Plotted SLIC 0.500 0 0 0 NR NR 0 INDIAN LUST 0.500 0 0 0 NR NR 0 State and tribal registered storage tank lists S W RCY 0.500 HAULERS TP INDIAN ODI UST 0.250 1 5 3 NR NR NR 9 AST 0.250 0 0 NR NR NR 0 INDIAN UST 0.250 0 0 NR NR NR 0 FEMA UST 0.250 0 0 NR NR NR 0 State and tribal voluntary cleanup sites LIENS 2 TP LIENS TP DEED INDIAN VCP 0.500 0 0 0 NR NR 0 VCP 0.500 0 0 0 NR NR 0 ADDITIONAL ENVIRONMENTAL RECORDS Local Brownfield lists 0 US BROWNFIELDS 0.500 Local Lists of Landfill / Solid Waste Disposal Sites 0 DEBRIS REGION 9 0.500 ODI 0.500 WMUDS/SWAT 0.500 S W RCY 0.500 HAULERS TP INDIAN ODI 0.500 Local Lists of Hazardous waste / Contaminated Sites 0 US CDL TP HIST Cal -Sites 1.000 SCH 0.250 Toxic Pits 1.000 CDL TP US HIST CDL TP Local Lists of Registered Storage Tanks CA FID UST 0.250 HIST UST 0.250 SWEEPS UST 0.250 Local Land Records 0 LIENS 2 TP LIENS TP DEED 0.500 Records of Emergency Release Reports HMIRS TP CHMIRS TP LDS TP 0 0 0 NR NR 0 0 0 0 NR NR 0 0 0 0 NR NR 0 0 0 1 NR NR 1 0 0 0 NR NR 0 NR NR NR NR NR 0 0 0 0 NR NR 0 NR NR NR NR NR 0 0 0 0 0 NR 0 0 0 NR NR NR 0 0 0 0 0 NR 0 NR NR NR NR NR 0 NR NR NR NR NR 0 1 2 2 NR NR NR 5 5 3 NR NR NR 8 1 2 2 NR NR NR 5 NR NR NR NR NR 0 NR NR NR NR NR 0 0 0 0 NR NR 0 NR NR NR NR NR 0 NR NR NR NR NR 0 NR NR NR NR NR 0 TC3529055.2s Page 5 MAP FINDINGS SUMMARY TC3529055.2s Page 6 Search Distance Target Total Database (Miles) Property < 1/8 1/8-1/4 1/4-1/2 1/2 - 1 > 1 Plotted MCS TP NR NR NR NR NR 0 Orange Co. Industrial Site TP NR NR NR NR NR 0 Other Ascertainable Records RCRA NonGen / NLR 0.250 1 1 NR NR NR 2 DOT OPS TP NR NR NR NR NR 0 DOD 1.000 0 0 0 0 NR 0 FUDS 1.000 0 0 0 0 NR 0 CONSENT 1.000 0 0 0 0 NR 0 ROD 1.000 0 0 0 0 NR 0 UMTRA 0.500 0 0 0 NR NR 0 US MINES 0.250 0 0 NR NR NR 0 TRIS TP NR NR NR NR NR 0 TSCA TP NR NR NR NR NR 0 FTTS TP NR NR NR NR NR 0 HIST FTTS TP NR NR NR NR NR 0 SSTS TP NR NR NR NR NR 0 ICIS TP NR NR NR NR NR 0 PADS TP NR NR NR NR NR 0 MLTS TP NR NR NR NR NR 0 RADINFO TP NR NR NR NR NR 0 FINDS TP NR NR NR NR NR 0 RAATS TP NR NR NR NR NR 0 RMP TP NR NR NR NR NR 0 CA BOND EXP. PLAN 1.000 0 0 0 0 NR 0 NPDES TP NR NR NR NR NR 0 UIC TP NR NR NR NR NR 0 Cortese 0.500 0 0 0 NR NR 0 HIST CORTESE 0.500 1 4 2 3 NR NR 10 CUPA Listings 0.250 0 0 NR NR NR 0 Notify 65 1.000 0 0 0 0 NR 0 DRYCLEANERS 0.250 0 0 NR NR NR 0 WIP 0.250 0 0 NR NR NR 0 ENF TP NR NR NR NR NR 0 HAZNET TP 1 NR NR NR NR NR 1 EMI TP NR NR NR NR NR 0 INDIAN RESERV 1.000 0 0 0 0 NR 0 SCRD DRYCLEANERS 0.500 0 0 0 NR NR 0 EPA WATCH LIST TP NR NR NR NR NR 0 WDS TP NR NR NR NR NR 0 US AIRS TP NR NR NR NR NR 0 PRP TP NR NR NR NR NR 0 US FIN ASSUR TP NR NR NR NR NR 0 2020 COR ACTION 0.250 0 0 NR NR NR 0 PCB TRANSFORMER TP NR NR NR NR NR 0 PROC 0.500 0 0 0 NR NR 0 MWMP 0.250 0 0 NR NR NR 0 COAL ASH DOE TP NR NR NR NR NR 0 COAL ASH EPA 0.500 0 0 0 NR NR 0 HWT 0.250 0 0 NR NR NR 0 HWP 1.000 0 0 0 0 NR 0 TC3529055.2s Page 6 Database MAP FINDINGS SUMMARY Search Distance Target Total (Miles) Property < 1/8 1/8-1/4 1/4-1/2 1/2 - 1 > 1 Plotted Financial Assurance TP NR NR NR NR NR 0 EDR HIGH RISK HISTORICAL RECORDS EDR Exclusive Records EDR MGP 1.000 EDR US Hist Auto Stat 0.250 EDR US Hist Cleaners 0.250 NOTES: TP = Target Property NR = Not Requested at this Search Distance Sites may be listed in more than one database 0 0 0 0 NR 0 16 7 NR NR NR 23 0 0 NR NR NR 0 TC3529055.2s Page 7 Map ID Direction Distance Elevation Site MAP FINDINGS EDR ID Number Database(s) EPA ID Number Al S J COOK & SONS Global Id: HIST CORTESE 0002096300 Target 2025 PLACENTIA AVE Contact Name: LUST N/A Property COSTA MESA, CA 92627 Address: CA FID UST City: RIVERSIDE Email: HAZNET Phone Number: Site 1 of 3 in cluster A Actual: CORTESE: 96 ft. Region: CORTESE Facility County Code: 30 Reg By: LTNKA Reg Id: 083002809T LUST: Region: STATE Global Id: T0605901933 Latitude: 33.6478802 Longitude: -117.9321934 Case Type: LUST Cleanup Site Status: Completed - Case Closed Status Date: 04/10/1996 Lead Agency: ORANGE COUNTY LOP Case Worker: DB Local Agency: ORANGE COUNTY LOP RB Case Number: 083002809T LOC Case Number: 96UT008 File Location: Local Agency Potential Media Affect: Soil Potential Contaminants of Concern: Gasoline Site History: Not reported Click here to access the California GeoTracker records for this facility LUST: T0605901933 Global Id: T0605901933 Contact Type: Regional Board Caseworker Contact Name: ROSE SCOTT Organization Name: SANTA ANA RWQCB (REGION 8) Address: 3737 MAIN STREET, SUITE 500 City: RIVERSIDE Email: rscott@waterboards.ca.gov Phone Number: 9513206375 Global Id: T0605901933 Contact Type: Local Agency Caseworker Contact Name: DENAMARIE BAKER Organization Name: ORANGE COUNTY LOP Address: 1241 E. DYER ROAD, STE. 120 City: SANTA ANA Email: dbaker@ochca.com Phone Number: 7144336255 LUST: Global Id: T0605901933 Action Type: Other Date: 01/01/1950 Action: Leak Discovery Global Id: T0605901933 Action Type: Other TC3529055.2s Page 8 Map ID Direction Distance Elevation Site MAP FINDINGS S J COOK & SONS (Continued) Date: 01/01/1950 Action: Leak Reported ORANGE CO. LUST: Region: Facility Id: Current Status: Released Substance Date Closed: Case Type: Record ID: CA FID UST: Facility ID: Regulated By: Regulated ID: Cortese Code: SIC Code: Facility Phone: Mail To: Mailing Address: Mailing Address 2: Mailing City,St,Zip: Contact: Contact Phone: DUNS Number: NPDES Number: EPA ID: Comments: Status: HAZNET: Year: Gepaid: Contact: Telephone: Mailing Name: Mailing Address: Mailing City,St,Zip: Gen County: TSD EPA ID: TSD County: Waste Category: Disposal Method: Tons: Facility County: Year: Gepaid: Contact: Telephone: Mailing Name: Mailing Address: Mailing City,St,Zip: Gen County: EDR ID Number Database(s) EPA ID Number ORANGE 96UT008 Certification (Case Closed) Gasoline -Automotive (motor gasoline and additives), leaded & unleaded 04/10/1996 Soil Only R00001 159 30013934 UTNKA Not reported Not reported Not reported 7146454100 Not reported 2025 PLACENTIA AVE Not reported COSTA MESA 92627 Not reported Not reported Not reported Not reported Not reported Not reported Active 1996 CAL000074345 COOK VINCENT & WILLIAM 0000000000 Not reported 2025 PLACENTIA AVE COSTA MESA, CA 926273405 Orange CAT080013352 Los Angeles Waste oil and mixed oil Recycler 2.0850 Orange 1995 CAL000074345 COOK VINCENT & WILLIAM 0000000000 Not reported 2025 PLACENTIA AVE COSTA MESA, CA 926273405 Orange 0002096300 TC3529055.2s Page 9 Map ID Direction Distance Elevation Site MAP FINDINGS EDR ID Number Database(s) EPA ID Number S J COOK & SONS (Continued) 0002096300 TSD EPA ID: CAT080013352 TSD County: Los Angeles Waste Category: Waste oil and mixed oil Disposal Method: Recycler Tons: .2502 Facility County: Orange A2 S J COOK & SONS LUST S106448187 Target 2025 PLACENTIA N/A Property COSTA MESA, CA 92627 Site 2 of 3 in cluster A Actual: LUST REG 8: 96 ft. Region: 8 County: Orange Regional Board: Santa Ana Region Facility Status: Case Closed Case Number: 083002809T Local Case Num: 96UT008 Case Type: Soil only Substance: Gasoline Qty Leaked: 0 Abate Method: Not reported Cross Street: Not reported Enf Type: Not reported Funding: Not reported How Discovered: Tank Closure How Stopped: Close Tank Leak Cause: Unknown Leak Source: Unknown Global ID: T0605901933 How Stopped Date: 9/9/9999 Enter Date: Not reported Review Date: Not reported Prelim Assess: Not reported Discover Date: 1/12/1996 Enforcement Date: Not reported Close Date: 4/10/1996 Workplan: Not reported Pollution Char: Not reported Remed Plan: Not reported Remed Action: Not reported Monitoring: Not reported Enter Date: Not reported GW Qualifies: Not reported Soil Qualifies: Not reported Operator: Not reported Facility Contact: Not reported Interim: Not reported Oversite Program: LUST Latitude: 33.6478802 Longitude: -117.9321934 MTBE Date: Not reported Max MTBE GW: Not reported MTBE Concentration: 0 Max MTBE Soil: Not reported MTBE Fuel: 1 TC3529055.2s Page 10 Map ID MAP FINDINGS Direction Distance Elevation Site EDR ID Number Database(s) EPA ID Number S J COOK & SONS (Continued) MTBE Tested: Site NOT Tested for MTBE.Includes Unknown and Not Analyzed. MTBE Class: Property Staff: RS Staff Initials: AR Lead Agency: Local Agency Local Agency: 30000L Hydr Basin #: Not reported Beneficial: MUN Priority: Not reported Cleanup Fund Id: Not reported Work Suspended: Not reported Summary: Not reported A3 S J COOK & SONS Target 2025 PLACENTIA AVE Property COSTA MESA, CA 92627 Site 3 of 3 in cluster A Actual: UST: 96 ft. Facility ID: 1589 Latitude: 33.6481 Longitude: -117.93207 SWEEPS UST: Status: Comp Number: Number: Board Of Equalization Referral Date: Action Date: Created Date: Tank Status: Owner Tank Id: Swrcb Tank Id: Actv Date: Capacity: Tank Use: Stg: Content: Number Of Tanks: Status: Comp Number: Number: Board Of Equalization Referral Date: Action Date: Created Date: Tank Status: Owner Tank Id: Swrcb Tank Id: Actv Date: Capacity: Tank Use: Stg: Content: Active 1589 9 Not reported 09-30-92 09-15-92 02-29-88 A Not reported 30-000-001589-000004 Not reported 10000 M.V. FUEL P REG UNLEADED 2 Active 1589 9 Not reported 09-30-92 09-15-92 02-29-88 A Not reported 30-000-001589-000005 Not reported 10000 M.V. FUEL P DIESEL S106448187 UST 0003949047 SWEEPS UST N/A TC3529055.2s Page 11 Map ID Direction Distance Elevation Site MAP FINDINGS EDR ID Number Database(s) EPA ID Number TC3529055.2s Page 12 S J COOK & SONS (Continued) 0003949047 Number Of Tanks: Not reported B4 EDR US Hist Auto Stat 1015306542 ESE 2013 PLACENTIA AVE N/A < 1/8 COSTA MESA, CA 92627 0.007 mi. 39 ft. Site 1 of 12 in cluster B Relative: EDR Historical Auto Stations: Higher Name: FITZGERALDS ENGINE EXCHANGE Year: 1999 Actual: Address: 2013 PLACENTIA AVE 97 ft. Name: CARLOS AUTO ELECTRIC Year: 2001 Address: 2013 PLACENTIA AVE Name: RAULS AUTO SERVICE Year: 2002 Address: 2013 PLACENTIA AVE Name: RAULS AUTO SERVICE Year: 2003 Address: 2013 PLACENTIA AVE Name: RAULS AUTO SERVICE Year: 2004 Address: 2013 PLACENTIA AVE Name: RAULS AUTO SERVICE Year: 2005 Address: 2013 PLACENTIA AVE Name: RAULS AUTO SERVICE Year: 2006 Address: 2013 PLACENTIA AVE Name: RAULS AUTO SERVICE Year: 2007 Address: 2013 PLACENTIA AVE Name: RAULS AUTO SERVICE Year: 2008 Address: 2013 PLACENTIA AVE Name: RAULS AUTO SERVICE Year: 2009 Address: 2013 PLACENTIA AVE Name: J P AUTO ELECTRIC & AUTO Year: 2010 Address: 2013 PLACENTIA AVE Name: RAULS AUTO SERVICE Year: 2011 Address: 2013 PLACENTIA AVE Name: RAULS AUTO SERVICE TC3529055.2s Page 12 Map ID MAP FINDINGS Direction Distance Elevation Site (Continued) Year: 2012 Address: 2013 PLACENTIA AVE B5 TRICO REALITY ESE 2011 PLACENTIA AVE < 1/8 COSTA MESA, CA 92627 0.008 mi. Facility address: 42 ft. Site 2 of 12 in cluster B Relative: UST: Higher Facility ID: 3435 Not reported Latitude: 33.64769 Actual: Longitude: -117.93206 97 ft. Contact country: B6 ESE < 1/8 0.010 mi. 52 ft. Relative: Higher Actual: 97 ft. B7 ESE < 1/8 0.010 mi. 52 ft. Relative: Higher Actual: 97 ft. 2014 PLACENTIA AVE COSTA MESA, CA 92627 EDR ID Number Database(s) EPA ID Number 1015306542 UST 0003782388 N/A EDR US Hist Auto Stat 1015306628 N/A Site 3 of 12 in cluster B EDR Historical Auto Stations: Name: ADVANCED EUROPEAN AUTO COLLISION AND PAINT Year: 1999 Address: 2014 PLACENTIA AVE Name: Year: Address: Name: Year: Address: VANITY CARS LIMITED 2014 PLACENTIA AVE #B COSTA MESA, CA 92627 ADVANCED EUROPEAN AUTO CLSN 2001 2014 PLACENTIA AVE ADVANCED EUROPEAN AUTO CLSN 2002 2014 PLACENTIA AVE RCRA-SQG 1000265022 FINDS CAD982417040 HAZNET EMI Site 4 of 12 in cluster B RCRA-SQG: Date form received by agency: 09/01/1996 Facility name: VANITY CARS LIMITED Facility address: 2014 PLACENTIA AVE #B COSTA MESA, CA 92627 EPA ID: CAD982417040 Contact: Not reported Contact address: Not reported Not reported Contact country: Not reported Contact telephone: Not reported Contact email: Not reported EPA Region: Not reported Classification: Small Small Quantity Generator Description: Handler: generates more than 100 and less than 1000 kg of hazardous waste during any calendar month and accumulates less than 6000 kg of TC3529055.2s Page 13 Map ID Direction Distance Elevation Site VANITY CARS LIMITED (Continued) Owner/Operator Summary: Owner/operator name: Owner/operator address Owner/operator country: Owner/operator telephone Legal status: Owner/Operator Type: Owner/Op start date: Owner/Op end date: Owner/operator name: Owner/operator address Owner/operator country: Owner/operator telephone Legal status: Owner/Operator Type: Owner/Op start date: Owner/Op end date: MAP FINDINGS EDR ID Number Database(s) EPA ID Number hazardous waste at any time; or generates 100 kg or less of hazardous waste during any calendar month, and accumulates more than 1000 kg of hazardous waste at any time MIKE MCCLEARY NOT REQUIRED NOT REQUIRED, ME 99999 Not reported (415) 555-1212 Private Owner Not reported Not reported NOT REQUIRED NOT REQUIRED NOT REQUIRED, ME 99999 Not reported (415) 555-1212 Private Operator Not reported Not reported Handler Activities Summary: U.S. importer of hazardous waste: No Mixed waste (haz. and radioactive): No Recycler of hazardous waste: No Transporter of hazardous waste: No Treater, storer or disposer of HW: No Underground injection activity: No On-site burner exemption: No Furnace exemption: No Used oil fuel burner: No Used oil processor: No User oil refiner: No Used oil fuel marketer to burner: No Used oil Specification marketer: No Used oil transfer facility: No Used oil transporter: No Historical Generators: Date form received by agency: 12/17/1987 Facility name: VANITY CARS LIMITED Classification: Large Quantity Generator Violation Status FINDS: Registry ID No violations found 110002809104 Environmental Interest/Information System California Hazardous Waste Tracking System - Datamart (HWTS-DATAMART) provides California with information on hazardous waste shipments for 1000265022 TC3529055.2s Page 14 Map ID Direction Distance Elevation MAP FINDINGS Site EDR ID Number Database(s) EPA ID Number VANITY CARS LIMITED (Continued) 1000265022 generators, transporters, and treatment, storage, and disposal facilities. RCRAInfo is a national information system that supports the Resource Conservation and Recovery Act (RCRA) program through the tracking of events and activities related to facilities that generate, transport, and treat, store, or dispose of hazardous waste. RCRAInfo allows RCRA program staff to track the notification, permit, compliance, and corrective action activities required under RCRA. HAZNET: 2010 Year: 2010 Gepaid: CAC002657776 Contact: MIKE FRANKLIN Telephone: 9497200402 Mailing Name: Not reported Mailing Address: PO BOX 673 Mailing City,St,Zip: CORONA DEL MAR, CA 926250673 Gen County: Not reported TSD EPA ID: CAD008252405 TSD County: Not reported Waste Category: Waste oil and mixed oil Disposal Method: Fuel Blending Prior To Energy Recovery At Another Site Tons: 0.1634 Facility County: Orange Year: 2010 Gepaid: CAC002657776 Contact: MIKE FRANKLIN Telephone: 9497200402 Mailing Name: Not reported Mailing Address: PO BOX 673 Mailing City,St,Zip: CORONA DEL MAR, CA 926250673 Gen County: Not reported TSD EPA ID: CAD008252405 TSD County: Not reported Waste Category: Other organic solids Disposal Method: Storage, Bulking, And/Or Transfer Off Site --No Treatment/Reovery (H010 -H129) Or (H131 -H135) Tons: 0.1 Facility County: Orange Year: 2010 Gepaid: CAC002657776 Contact: MIKE FRANKLIN Telephone: 9497200402 Mailing Name: Not reported Mailing Address: PO BOX 673 Mailing City,St,Zip: CORONA DEL MAR, CA 926250673 Gen County: Not reported TSD EPA ID: CAD008252405 TSD County: Not reported Waste Category: Unspecified solvent mixture Disposal Method: Fuel Blending Prior To Energy Recovery At Another Site Tons: 0.1224 Facility County: Orange TC3529055.2s Page 15 Map ID MAP FINDINGS Direction County Code: 30 Distance SC Facility ID: Elevation Site SC SIC Code: VANITY CARS LIMITED (Continued) SOUTH COAST AQMD Year: 2007 Consolidated Emission Reporting Rule: Gepaid: CAD982417040 2 Contact: MIKE MCCLEARY OWNER Carbon Monoxide Emissions Tons/Yr: Telephone: 9496467747 0 Mailing Name: Not reported Particulate Matter Tons/Yr: Mailing Address: 2014 PLACENTIA AVE # B 0 Mailing City,St,Zip: COSTA MESA, CA 926273406 Gen County: Orange TSD EPA ID: CAD008252405 TSD County: Los Angeles Waste Category: Unspecified solvent mixture Disposal Method: Fuel Blending Prior To Energy Recovery At Another Site Tons: 0.19 Facility County: Orange Year: 2007 Gepaid: CAD982417040 Contact: MIKE MCCLEARY OWNER Telephone: 9496467747 Mailing Name: Not reported Mailing Address: 2014 PLACENTIA AVE # B Mailing City,St,Zip: COSTA MESA, CA 926273406 Gen County: Orange TSD EPA ID: CAD008252405 TSD County: Los Angeles Waste Category: Aqueous solution with total organic residues 10 percent or more Disposal Method: Not reported Tons: Not reported Facility County: Orange (;lick this h gnarlink while viewing on your computer to access 14 additional CA_HAZNET: record(s) in the EDR Site Report. EMI: Year: 1987 County Code: 30 Air Basin: SC Facility ID: 58310 Air District Name: SC SIC Code: 9999 Air District Name: SOUTH COAST AQMD Community Health Air Pollution Info System: Not reported Consolidated Emission Reporting Rule: Not reported Total Organic Hydrocarbon Gases Tons/Yr: 2 Reactive Organic Gases Tons/Yr: 2 Carbon Monoxide Emissions Tons/Yr: 0 NOX - Oxides of Nitrogen Tons/Yr: 0 SOX - Oxides of Sulphur Tons/Yr: 0 Particulate Matter Tons/Yr: 0 Part. Matter 10 Micrometers & Smllr Tons/Yr: 0 EDR ID Number Database(s) EPA ID Number 1000265022 TC3529055.2s Page 16 Map ID Direction Distance Elevation Site MAP FINDINGS B8 ENE 2035 PLACENTIA AVE < 1/8 COSTA MESA, CA 92627 0.012 mi. 61 ft. Site 5 of 12 in cluster B Relative: EDR Historical Auto Stations: Higher Name: DEES AUTO REPAIR Year: 1999 Actual: Address: 2035 PLACENTIA AVE 96 ft. Name: DEES AUTO REPAIR Year: 2001 Address: 2035 PLACENTIA AVE Name: HI TEK AUTO SERVICE & REPAIR Year: 2005 Address: 2035 PLACENTIA AVE Name: HI TEK AUTO SERVICE & REPAIR Year: 2006 Address: 2035 PLACENTIA AVE Name: HI TEK AUTO SERVICE & REPAIR Year: 2007 Address: 2035 PLACENTIA AVE Name: HI TECH AUTO SERVICE Year: 2008 Address: 2035 PLACENTIA AVE B9 ENE 2034 PLACENTIA AVE < 1/8 COSTA MESA, CA 92627 0.014 mi. 72 ft. Site 6 of 12 in cluster B Relative: EDR Historical Auto Stations: Higher Name: UNIVERSAL AUTO CENTER Year: 1999 Actual: Address: 2034 PLACENTIA AVE 96 ft. Name: UNIVERSAL AUTO CTR Year: 2001 Address: 2034 PLACENTIA AVE Name: UNIVERSAL AUTO CTR Year: 2002 Address: 2034 PLACENTIA AVE Name: UNIVERSAL AUTO CTR Year: 2003 Address: 2034 PLACENTIA AVE EDR ID Number Database(s) EPA ID Number EDR US Hist Auto Stat 1015310447 N/A EDR US Hist Auto Stat 1015310376 N/A TC3529055.2s Page 17 Map ID MAP FINDINGS East Direction CA FID UST N/A < 1/8 Distance SWEEPS UST EDR ID Number Elevation Site Database(s) EPA ID Number B10 EDR US Hist Auto Stat 1015303988 ESE 2006 PLACENTIA AVE N/A < 1/8 COSTA MESA, CA 92627 0.016 mi. 30 Actual: 83 ft. Site 7 of 12 in cluster B 96 ft. Relative: EDR Historical Auto Stations: Higher Name: FITZGERALDS AUTO CARE CTR Facility ID: Year: 2003 Actual: Address: 2006 PLACENTIA AVE 97 ft. Not reported B11 INTERSTATE BRANDS CORP UST 0003784583 East 2024 PLACENTIA AVE N/A < 1/8 COSTA MESA, CA 92627 0.025 mi. 132 ft. Site 8 of 12 in cluster B Relative: UST: Higher Facility ID: 8594 Latitude: 33.64811 Actual: Longitude: -117.93203 96 ft. B12 CONTINENTAL BAKING CO HIST CORTESE S101609520 East 2024 PLACENTIA AVE CA FID UST N/A < 1/8 COSTA MESA, CA 92627 SWEEPS UST 0.025 mi. 132 ft. Site 9 of 12 in cluster B Relative: CORTESE: Higher Region: CORTESE Facility County Code: 30 Actual: Reg By: LTNKA 96 ft. Reg Id: 083003090T CA FID UST: Facility ID: 30011050 Regulated By: UTNKA Regulated ID: Not reported Cortese Code: Not reported SIC Code: Not reported Facility Phone: 7146319602 Mail To: Not reported Mailing Address: CHECKERBOARD SQ Mailing Address 2: Not reported Mailing City,St,Zip: COSTA MESA 92627 Contact: Not reported Contact Phone: Not reported DUNs Number: Not reported NPDES Number: Not reported EPA ID: Not reported Comments: Not reported Status: Active SWEEPS UST: Status: Active Comp Number: 8594 Number: 9 TC3529055.2s Page 18 Map ID MAP FINDINGS Direction Distance Elevation Site CONTINENTAL BAKING CO (Continued) Board Of Equalization Referral Date: Action Date: Created Date: Tank Status: Owner Tank Id: Swrcb Tank Id: Actv Date: Capacity: Tank Use: Stg: Content: Number Of Tanks: 44-008489 09-30-92 09-15-92 02-29-88 A Not reported 30-000-008594-000001 Not reported 12000 M.V. FUEL P LEADED 1 EDR ID Number Database(s) EPA ID Number S101609520 B13 INTERSTATE BRANDS CORPORATION LUST S103640295 East 2024 PLACENTIA HAZNET N/A < 1/8 COSTA MESA, CA 92627 Organization Name: 0.025 mi. Address: 3737 MAIN STREET, SUITE 500 132 ft. Site 10 of 12 in cluster B Email: Relative: LUST: Not reported Higher Region: STATE Global Id: T0605902109 Actual: Latitude: 33.6478641 96 ft. Longitude: -117.9320168 Case Type: LUST Cleanup Site Status: Completed - Case Closed Status Date: 04/24/1998 Lead Agency: ORANGE COUNTY LOP Case Worker: DB Local Agency: ORANGE COUNTY LOP RB Case Number: 083003090T LOC Case Number: 97UT004 File Location: Local Agency Potential Media Affect: Soil Potential Contaminants of Concern: Gasoline Site History: Not reported Click here to access the California GeoTracker records for this facility LUST: T0605902109 Global Id: T0605902109 Contact Type: Regional Board Caseworker Contact Name: NANCY OLSON-MARTIN Organization Name: SANTA ANA RWQCB (REGION 8) Address: 3737 MAIN STREET, SUITE 500 City: RIVERSIDE Email: nolson-martin@waterboards.ca.gov Phone Number: Not reported Global Id: T0605902109 Contact Type: Local Agency Caseworker Contact Name: DENAMARIE BAKER Organization Name: ORANGE COUNTY LOP Address: 1241 E. DYER ROAD, STE. 120 City: SANTA ANA Email: dbaker@ochca.com Phone Number: 7144336255 TC3529055.2s Page 19 Map ID MAP FINDINGS Direction Distance Elevation Site INTERSTATE BRANDS CORPORATION (Continued) LUST: Global Id: Action Type: Date: Action: Global Id: Action Type: Date: Action: ORANGE CO. LUST: Region: Facility Id: Current Status: Released Substance Date Closed: Case Type: Record ID: LUST REG 8: Region: County: Regional Board: Facility Status: Case Number: Local Case Num: Case Type: Substance: Qty Leaked: Abate Method: Cross Street: Enf Type: Funding: How Discovered: How Stopped: Leak Cause: Leak Source: Global ID: How Stopped Date Enter Date: Review Date: Prelim Assess: Discover Date: Enforcement Date: Close Date: Workplan: Pollution Char: Remed Plan: Remed Action: Monitoring: Enter Date: GW Qualifies: Soil Qualifies: Operator: T0605902109 Other 01/01/1950 Leak Discovery T0605902109 Other 01/01/1950 Leak Reported EDR ID Number Database(s) EPA ID Number ORANGE 97UT004 Not reported Gasoline -Automotive (motor gasoline and additives), leaded & unleaded 04/24/1998 Soil Only RO0000933 8 Orange Santa Ana Region Case Closed 083003090T 97UT004 Soil only Gasoline 0 Not reported Not reported Not reported Not reported Tank Closure Close Tank Unknown Unknown T0605902109 9/9/9999 Not reported Not reported Not reported 12/12/1996 Not reported 4/24/1998 Not reported Not reported Not reported Not reported Not reported Not reported Not reported Not reported Not reported S103640295 TC3529055.2s Page 20 Map ID Direction Distance Elevation Site MAP FINDINGS EDR ID Number Database(s) EPA ID Number INTERSTATE BRANDS CORPORATION (Continued) S103640295 Facility Contact: Not reported Interim: Not reported Oversite Program: LUST Latitude: 33.6478842 Longitude: -117.9319294 MTBE Date: Not reported Max MTBE GW: Not reported MTBE Concentration: 0 Max MTBE Soil: Not reported MTBE Fuel: 1 MTBE Tested: Site NOT Tested for MTBE.Includes Unknown and Not Analyzed. MTBE Class: Oil/water separation sludge Staff: NOM Staff Initials: AR Lead Agency: Local Agency Local Agency: 30000L Hydr Basin #: Not reported Beneficial: MUN Priority: Not reported Cleanup Fund Id: Not reported Work Suspended: Not reported Summary: Not reported HAZNET: 2001 Year: 2010 Gepaid: CAL000125226 Contact: D GRAVES WEST DIV ENVIRON Telephone: 3236604455 Mailing Name: Not reported Mailing Address: 2330 RIPPLE ST Mailing City,St,Zip: LOS ANGELES, CA 900390000 Gen County: Not reported TSD EPA ID: CAT080013352 TSD County: Not reported Waste Category: Oil/water separation sludge Disposal Method: Other Recovery Of Reclamation For Reuse Including Acid Regeneration, Facility County: Organics Recovery Ect Tons: 3.336 Facility County: Orange Year: 2001 Gepaid: CAL000004216 Contact: BUS. SLD 3/1/96 PER LTR. JO Telephone: 9095910451 Mailing Name: Not reported Mailing Address: 2024 PLACENTIA Mailing City,St,Zip: COSTA MESA, CA 926270000 Gen County: Orange TSD EPA ID: Not reported TSD County: Los Angeles Waste Category: Aqueous solution with total organic residues less than 10 percent Disposal Method: Transfer Station Tons: 0.4 Facility County: Not reported Year: 2000 Gepaid: CAL000004216 TC3529055.2s Page 21 Map ID 1996 MAP FINDINGS Direction Contact: CONTINENTAL BAKING COMPANY Distance 3149824894 Mailing Name: Elevation Site RALSTON PURINA Mailing City,St,Zip: INTERSTATE BRANDS CORPORATION (Continued) Gen County: Contact: CONTINENTAL BAKING COMPANY CAT080013352 Telephone: 3149824894 Waste Category: Mailing Name: Not reported Recycler Mailing Address: RALSTON PURINA Facility County: Mailing City,St,Zip: SAINT LOUIS, MO 931640000 Gen County: Orange TSD EPA ID: CAT000613893 TSD County: Los Angeles Waste Category: Aqueous solution with total organic residues less than 10 percent Disposal Method: Transfer Station Tons: .1084 Facility County: Orange Year: 1999 Gepaid: CAL000004216 Contact: CONTINENTAL BAKING COMPANY Telephone: 3149824894 Mailing Name: Not reported Mailing Address: RALSTON PURINA Mailing City,St,Zip: SAINT LOUIS, MO 931640000 Gen County: Orange TSD EPA ID: CAT000613893 TSD County: Los Angeles Waste Category: Aqueous solution with total organic residues less than 10 percent Disposal Method: Transfer Station Tons: 0.0625 Facility County: Orange Year: 1996 Gepaid: CAL000004216 Contact: CONTINENTAL BAKING COMPANY Telephone: 3149824894 Mailing Name: Not reported Mailing Address: RALSTON PURINA Mailing City,St,Zip: SAINT LOUIS, MO 931640000 Gen County: Orange TSD EPA ID: CAT080013352 TSD County: Los Angeles Waste Category: Aqueous solution with total organic residues 10 percent or more Disposal Method: Recycler Tons: .2293 Facility County: Orange Click this hyperlink while viewing on your computer to access additional CA_HAZNET: detail in the EDR Site Report. C14 NE 2045 PLACENTIA AVE < 1/8 COSTA MESA, CA 92627 0.027 mi. 140 ft. Site 1 of 8 in cluster C Relative: EDR Historical Auto Stations: Lower Name: HERBS AUTO REPAIR Year: 1999 Actual: Address: 2045 PLACENTIA AVE 95 ft. Name: HERBS AUTO REPAIR EDR ID Number Database(s) EPA ID Number S103640295 EDR US Hist Auto Stat 1015311863 N/A TC3529055.2s Page 22 Map ID Direction Distance Elevation Site MAP FINDINGS EDR ID Number Database(s) EPA ID Number TC3529055.2s Page 23 (Continued) Year: Address: Name: Year: Address: Name: Year: Address: 2001 2045 PLACENTIA AVE HERBS AUTO REPAIR 2002 2045 PLACENTIA AVE HERBS AUTO REPAIR 2003 2045 PLACENTIA AVE 1015311863 C15 EDR US Hist Auto Stat 1015311788 NE 2044 PLACENTIA AVE N/A < 1/8 COSTA MESA, CA 92627 0.027 mi. 145 ft. Site 2 of 8 in cluster C Relative: EDR Historical Auto Stations: Lower Name: A 1 ELEGANCE MOTORS Year: 2001 Actual: Address: 2044 PLACENTIA AVE 95 ft. C16 ORCO DISPOSAL HIST UST 0001576891 NE 2051 PLACENTIA AVE N/A < 1/8 COSTA MESA, CA 92627 0.040 mi. 211 ft. Site 3 of 8 in cluster C Relative: HIST UST: Lower Region: STATE Facility ID: 00000018516 Actual: Facility Type: Other 95 ft. Other Type: DISPOSAL SERVICE Total Tanks: 0002 Contact Name: Not reported Telephone: 7144412094 Owner Name: JOHN H. LINDLEY Owner Address: 2051 PLACENTIA AVE. Owner City,St,Zip: COSTA MESA, CA 92627 Tank Num: 001 Container Num: #1 Year Installed: 1973 Tank Capacity: 00009940 Tank Used for: PRODUCT Type of Fuel: REGULAR Tank Construction: Not reported Leak Detection: Vapor Sniff Well Tank Num: 002 Container Num: 2 Year Installed: 1977 Tank Capacity: 00012000 Tank Used for: PRODUCT Type of Fuel: DIESEL Tank Construction: Not reported TC3529055.2s Page 23 Map ID MAP FINDINGS Direction Distance Elevation Site ORCO DISPOSAL (Continued) Leak Detection: None C17 COSTA MESA DISPOSAL NE 2051 PLACENTIA < 1/8 COSTA MESA, CA 92627 0.040 mi. Not reported 211 ft. Site 4 of 8 in cluster C Relative: Lower Actual: 95 ft. EDR ID Number Database(s) EPA ID Number 0001576891 RCRA-SQG 1000594824 FINDS CAD983587080 NPDES HIST CORTESE LUST CA FID UST UST SWEEPS UST HAZNET WDS RCRA-SQG: COSTA MESA DISPOSAL Date form received by agency: 07/03/1991 Facility name: COSTA MESA DISPOSAL Facility address: 2051 PLACENTIA Not reported COSTA MESA, CA 92627 EPA ID: CAD983587080 Contact: RAMON RANGEL Contact address: 2051 PLACENTIA Not reported COSTA MESA, CA 92627 Contact country: US Contact telephone: (714) 540-0013 Contact email: Not reported EPA Region: Not reported Classification: Small Small Quantity Generator Description: Handler: generates more than 100 and less than 1000 kg of hazardous waste during any calendar month and accumulates less than 6000 kg of hazardous waste at any time; or generates 100 kg or less of hazardous waste during any calendar month, and accumulates more than 1000 kg of hazardous waste at any time Owner/Operator Summary Owner/operator name: COSTA MESA DISPOSAL Owner/operator address: NOT REQUIRED NOT REQUIRED, ME 99999 Owner/operator country: Not reported Owner/operator telephone: (415) 555-1212 Legal status: Private Owner/Operator Type: Owner Owner/Op start date: Not reported Owner/Op end date: Not reported Owner/operator name: NOT REQUIRED Owner/operator address: NOT REQUIRED NOT REQUIRED, ME 99999 Owner/operator country: Not reported Owner/operator telephone: (415) 555-1212 Legal status: Private Owner/Operator Type: Operator Owner/Op start date: Not reported Owner/Op end date: Not reported Handler Activities Summary: U.S. importer of hazardous waste: No Mixed waste (haz. and radioactive): No TC3529055.2s Page 24 Map ID MAP FINDINGS Direction Distance Elevation Site COSTA MESA DISPOSAL (Continued) Recycler of hazardous waste: No Transporter of hazardous waste: No Treater, storer or disposer of HW: No Underground injection activity: No On-site burner exemption: No Furnace exemption: No Used oil fuel burner: No Used oil processor: No User oil refiner: No Used oil fuel marketer to burner: No Used oil Specification marketer: No Used oil transfer facility: No Used oil transporter: No Violation Status FINDS: Registry ID: No violations found 110002847590 EDR ID Number Database(s) EPA ID Number Environmental Interest/information System California Hazardous Waste Tracking System - Datamart (HWTS-DATAMART) provides California with information on hazardous waste shipments for generators, transporters, and treatment, storage, and disposal facilities. RCRAInfo is a national information system that supports the Resource Conservation and Recovery Act (RCRA) program through the tracking of events and activities related to facilities that generate, transport, and treat, store, or dispose of hazardous waste. RCRAInfo allows RCRA program staff to track the notification, permit, compliance, and corrective action activities required under RCRA. NPDES: Npdes Number: CAS000001 Facility Status: Active Agency Id: 0 Region: 8 Regulatory Measure Id: 407064 Order No: 97-03-DWQ Regulatory Measure Type: Enrollee Place Id: Not reported WDID: 8301022809 Program Type: Industrial Adoption Date Of Regulatory Measure: Not reported Effective Date Of Regulatory Measure: 08/30/2010 Expiration Date Of Regulatory Measure: Not reported Termination Date Of Regulatory Measure: Not reported Discharge Name: Universal Waste Systems Inc Discharge Address: PO Box 3038 Discharge City: Whittier Discharge State: California Discharge Zip: 90605 CORTESE: Region: CORTESE 1000594824 TC3529055.2s Page 25 Map ID MAP FINDINGS Direction Distance Elevation Site COSTA MESA DISPOSAL (Continued) Facility County Code: 30 Reg By: LTNKA Reg Id: 083002184T LUST: Region: Global Id: Latitude: Longitude: Case Type: Status: Status Date: Lead Agency: Case Worker: Local Agency: RB Case Number: LOC Case Number: File Location: Potential Media Affect: Potential Contaminants of Concern Site History: STATE T0605901612 33.6488012 -117.9322154 LUST Cleanup Site Completed - Case Closed 11/09/1992 ORANGE COUNTY LOP DB ORANGE COUNTY LOP 083002184T 92UT094 Local Agency Soil Waste Oil / Motor / Hydraulic / Lubricating Not reported Click here to access the California GeoTracker records for this facility LUST: T0605901612 Global Id: T0605901612 Contact Type: Regional Board Caseworker Contact Name: CARL BERNHARDT Organization Name: SANTA ANA RWQCB (REGION 8) Address: 3737 MAIN STREET, SUITE 500 City: RIVERSIDE Email: cbernhardt@waterboards.ca.gov Phone Number: 9517824495 Global Id: T0605901612 Contact Type: Local Agency Caseworker Contact Name: DENAMARIE BAKER Organization Name: ORANGE COUNTY LOP Address: 1241 E. DYER ROAD, STE. 120 City: SANTA ANA Email: dbaker@ochca.com Phone Number: 7144336255 LUST: Global Id: T0605901612 Action Type: Other Date: 01/01/1950 Action: Leak Discovery Global Id: T0605901612 Action Type: Other Date: 01/01/1950 Action: Leak Reported ORANGE CO. LUST: EDR ID Number Database(s) EPA ID Number 1000594824 TC3529055.2s Page 26 Map ID MAP FINDINGS Direction Distance Elevation Site COSTA MESA DISPOSAL (Continued) Region: Facility Id: Current Status: Released Substance Date Closed: Case Type: Record ID: LUST REG 8: Region: County: Regional Board: Facility Status: Case Number: Local Case Num: Case Type: Substance: Qty Leaked: Abate Method: Cross Street: Enf Type: Funding: How Discovered: How Stopped: Leak Cause: Leak Source: Global ID: How Stopped Date: Enter Date: Review Date: Prelim Assess: Discover Date: Enforcement Date: Close Date: Workplan: Pollution Char: Remed Plan: Remed Action: Monitoring: Enter Date: GW Qualifies: Soil Qualifies: Operator: Facility Contact: Interim: Oversite Program: Latitude: Longitude: MTBE Date: Max MTBE GW: MTBE Concentration Max MTBE Soil: MTBE Fuel: MTBE Tested: MTBE Class: Staff: Staff Initials: ORANGE 92UT094 Certification (Case Closed) Waste oil/Used oil 11/09/1992 Soil Only RO0000838 8 Orange Santa Ana Region Case Closed 083002184T 92UT094 Soil only Waste Oil 0 Not reported Not reported Not reported Not reported Tank Closure Close Tank Unknown Unknown T0605901612 9/9/9999 Not reported Not reported Not reported 8/3/1992 Not reported 11/9/1992 Not reported Not reported Not reported Not reported Not reported Not reported Not reported Not reported Not reported Not reported Not reported LUST 33.6488012 -117.9322154 Not reported Not reported 0 Not reported 0 Not Required to be Tested. CAB AR EDR ID Number Database(s) EPA ID Number 1000594824 TC3529055.2s Page 27 Map ID MAP FINDINGS Direction Distance Elevation Site COSTA MESA DISPOSAL (Continued) Lead Agency: Local Agency: Hydr Basin #: Beneficial: Priority: Cleanup Fund Id: Work Suspended Summary: Local Agency 30000L Not reported MUN Not reported Not reported Not reported Not reported CA FID UST: Facility ID: Regulated By: Regulated ID: Cortese Code: SIC Code: Facility Phone: Mail To: Mailing Address: Mailing Address 2: Mailing City,St,Zip: Contact: Contact Phone: DUNS Number: NPDES Number: EPA ID: Comments: Status: 30006249 UTNKA Not reported Not reported Not reported 7146464617 Not reported 2051 PLACENTIA AVE Not reported COSTA MESA 92627 Not reported Not reported Not reported Not reported Not reported Not reported Active UST: Facility ID: 6398 Latitude: 33.64887 Longitude: -117.93208 ORANGE CO. UST: Facility ID: FA0055143 SWEEPS UST: Status: Comp Number: Number: Board Of Equalization Referral Date: Action Date: Created Date: Tank Status: Owner Tank Id: Swrcb Tank Id: Actv Date: Capacity: Tank Use: Stg: Content: Number Of Tanks: Status: Active 6398 9 44-016470 09-30-92 06-18-92 02-29-88 A Not reported 30-000-006398-000001 Not reported 12000 M.V. FUEL P DIESEL 3 Active EDR ID Number Database(s) EPA ID Number 1000594824 TC3529055.2s Page 28 Map ID MAP FINDINGS Direction Distance Elevation Site COSTA MESA DISPOSAL (Continued) Comp Number: Number: Board Of Equalization Referral Date: Action Date: Created Date: Tank Status: Owner Tank Id: Swrcb Tank Id: Actv Date: Capacity: Tank Use: Stg: Content: Number Of Tanks: Status: Comp Number: Number: Board Of Equalization Referral Date: Action Date: Created Date: Tank Status: Owner Tank Id: Swrcb Tank Id: Actv Date: Capacity: Tank Use: Stg: Content: Number Of Tanks: HAZNET: Year: Gepaid: Contact: Telephone: Mailing Name: Mailing Address: Mailing City,St,Zip: Gen County: TSD EPA ID: TSD County: Waste Category: Disposal Method: Tons: Facility County: Year: Gepaid: Contact: Telephone: Mailing Name: Mailing Address: Mailing City,St,Zip: Gen County: 6398 9 44-016470 09-30-92 06-18-92 02-29-88 A Not reported 30-000-006398-000002 Not reported 12000 M.V. FUEL P REG UNLEADED Not reported Active 6398 9 44-016470 09-30-92 06-18-92 02-29-88 A Not reported 30-000-006398-000003 Not reported 550 PETROLEUM P Not reported Not reported 2003 CAD983587080 RAMON RANGEL GEN MGR 9496464617 Not reported 2051 PLACENTIA AVE COSTA MESA, CA 926270000 Orange CAD028409019 Orange Other organic solids Transfer Station 0.12 Orange 2001 CAD983587080 RAMON RANGEL GEN MGR 9496464617 Not reported 2051 PLACENTIA AVE COSTA MESA, CA 926270000 Orange EDR ID Number Database(s) EPA ID Number 1000594824 TC3529055.2s Page 29 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number COSTA MESA DISPOSAL (Continued) 1000594824 TSD EPA ID: Not reported TSD County: Los Angeles Waste Category: Aqueous solution with total organic residues less than 10 percent Disposal Method: Transfer Station Tons: 0.03 Facility County: Not reported Year: 2001 Gepaid: CAD983587080 Contact: RAMON RANGEL GEN MGR Telephone: 9496464617 Mailing Name: Not reported Mailing Address: 2051 PLACENTIA AVE Mailing City,St,Zip: COSTA MESA, CA 926270000 Gen County: Orange TSD EPA ID: Not reported TSD County: Los Angeles Waste Category: Other organic solids Disposal Method: Transfer Station Tons: 0.12 Facility County: Not reported Year: 2000 Gepaid: CAD983587080 Contact: COSTA MESA DISPOSAL Telephone: 9496464617 Mailing Name: Not reported Mailing Address: 2051 PLACENTIA AVE Mailing City,St,Zip: COSTA MESA, CA 926270000 Gen County: Orange TSD EPA ID: CAD028409019 TSD County: Los Angeles Waste Category: Unspecified solvent mixture Disposal Method: Transfer Station Tons: .1251 Facility County: Orange Year: 2000 Gepaid: CAD983587080 Contact: COSTA MESA DISPOSAL Telephone: 9496464617 Mailing Name: Not reported Mailing Address: 2051 PLACENTIA AVE Mailing City,St,Zip: COSTA MESA, CA 926270000 Gen County: Orange TSD EPA ID: CAD028409019 TSD County: Los Angeles Waste Category: Other organic solids Disposal Method: Transfer Station Tons: .2500 Facility County: Orange Click this hyperlink while viewing on your computer to access 16 additional CA_HAZNET: record(s) in the EDR Site Report. CA WDS: Facility ID: Santa Ana River 301000608 TC3529055.2s Page 30 Map ID Direction Distance Elevation MAP FINDINGS Site COSTA MESA DISPOSAL (Continued) EDR ID Number Database(s) EPA ID Number Facility Type: Industrial - Facility that treats and/or disposes of liquid or semisolid wastes from any servicing, producing, manufacturing or 786 W 20TH ST processing operation of whatever nature, including mining, gravel < 1/8 washing, geothermal operations, air conditioning, ship building and repairing, oil production, storage and disposal operations, water pumping. Facility Status: Active - Any facility with a continuous or seasonal discharge that is under Waste Discharge Requirements. NPDES Number: CAS000001 The 1 st 2 characters designate the state. The remaining 7 Name: are assigned by the Regional Board Subregion: 8 Facility Telephone: 9496464617 Facility Contact: RAMON O RANGEL Agency Name: COSTA MESA DISPOSAL INC Agency Address: 2051 PLACENTIA AVENUE Agency City,St,Zip: COSTA MESA 92627 Agency Contact: RAMON O RANGEL Agency Telephone: 9496464617 Agency Type: Private SIC Code: 4212 SIC Code 2: Not reported Primary Waste: Not reported Primary Waste Type: Not reported Secondary Waste: Not reported Secondary Waste Type: Not reported Design Flow: 0 Baseline Flow: 0 Reclamation: Not reported POTW: Not reported Treat To Water: Minor Threat to Water Quality. A violation of a regional board order should cause a relatively minor impairment of beneficial uses compared to a major or minor threat. Not: All nurds without a TTWQ will be considered a minor threat to water quality unless coded at a higher Level. A Zero (0) may be used to code those NURDS that are found to represent no threat to water quality. Complexity: Category C - Facilities having no waste treatment systems, such as cooling water dischargers or thosewho must comply through best management practices, facilities with passive waste treatment and disposal systems, such as septic systems with subsurface disposal, or dischargers having waste storage systems with land disposal such as dairy waste ponds. B18 ESE 786 W 20TH ST < 1/8 COSTA MESA, CA 92627 0.055 mi. 292 ft. Site 11 of 12 in cluster B Relative: EDR Historical Auto Stations: Higher Name: NEWPORT AUTO SERVICE & SMOG Year: 1999 Actual: Address: 786 W 20TH ST 97 ft. Name: NEWPORT AUTO SERVICE & SMOG Year: 2001 Address: 786 W 20TH ST Name: NWPRT MESA SMOG BRAKE & LAMP R 1000594824 EDR US Hist Auto Stat 1015633425 N/A TC3529055.2s Page 31 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number (Continued) 1015633425 Year: 2003 Address: 786 W 20TH ST Name: NEWPORT AUTO SERVICE & SMOG INC Year: 2004 Address: 786 W 20TH ST Name: NEWPORT MESA SMOG BRAKE & LAMP REPAI Year: 2005 Address: 786 W 20TH ST Name: NEWPORT MESA AUTO REPAIR & SMOG INC Year: 2006 Address: 786 W 20TH ST Name: NEWPORT MESA SMOG BODY & COLLISION Year: 2007 Address: 786 W 20TH ST Name: NEWPORT MESA AUTO SERVICE Year: 2008 Address: 786 W 20TH ST Name: NEWPORT MESA SMOG BRAKE & LAMP Year: 2010 Address: 786 W 20TH ST Name: NEWPORT MESA SMOG BRAKE & LAMP REPAI Year: 2011 Address: 786 W 20TH ST Name: NEWPORT MESA SMOG BRAKE & LAMP REPAI Year: 2012 Address: 786 W 20TH ST B19 NEWPORT AUTO SERVICE AND SMOG RCRA-SQG 1000593408 ESE 786 W 20TH ST FINDS CAD982442501 < 1/8 COSTA MESA, CA 92627 0.055 mi. 292 ft. Site 12 of 12 in cluster B Relative: RCRA-SQG: Higher Date form received by agency: 03/04/1993 Facility name: NEWPORT AUTO SERVICE AND SMOG Actual: Facility address: 786 W 20TH ST 97 ft. COSTA MESA, CA 92627 EPA ID: CAD982442501 Mailing address: W 20TH ST COSTA MESA, CA 92627 Contact: JEFF BLUM Contact address: 786 W 20TH ST COSTA MESA, CA 92627 Contact country: US Contact telephone: (714) 548-1248 Contact email: Not reported EPA Region: Not reported Classification: Small Small Quantity Generator Description: Handler: generates more than 100 and less than 1000 kg of hazardous TC3529055.2s Page 32 Map ID Direction Distance Elevation MAP FINDINGS Site NEWPORT AUTO SERVICE AND SMOG (Continued) Owner/Operator Summary: Owner/operator name: Owner/operator address Owner/operator country: Owner/operator telephone Legal status: Owner/Operator Type: Owner/Op start date: Owner/Op end date: Owner/operator name: Owner/operator address Owner/operator country: Owner/operator telephone Legal status: Owner/Operator Type: Owner/Op start date: Owner/Op end date: EDR ID Number Database(s) EPA ID Number waste during any calendar month and accumulates less than 6000 kg of hazardous waste at any time; or generates 100 kg or less of hazardous waste during any calendar month, and accumulates more than 1000 kg of hazardous waste at any time JEFF BLUM 786 W 20TH ST COSTA MESA, CA 92627 Not reported (714) 548-1248 Private Owner Not reported Not reported NOT REQUIRED NOT REQUIRED NOT REQUIRED, ME 99999 Not reported (415) 555-1212 Private Operator Not reported Not reported Handler Activities Summary: U.S. importer of hazardous waste: No Mixed waste (haz. and radioactive): No Recycler of hazardous waste: No Transporter of hazardous waste: No Treater, storer or disposer of HW: No Underground injection activity: No On-site burner exemption: No Furnace exemption: No Used oil fuel burner: No Used oil processor: No User oil refiner: No Used oil fuel marketer to burner: No Used oil Specification marketer: No Used oil transfer facility: No Used oil transporter: No Violation Status FINDS: Registry ID No violations found 110002813581 Environmental Interest/Information System California Hazardous Waste Tracking System - Datamart (HWTS-DATAMART) provides California with information on hazardous waste shipments for generators, transporters, and treatment, storage, and disposal facilities. RCRAInfo is a national information system that supports the Resource Conservation and Recovery Act (RCRA) program through the tracking of 1000593408 TC3529055.2s Page 33 Map ID Direction Distance Elevation Site MAP FINDINGS NEWPORT AUTO SERVICE AND SMOG (Continued) EDR ID Number Database(s) EPA ID Number events and activities related to facilities that generate, transport, and treat, store, or dispose of hazardous waste. RCRAInfo allows RCRA program staff to track the notification, permit, compliance, and corrective action activities required under RCRA. C20 MARKEL CEMENT CONTRACTING INC NE 2058 PLACENTIA AVE < 1/8 COSTA MESA, CA 92627 0.059 mi. EPA ID: 312 ft. Site 5 of 8 in cluster C Relative: RCRA-SQG 1000593408 RCRA-SQG 1000268502 FINDS CAD982504359 HIST CORTESE LUST Lower Date form received by agency: 12/14/1989 Facility name: MARKEL CEMENT CONTRACTING INC Actual: Facility address: 2058 PLACENTIA AVE 95 ft. COSTA MESA, CA 92627 EPA ID: CAD982504359 Mailing address: PO BOX 1936 COSTA MESA, CA 92628 Contact: ENVIRONMENTAL MANAGER Contact address: 2058 PLACENTIA AVE COSTA MESA, CA 92627 Contact country: US Contact telephone: (714) 646-0568 Contact email: Not reported EPA Region: Not reported Classification: Small Small Quantity Generator Description: Handler: generates more than 100 and less than 1000 kg of hazardous waste during any calendar month and accumulates less than 6000 kg of hazardous waste at any time; or generates 100 kg or less of hazardous waste during any calendar month, and accumulates more than 1000 kg of hazardous waste at any time Owner/Operator Summary: Owner/operator name: Owner/operator address Owner/operator country: Owner/operator telephone Legal status: Owner/Operator Type: Owner/Op start date: Owner/Op end date: Owner/operator name: Owner/operator address Owner/operator country: Owner/operator telephone Legal status: Owner/Operator Type: Owner/Op start date: Owner/Op end date: MIKE BARTH NOT REQUIRED NOT REQUIRED, ME 99999 Not reported (415) 555-1212 Private Owner Not reported Not reported NOT REQUIRED NOT REQUIRED NOT REQUIRED, ME 99999 Not reported (415) 555-1212 Private Operator Not reported Not reported Handler Activities Summary: U.S. importer of hazardous waste: No TC3529055.2s Page 34 Map ID MAP FINDINGS Direction Distance Elevation Site MARKEL CEMENT CONTRACTING INC (Continued) Mixed waste (haz. and radioactive): No Recycler of hazardous waste: No Transporter of hazardous waste: No Treater, storer or disposer of HW: No Underground injection activity: No On-site burner exemption: No Furnace exemption: No Used oil fuel burner: No Used oil processor: No User oil refiner: No Used oil fuel marketer to burner: No Used oil Specification marketer: No Used oil transfer facility: No Used oil transporter: No Violation Status FINDS: Registry ID No violations found 110002835237 Environmental Interest/Information System EDR ID Number Database(s) EPA ID Number LUST: RCRAInfo is a national information system that supports the Resource Region: Conservation and Recovery Act (RCRA) program through the tracking of Global Id: events and activities related to facilities that generate, transport, Latitude: and treat, store, or dispose of hazardous waste. RCRAInfo allows RCRA Longitude: program staff to track the notification, permit, compliance, and Case Type: corrective action activities required under RCRA. CORTESE: Completed - Case Closed Region: CORTESE Facility County Code: 30 Reg By: LTNKA Reg Id: 083001389T LUST: Region: STATE Global Id: T0605901049 Latitude: 33.6490892 Longitude: -117.9319574 Case Type: LUST Cleanup Site Status: Completed - Case Closed Status Date: 02/27/1990 Lead Agency: ORANGE COUNTY LOP Case Worker: DB Local Agency: ORANGE COUNTY LOP RB Case Number: 083001389T LOC Case Number: 89UT227 File Location: Local Agency Potential Media Affect: Soil Potential Contaminants of Concern: Gasoline Site History: Not reported Click here to access the California GeoTracker records for this facility: LUST: 1000268502 TC3529055.2s Page 35 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number MARKEL CEMENT CONTRACTING INC (Continued) 1000268502 Global Id: T0605901049 Contact Type: Local Agency Caseworker Contact Name: DENAMARIE BAKER Organization Name: ORANGE COUNTY LOP Address: 1241 E. DYER ROAD, STE. 120 City: SANTA ANA Email: dbaker@ochca.com Phone Number: 7144336255 Global Id: T0605901049 Contact Type: Regional Board Caseworker Contact Name: PATRICIA HANNON Organization Name: SANTA ANA RWQCB (REGION 8) Address: 3737 MAIN STREET, SUITE 500 City: RIVERSIDE Email: phannon@waterboards.ca.gov Phone Number: Not reported LUST: Global Id: T0605901049 Action Type: REMEDIATION Date: 01/01/1950 Action: Excavation Global Id: T0605901049 Action Type: Other Date: 01/01/1950 Action: Leak Discovery Global Id: T0605901049 Action Type: Other Date: 01/01/1950 Action: Leak Reported ORANGE CO. LUST: Region: ORANGE Facility Id: 89UT227 Current Status: Certification (Case Closed) Released Substance: Gasoline -Automotive (motor gasoline and additives), leaded & unleaded Date Closed: 02/27/1990 Case Type: Soil Only Record ID: RO0002150 LUST REG 8: Region: 8 County: Orange Regional Board: Santa Ana Region Facility Status: Case Closed Case Number: 083001389T Local Case Num: 89UT227 Case Type: Soil only Substance: Gasoline Qty Leaked: 0 Abate Method: Not reported Cross Street: Not reported TC3529055.2s Page 36 Map ID PAH MAP FINDINGS Direction Lead Agency: Local Agency Distance 30000L Hydr Basin #: Elevation Site MUN Priority: MARKEL CEMENT CONTRACTING INC (Continued) Cleanup Fund Id: Enf Type: Not reported Not reported Funding: Not reported How Discovered: Tank Closure How Stopped: Close Tank Leak Cause: Unknown Leak Source: Unknown Global ID: T0605901049 How Stopped Date: 9/9/9999 Enter Date: Not reported Review Date: Not reported Prelim Assess: Not reported Discover Date: 11/14/1989 Enforcement Date: Not reported Close Date: 2/27/1990 Workplan: Not reported Pollution Char: Not reported Remed Plan: Not reported Remed Action: Not reported Monitoring: Not reported Enter Date: Not reported GW Qualifies: Not reported Soil Qualifies: Not reported Operator: Not reported Facility Contact: Not reported Interim: Not reported Oversite Program: LUST Latitude: 33.6490892 Longitude: -117.9319574 MTBE Date: Not reported Max MTBE GW: Not reported MTBE Concentration: 0 Max MTBE Soil: Not reported MTBE Fuel: 1 MTBE Tested: Site NOT Tested for MTBE.Includes Unknown and Not Analyzed. MTBE Class: Staff: PAH Staff Initials: AR Lead Agency: Local Agency Local Agency: 30000L Hydr Basin #: Not reported Beneficial: MUN Priority: Not reported Cleanup Fund Id: Not reported Work Suspended: Not reported Summary: Not reported C21 NE 2060 PLACENTIA AVE < 1/8 COSTA MESA, CA 92627 0.064 mi. 336 ft. Site 6 of 8 in cluster C Relative: EDR Historical Auto Stations: Lower Name: PONCHER AUTOMOTIVE GROUP INC Year: 2007 Actual: Address: 2060 PLACENTIA AVE 95 ft. EDR ID Number Database(s) EPA ID Number 1000268502 EDR US Hist Auto Stat 1015314291 N/A TC3529055.2s Page 37 Map ID MAP FINDINGS Direction Distance Elevation Site C22 OCEANVIEW YARD NNE 2062 PLACENTIA AVE < 1/8 COSTA MESA, CA 92627 0.068 mi. Other 360 ft. Site 7 of 8 in cluster C Relative: UST: Lower Facility ID: 6397 Telephone: Latitude: 33.64922 Actual: Longitude: -117.93204 94 ft. 1971 PLACENTIA AVE D23 SE < 1/8 0.071 mi. 375 ft. Relative: Higher Actual 98 ft. HIST UST: 001 Region: STATE Facility ID: 00000063312 Facility Type: Other Other Type: CONTRACTOR Total Tanks: 0001 Contact Name: Not reported Telephone: 7146460568 Owner Name: OCEANVIEW RENTAL CO. Owner Address: 1971 PLACENTIA AVE Owner City,St,Zip: COSTA MESA, CA 92627 Tank Num: 001 Container Num: DL#R-36390 Year Installed: 1978 Tank Capacity: 00003500 Tank Used for: PRODUCT Type of Fuel: UNLEADED Tank Construction: Not reported Leak Detection: None HARTLEY RACON 1987 PLACENTIA AVENUE COSTA MESA, CA 92627 EDR ID Number Database(s) EPA ID Number UST 0001576889 HIST UST N/A RCRA NonGen / NLR 1007198842 CAD051471604 Site 1 of 8 in cluster D RCRA NonGen / NLR: Date form received by agency: 07/01/2008 Facility name: HARTLEY RACON Facility address: 1987 PLACENTIA AVENUE COSTA MESA, CA 92627 EPA ID: CAD051471604 Contact: MIKE QUINLEY Contact address: Not reported Not reported Contact country: Not reported Contact telephone: (949) 646-9643 Contact email: Not reported EPA Region: Not reported Land type: Private Classification: Non -Generator Description: Handler: Non -Generators do not presently generate hazardous waste Handler Activities Summary: U.S. importer of hazardous waste: No Mixed waste (haz. and radioactive): No Recycler of hazardous waste: No TC3529055.2s Page 38 Map ID MAP FINDINGS Direction Distance Elevation Site HARTLEY RACON (Continued) Transporter of hazardous waste: No Treater, storer or disposer of HW: No Underground injection activity: No On-site burner exemption: No Furnace exemption: No Used oil fuel burner: No Used oil processor: No User oil refiner: No Used oil fuel marketer to burner: No Used oil Specification marketer: No Used oil transfer facility: No Used oil transporter: No Historical Generators: Date form received by agency: 01/06/2002 Facility name: HARTLEY RACON Classification: Large Quantity Generator Date form received by agency: 01/06/2002 Facility name: HARTLEY RACON Classification: Small Quantity Generator Hazardous Waste Summary: Waste code: 211 Waste name: 211 EDR ID Number Database(s) EPA ID Number 1007198842 Waste code: 212 Waste name: 212 Waste code: 214 Waste name: 214 Waste code: 343 Waste name: 343 Waste code: 352 Waste name: 352 Waste code: D001 Waste name: IGNITABLE HAZARDOUS WASTES ARE THOSE WASTES WHICH HAVE A FLASHPOINT OF LESS THAN 140 DEGREES FAHRENHEIT AS DETERMINED BY A PENSKY-MARTENS CLOSED CUP FLASH POINT TESTER. ANOTHER METHOD OF DETERMINING THE FLASH POINT OF A WASTE IS TO REVIEW THE MATERIAL SAFETY DATA SHEET, WHICH CAN BE OBTAINED FROM THE MANUFACTURER OR DISTRIBUTOR OF THE MATERIAL. LACQUER THINNER IS AN EXAMPLE OF A COMMONLY USED SOLVENT WHICH WOULD BE CONSIDERED AS IGNITABLE HAZARDOUS WASTE. Waste code: F001 Waste name: THE FOLLOWING SPENT HALOGENATED SOLVENTS USED IN DEGREASING: TETRACHLOROETHYLENE, TRICHLOROETHYLENE, METHYLENE CHLORIDE, 1,1,1 -TRICHLOROETHANE, CARBON TETRACHLORIDE, AND CHLORINATED FLUOROCARBONS; ALL SPENT SOLVENT MIXTURES/BLENDS USED IN DEGREASING CONTAINING, BEFORE USE, A TOTAL OF TEN PERCENT OR MORE (BY VOLUME) OF ONE OR MORE OF THE ABOVE HALOGENATED SOLVENTS OR THOSE SOLVENTS LISTED IN F002, F004, AND F005, AND STILL BOTTOMS FROM THE RECOVERY OF THESE SPENT SOLVENTS AND SPENT SOLVENT MIXTURES. TC3529055.2s Page 39 Map ID HARTLEY CO MAP FINDINGS 1987 PLACENTIA AVENUE Direction COSTA MESA, CA 92627 0.071 mi. US 375 ft. Site 2 of 8 in cluster D Distance EDR ID Number Elevation Site Database(s) EPA ID Number Not reported HARTLEY RACON (Continued) 1007198842 Waste code: F002 Waste name: THE FOLLOWING SPENT HALOGENATED SOLVENTS: TETRACHLOROETHYLENE, Contact email: METHYLENE CHLORIDE, TRICHLOROETHYLENE, 1,1,1 -TRICHLOROETHANE, EPA Region: CHLOROBENZENE, 1,1,2-TRICHLORO-1,2,2-TRIFLUOROETHANE, Land type: ORTHO-DICHLOROBENZENE, TRICHLOROFLUOROMETHANE, AND Classification: 1,1,2 -TRICHLOROETHANE; ALL SPENT SOLVENT MIXTURES/BLENDS CONTAINING, Description: BEFORE USE, A TOTAL OF TEN PERCENT OR MORE (BY VOLUME) OF ONE OR MORE OF THE ABOVE HALOGENATED SOLVENTS OR THOSE LISTED IN F001, F004, OR F005, AND STILL BOTTOMS FROM THE RECOVERY OF THESE SPENT SOLVENTS AND SPENT SOLVENT MIXTURES. Violation Status: No violations found Evaluation Action Summary Evaluation date: 09/18/2006 Evaluation: COMPLIANCE EVALUATION INSPECTION ON-SITE Area of violation: Not reported Date achieved compliance: Not reported Evaluation lead agency: Local D24 HARTLEY CO SE 1987 PLACENTIA AVENUE < 1/8 COSTA MESA, CA 92627 0.071 mi. US 375 ft. Site 2 of 8 in cluster D Relative: Higher Actual: 98 ft. RCRA-SQG 1000414755 FINDS CAD051971604 NPDES HIST CORTESE LUST HIST UST HAZNET EMI WDS US AIRS RCRA-SQG: JGR ENTERPRISES Date form received by agency: 02/25/2004 Facility name: THE HARTLEY COMPANY Facility address: 1987 PLACENTIA AVENUE US COSTA MESA, CA 92627 EPA ID: CAD051971604 Contact: MIKE QUINLEY Contact address: Not reported Not reported Contact country: Not reported Contact telephone: (949) 646-9643 Contact email: Not reported EPA Region: Not reported Land type: Private Classification: Small Small Quantity Generator Description: Handler: generates more than 100 and less than 1000 kg of hazardous waste during any calendar month and accumulates less than 6000 kg of hazardous waste at any time; or generates 100 kg or less of hazardous waste during any calendar month, and accumulates more than 1000 kg of hazardous waste at any time Owner/Operator Summary Owner/operator name: JGR ENTERPRISES Owner/operator address: SAME Not reported Owner/operator country: US Owner/operator telephone: Not reported TC3529055.2s Page 40 Map ID Direction Distance Elevation Site HARTLEY CO (Continued) Legal status: Owner/Operator Type: Owner/Op start date: Owner/Op end date: Owner/operator name: Owner/operator address Owner/operator country: Owner/operator telephone Legal status: Owner/Operator Type: Owner/Op start date: Owner/Op end date: MAP FINDINGS Private Owner 04/07/1988 Not reported THE HARTLEY COMPANY Not reported Not reported US Not reported Private Operator 04/07/1988 Not reported Handler Activities Summary: U.S. importer of hazardous waste: No Mixed waste (haz. and radioactive): No Recycler of hazardous waste: No Transporter of hazardous waste: No Treater, storer or disposer of HW: No Underground injection activity: No On-site burner exemption: No Furnace exemption: No Used oil fuel burner: No Used oil processor: No User oil refiner: No Used oil fuel marketer to burner: No Used oil Specification marketer: No Used oil transfer facility: No Used oil transporter: No Historical Generators: Date form received by agency: 02/25/2004 Facility name: THE HARTLEY COMPANY Classification: Large Quantity Generator Date form received by agency: 10/12/2000 Facility name: THE HARTLEY COMPANY Site name: HARTLEY COMPANY Classification: Large Quantity Generator Date form received by agency: 03/04/1999 Facility name: THE HARTLEY COMPANY Classification: Large Quantity Generator Date form received by agency: 09/01/1996 Facility name: THE HARTLEY COMPANY Site name: HARTLEY CO THE Classification: Large Quantity Generator Date form received by agency: 03/31/1996 Facility name: THE HARTLEY COMPANY Classification: Large Quantity Generator Date form received by agency: 03/08/1994 EDR ID Number Database(s) EPA ID Number 1000414755 TC3529055.2s Page 41 Map ID Direction Distance Elevation Site MAP FINDINGS EDR ID Number Database(s) EPA ID Number HARTLEY CO (Continued) Facility name: Site name: Classification: THE HARTLEY COMPANY THE HARTLEY CO Large Quantity Generator Date form received by agency: 02/29/1992 Facility name: THE HARTLEY COMPANY Site name: HARTLEY CO THE Classification: Large Quantity Generator Date form received by agency: 07/16/1980 Facility name: THE HARTLEY COMPANY Site name: HARTLEY CO THE Classification: Large Quantity Generator Facility Has Received Notices of Violations: Regulation violated: FR - 262.10-12.A Area of violation: Generators - General Date violation determined: 10/22/1992 Date achieved compliance: 08/19/1993 Violation lead agency: State Enforcement action: Not reported Enforcement action date: Not reported Enf. disposition status: Not reported Enf. disp. status date: Not reported Enforcement lead agency: Not reported Proposed penalty amount: Not reported Final penalty amount: Not reported Paid penalty amount: Not reported Evaluation Action Summary Evaluation date: 08/19/1993 Evaluation: COMPLIANCE EVALUATION INSPECTION ON-SITE Area of violation: Not reported Date achieved compliance: Not reported Evaluation lead agency: State Contractor/Grantee Evaluation date: 10/22/1992 Evaluation: COMPLIANCE EVALUATION INSPECTION ON-SITE Area of violation: Generators - General Date achieved compliance: 08/19/1993 Evaluation lead agency: State Contractor/Grantee FINDS: Registry ID: 110000495633 Environmental Interest/information System AFS (Aerometric Information Retrieval System (AIRS) Facility Subsystem) replaces the former Compliance Data System (CDS), the National Emission Data System (NEDS), and the Storage and Retrieval of Aerometric Data (SAROAD). AIRS is the national repository for information concerning airborne pollution in the United States. AFS is used to track emissions and compliance data from industrial plants. AFS data are utilized by states to prepare State Implementation Plans to comply with regulatory programs and by EPA as an input for the estimation of total national emissions. AFS is undergoing a major redesign to support facility operating permits required under Title V 1000414755 TC3529055.2s Page 42 Map ID Direction Distance Elevation MAP FINDINGS Site EDR ID Number Database(s) EPA ID Number HARTLEY CO (Continued) 1000414755 of the Clean Air Act. The NEI (National Emissions Inventory) database contains information on stationary and mobile sources that emit criteria air pollutants and their precursors, as well as hazardous air pollutants (HAPs). California Hazardous Waste Tracking System - Datamart (HWTS-DATAMART) provides California with information on hazardous waste shipments for generators, transporters, and treatment, storage, and disposal facilities. US EPA TRIS (Toxics Release Inventory System) contains information from facilities on the amounts of over 300 listed toxic chemicals that these facilities release directly to air, water, land, or that are transported off-site. RCRAInfo is a national information system that supports the Resource Conservation and Recovery Act (RCRA) program through the tracking of events and activities related to facilities that generate, transport, and treat, store, or dispose of hazardous waste. RCRAInfo allows RCRA program staff to track the notification, permit, compliance, and corrective action activities required under RCRA. HAZARDOUS WASTE BIENNIAL REPORTER CRITERIA AND HAZARDOUS AIR POLLUTANT INVENTORY NPDES: Npdes Number: CAS000001 Facility Status: Active Agency Id: 0 Region: 8 Regulatory Measure Id: 208836 Order No: 97-03-DWQ Regulatory Measure Type: Enrollee Place Id: Not reported WDID: 8301012442 Program Type: Industrial Adoption Date Of Regulatory Measure: Not reported Effective Date Of Regulatory Measure: 07/30/1996 Expiration Date Of Regulatory Measure: Not reported Termination Date Of Regulatory Measure: Not reported Discharge Name: Hartley Co Discharge Address: 1987 Placentia Ave Discharge City: Costa Mesa Discharge State: California Discharge Zip: 92627 CORTESE: Region: CORTESE Facility County Code: 30 Reg By: LTNKA Reg Id: 083000407T TC3529055.2s Page 43 Map ID T0605900325 Global Id: MAP FINDINGS Contact Type: Direction Contact Name: ORANGE COUNTY Organization Name: ORANGE COUNTY Address: Not reported Distance R9 UNKNOWN EDR ID Number Elevation Site Database(s) EPA ID Number Global Id: T0605900325 Action Type: HARTLEY CO (Continued) 1000414755 07/15/1993 LUST: Closure/No Further Action Letter Region: STATE Global Id: T0605900325 Latitude: 33.646866 Longitude: -117.932917 Case Type: LUST Cleanup Site Status: Completed - Case Closed Status Date: 07/15/1993 Lead Agency: ORANGE COUNTY Case Worker: OC Local Agency: ORANGE COUNTY RB Case Number: 083000407T LOC Case Number: Not reported File Location: Not reported Potential Media Affect: Soil Potential Contaminants of Concern: Alcohols Site History: Not reported Click here to access the California GeoTracker records for this facility: LUST: T0605900325 Global Id: T0605900325 Contact Type: Local Agency Caseworker Contact Name: ORANGE COUNTY Organization Name: ORANGE COUNTY Address: Not reported City: R9 UNKNOWN Email: Not reported Phone Number: Not reported Global Id: T0605900325 Contact Type: Regional Board Caseworker Contact Name: CARL BERNHARDT Organization Name: SANTA ANA RWQCB (REGION 8) Address: 3737 MAIN STREET, SUITE 500 City: RIVERSIDE Email: cbernhardt@waterboards.ca.gov Phone Number: 9517824495 LUST: Global Id: T0605900325 Action Type: Other Date: 01/01/1950 Action: Leak Stopped Global Id: T0605900325 Action Type: Other Date: 01/01/1950 Action: Leak Discovery Global Id: T0605900325 Action Type: ENFORCEMENT Date: 07/15/1993 Action: Closure/No Further Action Letter Global Id: T0605900325 Action Type: Other TC3529055.2s Page 44 Map ID Direction Distance Elevation Site HARTLEY CO (Continued) Date: Action: LUST REG 8: Region: County: Regional Board: Facility Status: Case Number: Local Case Num: Case Type: Substance: Qty Leaked: Abate Method: Cross Street: Enf Type: Funding: How Discovered: How Stopped: Leak Cause: Leak Source: Global ID: How Stopped Date: Enter Date: Review Date: Prelim Assess: Discover Date: Enforcement Date: Close Date: Workplan: Pollution Char: Remed Plan: Remed Action: Monitoring: Enter Date: GW Qualifies: Soil Qualifies: Operator: Facility Contact: Interim: Oversite Program: Latitude: Longitude: MTBE Date: Max MTBE GW: MTBE Concentration Max MTBE Soil: MTBE Fuel: MTBE Tested: MTBE Class: Staff: Staff Initials: Lead Agency: Local Agency: Hydr Basin #: Beneficial: MAP FINDINGS 01/01/1950 Leak Reported 8 Orange Santa Ana Region Case Closed 083000407T Not reported Soil only Methyl Alcohol Not reported Not reported 20TH CLOS Not reported Tank Closure Not reported LINK LINK T0605900325 9/6/1986 12/31/1986 Not reported Not reported 8/15/1986 Not reported 7/15/1993 Not reported 3/1/1987 Not reported Not reported Not reported 12/31/1986 Not reported Not reported Not reported Not reported Not reported LUST 33.6464612 -117.9321664 Not reported Not reported 0 Not reported 0 Not Required to be Tested. CAB Not reported Local Agency 30000 COASTAL PLAIN OF ORA Not reported EDR ID Number Database(s) EPA ID Number 1000414755 TC3529055.2s Page 45 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number HARTLEY CO (Continued) 1000414755 Priority: Not reported Cleanup Fund Id: Not reported Work Suspended: Not reported Summary: Not reported HIST UST: Region: STATE Facility ID: 00000019471 Facility Type: Other Other Type: BALL PEN CART MFG Total Tanks: 0001 Contact Name: F L POWELL Telephone: 7146469641 Owner Name: FRAWLEY CORPORATION Owner Address: 1901 AVE OF THE STARS Owner City,St,Zip: LOS ANGELES, CA 90067 Tank Num: 001 Container Num: 100 Year Installed: 1967 Tank Capacity: 00005000 Tank Used for: PRODUCT Type of Fuel: Not reported Tank Construction: Not reported Leak Detection: Stock Inventor HAZNET: Year: 2011 Gepaid: CAD051971604 Contact: BILL DAVIS GENERAL MANAGER Telephone: 9496469643 Mailing Name: Not reported Mailing Address: PO BOX 10999 Mailing City,St,Zip: COSTA MESA, CA 926270999 Gen County: Not reported TSD EPA ID: CAD008252405 TSD County: Not reported Waste Category: Aqueous solution with total organic residues less than 10 percent Disposal Method: Fuel Blending Prior To Energy Recovery At Another Site Tons: 0.231 Facility County: Orange Year: 2011 Gepaid: CAD051971604 Contact: BILL DAVIS GENERAL MANAGER Telephone: 9496469643 Mailing Name: Not reported Mailing Address: PO BOX 10999 Mailing City,St,Zip: COSTA MESA, CA 926270999 Gen County: Not reported TSD EPA ID: CAD008252405 TSD County: Not reported Waste Category: Unspecified solvent mixture Disposal Method: Fuel Blending Prior To Energy Recovery At Another Site Tons: 0.396 Facility County: Orange TC3529055.2s Page 46 Map ID 2010 MAP FINDINGS Direction Contact: BILL DAVIS GENERAL MANAGER Distance 9496469643 Mailing Name: Elevation Site PO BOX 10999 Mailing City,St,Zip: HARTLEY CO (Continued) Gen County: Not reported Year: 2011 TSD County: Gepaid: CAD051971604 Other organic solids Contact: BILL DAVIS GENERAL MANAGER Telephone: 9496469643 0.3 Mailing Name: Not reported Mailing Address: PO BOX 10999 Mailing City,St,Zip: COSTA MESA, CA 926270999 Gen County: Not reported TSD EPA ID: CAD008252405 TSD County: Not reported Waste Category: Other organic solids Disposal Method: Storage, Bulking, And/Or Transfer Off Site --No Treatment/Reovery (H010-H129)Or(H131-H135) Tons: 0.875 Facility County: Orange Year: 2010 Gepaid: CAD051971604 Contact: BILL DAVIS GENERAL MANAGER Telephone: 9496469643 Mailing Name: Not reported Mailing Address: PO BOX 10999 Mailing City,St,Zip: COSTA MESA, CA 926270999 Gen County: Not reported TSD EPA ID: CAD008252405 TSD County: Not reported Waste Category: Waste oil and mixed oil Disposal Method: Fuel Blending Prior To Energy Recovery At Another Site Tons: 0.209 Facility County: Orange Year: 2010 Gepaid: CAD051971604 Contact: BILL DAVIS GENERAL MANAGER Telephone: 9496469643 Mailing Name: Not reported Mailing Address: PO BOX 10999 Mailing City,St,Zip: COSTA MESA, CA 926270999 Gen County: Not reported TSD EPA ID: CAD008252405 TSD County: Not reported Waste Category: Other organic solids Disposal Method: Storage, Bulking, And/Or Transfer Off Site --No Treatment/Reovery (H010-H129)Or(H131-H135) Tons: 0.3 Facility County: Orange Click this hgpprlink while viewing on your computer to access 67 additional CA HAZNET: record(s) in the EDR Site Report. EMI: Year: 1987 County Code: 30 Air Basin: SC Facility ID: 14195 Air District Name: SC SIC Code: 3951 EDR ID Number Database(s) EPA ID Number 1000414755 TC3529055.2s Page 47 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number HARTLEY CO (Continued) 1000414755 Air District Name: SOUTH COAST AQMD Community Health Air Pollution Info System: Not reported Consolidated Emission Reporting Rule: Not reported Total Organic Hydrocarbon Gases Tons/Yr: 46 Reactive Organic Gases Tons/Yr: 13 Carbon Monoxide Emissions Tons/Yr: 0 NOX - Oxides of Nitrogen Tons/Yr: 0 SOX - Oxides of Sulphur Tons/Yr: 0 Particulate Matter Tons/Yr: 0 Part. Matter 10 Micrometers & Smllr Tons/Yr: 0 Year: 1990 County Code: 30 Air Basin: SC Facility ID: 14195 Air District Name: Sc SIC Code: 3951 Air District Name: SOUTH COAST AQMD Community Health Air Pollution Info System: Not reported Consolidated Emission Reporting Rule: Not reported Total Organic Hydrocarbon Gases Tons/Yr: 42 Reactive Organic Gases Tons/Yr: 14 Carbon Monoxide Emissions Tons/Yr: 0 NOX - Oxides of Nitrogen Tons/Yr: 0 SOX - Oxides of Sulphur Tons/Yr: 0 Particulate Matter Tons/Yr: 0 Part. Matter 10 Micrometers & Smllr Tons/Yr: 0 Year: 1990 County Code: 30 Air Basin: Sc Facility ID: 75901 Air District Name: Sc SIC Code: 3083 Air District Name: SOUTH COAST AQMD Community Health Air Pollution Info System: Not reported Consolidated Emission Reporting Rule: Not reported Total Organic Hydrocarbon Gases Tons/Yr: 8 Reactive Organic Gases Tons/Yr: 2 Carbon Monoxide Emissions Tons/Yr: 0 NOX - Oxides of Nitrogen Tons/Yr: 0 SOX - Oxides of Sulphur Tons/Yr: 0 Particulate Matter Tons/Yr: 0 Part. Matter 10 Micrometers & Smllr Tons/Yr: 0 Year: 1995 County Code: 30 Air Basin: Sc Facility ID: 14195 Air District Name: SC SIC Code: 3951 Air District Name: SOUTH COAST AQMD Community Health Air Pollution Info System: Not reported Consolidated Emission Reporting Rule: Not reported Total Organic Hydrocarbon Gases Tons/Yr: 51 Reactive Organic Gases Tons/Yr: 23 Carbon Monoxide Emissions Tons/Yr: 0 TC3529055.2s Page 48 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number HARTLEY CO (Continued) 1000414755 NOX - Oxides of Nitrogen Tons/Yr: 0 SOX - Oxides of Sulphur Tons/Yr: 0 Particulate Matter Tons/Yr: 0 Part. Matter 10 Micrometers & Smllr Tons/Yr: 0 Year: 1996 County Code: 30 Air Basin: SC Facility ID: 88487 Air District Name: SC SIC Code: 3951 Air District Name: SOUTH COAST AQMD Community Health Air Pollution Info System: Not reported Consolidated Emission Reporting Rule: Not reported Total Organic Hydrocarbon Gases Tons/Yr: 20 Reactive Organic Gases Tons/Yr: 0 Carbon Monoxide Emissions Tons/Yr: 0 NOX - Oxides of Nitrogen Tons/Yr: 0 SOX - Oxides of Sulphur Tons/Yr: 0 Particulate Matter Tons/Yr: 0 Part. Matter 10 Micrometers & Smllr Tons/Yr: 0 Year: 1997 County Code: 30 Air Basin: SC Facility ID: 88487 Air District Name: SC SIC Code: 3951 Air District Name: SOUTH COAST AQMD Community Health Air Pollution Info System: Not reported Consolidated Emission Reporting Rule: Not reported Total Organic Hydrocarbon Gases Tons/Yr: 31 Reactive Organic Gases Tons/Yr: 9 Carbon Monoxide Emissions Tons/Yr: 0 NOX - Oxides of Nitrogen Tons/Yr: 0 SOX - Oxides of Sulphur Tons/Yr: 0 Particulate Matter Tons/Yr: 0 Part. Matter 10 Micrometers & Smllr Tons/Yr: 0 Year: 1998 County Code: 30 Air Basin: SC Facility ID: 88487 Air District Name: SC SIC Code: 3951 Air District Name: SOUTH COAST AQMD Community Health Air Pollution Info System: Not reported Consolidated Emission Reporting Rule: Not reported Total Organic Hydrocarbon Gases Tons/Yr: 30 Reactive Organic Gases Tons/Yr: 8 Carbon Monoxide Emissions Tons/Yr: 0 NOX - Oxides of Nitrogen Tons/Yr: 0 SOX - Oxides of Sulphur Tons/Yr: 0 Particulate Matter Tons/Yr: 0 Part. Matter 10 Micrometers & Smllr Tons/Yr: 0 Year: 1999 TC3529055.2s Page 49 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number HARTLEY CO (Continued) 1000414755 County Code: 30 Air Basin: SC Facility ID: 88487 Air District Name: SC SIC Code: 3951 Air District Name: SOUTH COAST AQMD Community Health Air Pollution Info System: Not reported Consolidated Emission Reporting Rule: Not reported Total Organic Hydrocarbon Gases Tons/Yr: 31 Reactive Organic Gases Tons/Yr: 9 Carbon Monoxide Emissions Tons/Yr: 0 NOX - Oxides of Nitrogen Tons/Yr: 0 SOX - Oxides of Sulphur Tons/Yr: 0 Particulate Matter Tons/Yr: 0 Part. Matter 10 Micrometers & Smllr Tons/Yr: 0 Year: 2000 County Code: 30 Air Basin: SC Facility ID: 88487 Air District Name: SC SIC Code: 3951 Air District Name: SOUTH COAST AQMD Community Health Air Pollution Info System: Not reported Consolidated Emission Reporting Rule: Not reported Total Organic Hydrocarbon Gases Tons/Yr: 31 Reactive Organic Gases Tons/Yr: 9 Carbon Monoxide Emissions Tons/Yr: 0 NOX - Oxides of Nitrogen Tons/Yr: 0 SOX - Oxides of Sulphur Tons/Yr: 0 Particulate Matter Tons/Yr: 0 Part. Matter 10 Micrometers & Smllr Tons/Yr: 0 Year: 2001 County Code: 30 Air Basin: SC Facility ID: 88487 Air District Name: SC SIC Code: 3951 Air District Name: SOUTH COAST AQMD Community Health Air Pollution Info System: Not reported Consolidated Emission Reporting Rule: Not reported Total Organic Hydrocarbon Gases Tons/Yr: 1 Reactive Organic Gases Tons/Yr: 1 Carbon Monoxide Emissions Tons/Yr: 0 NOX - Oxides of Nitrogen Tons/Yr: 0 SOX - Oxides of Sulphur Tons/Yr: 0 Particulate Matter Tons/Yr: 0 Part. Matter 10 Micrometers & Smllr Tons/Yr: 0 Year: 2002 County Code: 30 Air Basin: SC Facility ID: 88487 Air District Name: SC SIC Code: 2951 Air District Name: SOUTH COAST AQMD TC3529055.2s Page 50 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number HARTLEY CO (Continued) 1000414755 Community Health Air Pollution Info System: Not reported Consolidated Emission Reporting Rule: Not reported Total Organic Hydrocarbon Gases Tons/Yr: 8 Reactive Organic Gases Tons/Yr: 4 Carbon Monoxide Emissions Tons/Yr: 0 NOX - Oxides of Nitrogen Tons/Yr: 0 SOX - Oxides of Sulphur Tons/Yr: 0 Particulate Matter Tons/Yr: 0 Part. Matter 10 Micrometers & Smllr Tons/Yr: 0 Year: 2003 County Code: 30 Air Basin: SC Facility ID: 88487 Air District Name: SC SIC Code: 2951 Air District Name: SOUTH COAST AQMD Community Health Air Pollution Info System: Not reported Consolidated Emission Reporting Rule: Not reported Total Organic Hydrocarbon Gases Tons/Yr: 8 Reactive Organic Gases Tons/Yr: 4 Carbon Monoxide Emissions Tons/Yr: 0 NOX - Oxides of Nitrogen Tons/Yr: 0 SOX - Oxides of Sulphur Tons/Yr: 0 Particulate Matter Tons/Yr: 0 Part. Matter 10 Micrometers & Smllr Tons/Yr: 0 Year: 2004 County Code: 30 Air Basin: SC Facility ID: 88487 Air District Name: SC SIC Code: 2951 Air District Name: SOUTH COAST AQMD Community Health Air Pollution Info System: Not reported Consolidated Emission Reporting Rule: Not reported Total Organic Hydrocarbon Gases Tons/Yr: 7.865 Reactive Organic Gases Tons/Yr: 4.29 Carbon Monoxide Emissions Tons/Yr: 0 NOX - Oxides of Nitrogen Tons/Yr: 0 SOX - Oxides of Sulphur Tons/Yr: 0 Particulate Matter Tons/Yr: 0.0051 Part. Matter 10 Micrometers & Smllr Tons/Yr: 0 Year: 2005 County Code: 30 Air Basin: SC Facility ID: 88487 Air District Name: SC SIC Code: 2951 Air District Name: SOUTH COAST AQMD Community Health Air Pollution Info System: Not reported Consolidated Emission Reporting Rule: Not reported Total Organic Hydrocarbon Gases Tons/Yr: 1.448 Reactive Organic Gases Tons/Yr: .9704 Carbon Monoxide Emissions Tons/Yr: 0 NOX - Oxides of Nitrogen Tons/Yr: 0 TC3529055.2s Page 51 Map ID Direction Distance Elevation MAP FINDINGS Site EDR ID Number Database(s) EPA ID Number HARTLEY CO (Continued) 1000414755 SOX - Oxides of Sulphur Tons/Yr: 0 Particulate Matter Tons/Yr: 0 Part. Matter 10 Micrometers & Smllr Tons/Yr: 0 CA WDS: Facility ID: Santa Ana River 301012442 Facility Type: Industrial - Facility that treats and/or disposes of liquid or Plant address: semisolid wastes from any servicing, producing, manufacturing or processing operation of whatever nature, including mining, gravel County: washing, geothermal operations, air conditioning, ship building and repairing, oil production, storage and disposal operations, water pumping. Facility Status: Active - Any facility with a continuous or seasonal discharge that is under Waste Discharge Requirements. NPDES Number: CAS000001 The 1 st 2 characters designate the state. The remaining 7 are assigned by the Regional Board Subregion: 8 Facility Telephone: Not reported Facility Contact: BILL DAVIS Agency Name: HARTLEY COMPANY Agency Address: 1987 PLACENTIA AVE Agency City,St,Zip: COSTA MESA 92627 Agency Contact: BILL DAVIS Agency Telephone: 9496469643 Agency Type: Private SIC Code: 0 SIC Code 2: Not reported Primary Waste: Not reported Primary Waste Type: Not reported Secondary Waste: Not reported Secondary Waste Type: Not reported Design Flow: 0 Baseline Flow: 0 Reclamation: Not reported POTW: Not reported Treat To Water: Minor Threat to Water Quality. A violation of a regional board order should cause a relatively minor impairment of beneficial uses compared to a major or minor threat. Not: All nurds without a TTWQ will be considered a minor threat to water quality unless coded at a higher Level. A Zero (0) may be used to code those NURDS that are found to represent no threat to water quality. Complexity: Category C - Facilities having no waste treatment systems, such as cooling water dischargers or thosewho must comply through best management practices, facilities with passive waste treatment and disposal systems, such as septic systems with subsurface disposal, or dischargers having waste storage systems with land disposal such as dairy waste ponds. AIRS (AFS): Airs Minor Details: EPA plant ID: 110000495633 Plant name: THE HARTLEY CO Plant address: 1987 PLACENTIA AVE COSTA MESA, CA 92627 County: ORANGE TC3529055.2s Page 52 Map ID Direction Distance Elevation MAP FINDINGS Site EDR ID Number Database(s) EPA ID Number HARTLEY CO (Continued) 1000414755 Region code: 09 Dunn & Bradst #: Not reported Air quality cntrl region: 024 Sic code: 3951 Sic code desc: PENS AND MECHANICAL PENCILS North Am. industrial classf: 339941 NAIC code description: Pen and Mechanical Pencil Manufacturing Default compliance status: IN COMPLIANCE - INSPECTION Default classification: POTENTIAL UNCONTROLLED EMISSIONS < 100 TONS/YEAR Govt facility: ALL OTHER FACILITIES NOT OWNED OR OPERATED BY A FEDERAL, STATE, OR 00000 LOCALGOVERNMENT Current HPV: Not reported Compliance and Enforcement Major Issues: Air program: SIP SOURCE National action type: Not reported Date achieved: 00000 Penalty amount: Not reported Air program: SIP SOURCE National action type: Not reported Date achieved: 00000 Penalty amount: Not reported Air program: SIP SOURCE National action type: Not reported Date achieved: 00000 Penalty amount: Not reported Air program: SIP SOURCE National action type: Not reported Date achieved: 00000 Penalty amount: Not reported Air program: SIP SOURCE National action type: Not reported Date achieved: 00500 Penalty amount: Not reported Air program: Not reported National action type: Not reported Date achieved: Not reported Penalty amount: Not reported Air program: Not reported National action type: Not reported Date achieved: Not reported Penalty amount: Not reported Air program: Not reported National action type: Not reported Date achieved: Not reported Penalty amount: Not reported Air program: Not reported National action type: Not reported TC3529055.2s Page 53 Map ID Direction Distance Elevation Site MAP FINDINGS EDR ID Number Database(s) EPA ID Number HARTLEY CO (Continued) 1000414755 Date achieved: Not reported Penalty amount: Not reported Air program: Not reported National action type: Not reported Date achieved: Not reported Penalty amount: Not reported Air program: Not reported National action type: Not reported Date achieved: Not reported Penalty amount: Not reported Air program: Not reported National action type: Not reported Date achieved: Not reported Penalty amount: Not reported Air program: Not reported National action type: Not reported Date achieved: Not reported Penalty amount: Not reported Air program: Not reported National action type: Not reported Date achieved: Not reported Penalty amount: Not reported Air program: Not reported National action type: Not reported Date achieved: Not reported Penalty amount: Not reported Air program: Not reported National action type: Not reported Date achieved: Not reported Penalty amount: Not reported Air program: Not reported National action type: Not reported Date achieved: Not reported Penalty amount: Not reported Air program: Not reported National action type: Not reported Date achieved: Not reported Penalty amount: Not reported Air program: Not reported National action type: Not reported Date achieved: Not reported Penalty amount: Not reported Air program: Not reported National action type: Not reported Date achieved: Not reported Penalty amount: Not reported TC3529055.2s Page 54 Map ID Direction Distance Elevation Site MAP FINDINGS EDR ID Number Database(s) EPA ID Number HARTLEY CO (Continued) 1000414755 Air program: Not reported National action type: Not reported Date achieved: Not reported Penalty amount: Not reported Air program: Not reported National action type: Not reported Date achieved: Not reported Penalty amount: Not reported Air program: Not reported National action type: Not reported Date achieved: Not reported Penalty amount: Not reported Air program: Not reported National action type: Not reported Date achieved: Not reported Penalty amount: Not reported Air program: Not reported National action type: Not reported Date achieved: Not reported Penalty amount: Not reported Air program: Not reported National action type: Not reported Date achieved: Not reported Penalty amount: Not reported Air program: Not reported National action type: Not reported Date achieved: Not reported Penalty amount: Not reported Historical Compliance Minor Sources: State compliance status: IN COMPLIANCE - INSPECTION Hist compliance date: 1002 Air prog code hist file: 0 State compliance status: IN COMPLIANCE - INSPECTION Hist compliance date: 1004 Air prog code hist file: 0 State compliance status: IN COMPLIANCE - INSPECTION Hist compliance date: 1103 Air prog code hist file: 0 State compliance status: IN COMPLIANCE - INSPECTION Hist compliance date: 1201 Air prog code hist file: 0 State compliance status: IN COMPLIANCE - SHUT DOWN Hist compliance date: 0904 Air prog code hist file: V State compliance status: IN COMPLIANCE - SHUT DOWN TC3529055.2s Page 55 Map ID Direction Distance Elevation Site HARTLEY CO (Continued) Hist compliance date: Air prog code hist file: State compliance status Hist compliance date: Air prog code hist file: State compliance status Hist compliance date: Air prog code hist file: State compliance status Hist compliance date: Air prog code hist file: State compliance status Hist compliance date: Air prog code hist file: State compliance status Hist compliance date: Air prog code hist file: State compliance status Hist compliance date: Air prog code hist file: State compliance status Hist compliance date: Air prog code hist file: State compliance status Hist compliance date: Air prog code hist file: State compliance status Hist compliance date: Air prog code hist file: State compliance status Hist compliance date: Air prog code hist file: State compliance status Hist compliance date: Air prog code hist file: State compliance status Hist compliance date: Air prog code hist file: State compliance status Hist compliance date: Air prog code hist file: State compliance status: Hist compliance date: MAP FINDINGS 1002 V IN COMPLIANCE - SHUT DOWN 1101 V IN COMPLIANCE - SHUT DOWN 1103 V IN COMPLIANCE - SHUT DOWN 1202 V IN COMPLIANCE - INSPECTION 0904 0 IN COMPLIANCE - INSPECTION 1001 0 IN COMPLIANCE - INSPECTION 1003 0 IN COMPLIANCE - INSPECTION 1101 0 IN COMPLIANCE - INSPECTION 1102 0 IN COMPLIANCE - INSPECTION 1104 0 IN COMPLIANCE - INSPECTION 1202 0 IN COMPLIANCE - INSPECTION 1203 0 IN COMPLIANCE - SHUT DOWN 1001 V IN COMPLIANCE - SHUT DOWN 1003 V IN COMPLIANCE - SHUT DOWN 1004 EDR ID Number Database(s) EPA ID Number 1000414755 TC3529055.2s Page 56 Map ID Direction Distance Elevation Site HARTLEY CO (Continued) Air prog code hist file: State compliance status Hist compliance date: Air prog code hist file: State compliance status Hist compliance date: Air prog code hist file: State compliance status: Hist compliance date: Air prog code hist file: State compliance status: Hist compliance date: Air prog code hist file: MAP FINDINGS V IN COMPLIANCE - SHUT DOWN 1102 V IN COMPLIANCE - SHUT DOWN 1104 V IN COMPLIANCE - SHUT DOWN 1201 V IN COMPLIANCE - SHUT DOWN 1203 V EDR ID Number Database(s) EPA ID Number Compliance & Violation Data by Minor Sources: Air program code: SIP SOURCE Plant air program pollutant: Not reported Default pollutant classification: POTENTIAL UNCONTROLLED EMISSIONS < 100 TONS/YEAR Def. poll. compliance status: IN COMPLIANCE - INSPECTION Def. attainment/non attmmnt: EXTREME (FOR VOC AND NO) 2 Repeat violator date: Not reported Turnover compliance: Not reported Air program code: TITLE V PERMITS Plant air program pollutant: Not reported Default pollutant classification: POTENTIAL UNCONTROLLED EMISSIONS < 100 TONS/YEAR Def. poll. compliance status: IN COMPLIANCE - SHUT DOWN Def. attainment/non attmmnt: Not reported Repeat violator date: Not reported Turnover compliance: Not reported Permit Information: Compliance plant ID: CB076 Permit number: 332447 Permit category: V Permit category desc: TITLE V PERMIT - PLANT SP Permit Source: Compliance plant ID: CB076 Plant name: THE HARTLEY CO Plant address: 1987 PLACENTIA AVE Event description: COSTA MESA, CA 92627 Event Information: Compliance permit ID: CB076 Permit number: 332447 Event action type: IF Event description: *PERMIT AUTHORITY ISSUES FINAL PERMIT Event action #: 001 Event date: 20000428 1000414755 TC3529055.2s Page 57 Map ID Direction Distance Elevation Site MAP FINDINGS C25 NNE 2066 PLACENTIA AVE < 1/8 COSTA MESA, CA 92627 0.078 mi. 411 ft. Site 8 of 8 in cluster C Relative: EDR Historical Auto Stations: Lower Name: FITZGERALDS AUTO CARE CENTER Year: 1999 Actual: Address: 2066 PLACENTIA AVE 94 ft. Name: DATSA TOYOTA REPAIR Year: 2001 Address: 2066 PLACENTIA AVE Name: FITZGERALDS AUTO CARE CTR Year: 2004 Address: 2066 PLACENTIA AVE Name: FITZGERALDS AUTO CARE CTR Year: 2010 Address: 2066 PLACENTIA AVE Name: FITZGERALDS AUTO CARE CENTER Year: 2011 Address: 2066 PLACENTIA AVE Name: FITZGERALDS AUTO CARE CENTER Year: 2012 Address: 2066 PLACENTIA AVE D26 SSE 1980 PLACENTIA AVE < 1/8 COSTA MESA, CA 92627 0.086 mi. 452 ft. Site 3 of 8 in cluster D Relative: EDR Historical Auto Stations: Higher Name: ACTION AUTO Year: 2003 Actual: Address: 1980 PLACENTIA AVE 98 ft. D27 SSE 1974 PLACENTIA AVE < 1/8 COSTA MESA, CA 92627 0.100 mi. 528 ft. Site 4 of 8 in cluster D Relative: EDR Historical Auto Stations: Higher Name: BRITISH AUTO SPECIALISTS Year: 2009 Actual: Address: 1974 PLACENTIA AVE 99 ft. Name: BRITISH AUTO SPECIALIST Year: 2010 Address: 1974 PLACENTIA AVE Name: BRITISH AUTO SPECIALISTS EDR ID Number Database(s) EPA ID Number EDR US Hist Auto Stat 1015314633 N/A EDR US Hist Auto Stat 1015297777 N/A EDR US Hist Auto Stat 1015297325 N/A TC3529055.2s Page 58 Map ID Direction Distance Elevation Site MAP FINDINGS EDR ID Number Database(s) EPA ID Number TC3529055.2s Page 59 (Continued) Year: Address: Name: Year: Address: 1015297325 2011 1974 PLACENTIA AVE BRITISH AUTO SPECIALISTS 2012 1974 PLACENTIA AVE E28 EDR US Hist Auto Stat 1015315770 NNE 2076 PLACENTIA AVE N/A < 1/8 COSTA MESA, CA 92627 0.101 mi. 535 ft. Site 1 of 6 in cluster E Relative: EDR Historical Auto Stations: Lower Name: HARBOR BODY WORKS INC Year: 2001 Actual: Address: 2076 PLACENTIA AVE 94 ft. Name: HARBOR BODY WORKS INC Year: 2002 Address: 2076 PLACENTIA AVE Name: HARBOR BODY WORKS Year: 2003 Address: 2076 PLACENTIA AVE Name: MAACO AUTO COLLISION REPAIR & AUTO P Year: 2005 Address: 2076 PLACENTIA AVE Name: MAACO COLLISION REPAIRS Year: 2006 Address: 2076 PLACENTIA AVE Name: MAACO COLLISION REPAIR & AUTO PAIN Year: 2007 Address: 2076 PLACENTIA AVE Name: MAACO AUTO PAINTING Year: 2008 Address: 2076 PLACENTIA AVE Name: MAACO AUTO BODY & PAINT Year: 2009 Address: 2076 PLACENTIA AVE Name: MAACO AUTO PAINTING & BODYWORK Year: 2010 Address: 2076 PLACENTIA AVE Name: MAACO COLLISION REPAIR & AUTO PAINTI Year: 2011 Address: 2076 PLACENTIA AVE Name: MAACO COLLISION REPAIR & AUTO PAINTI Year: 2012 Address: 2076 PLACENTIA AVE TC3529055.2s Page 59 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number E29 HARBOR BODY WORKS INC RCRA-SQG 1000164309 NNE 2076 PLACENTIA AVE FINDS CAD982491326 < 1/8 COSTA MESA, CA 92627 HAZNET 0.101 mi. 535 ft. Site 2 of 6 in cluster E Relative: RCRA-SQG Lower Date form received by agency: 05/30/1990 Facility name: HARBOR BODY WORKS INC Actual: Facility address: 2076 PLACENTIA AVE 94 ft. COSTA MESA, CA 92627 EPA ID: CAD982491326 Contact: ENVIRONMENTAL MANAGER Contact address: 2076 PLACENTIA AVE No COSTA MESA, CA 92627 Contact country: US Contact telephone: (714) 642-0632 Contact email: Not reported EPA Region: Not reported Classification: Small Small Quantity Generator Description: Handler: generates more than 100 and less than 1000 kg of hazardous waste during any calendar month and accumulates less than 6000 kg of hazardous waste at any time; or generates 100 kg or less of hazardous waste during any calendar month, and accumulates more than 1000 kg of hazardous waste at any time Owner/Operator Summary: Owner/operator name: Owner/operator address Owner/operator country: Owner/operator telephone Legal status: Owner/Operator Type: Owner/Op start date: Owner/Op end date: Owner/operator name: Owner/operator address Owner/operator country: Owner/operator telephone Legal status: Owner/Operator Type: Owner/Op start date: Owner/Op end date: VAN DOUGLASS NOT REQUIRED NOT REQUIRED, ME 99999 Not reported (415) 555-1212 Private Owner Not reported Not reported NOT REQUIRED NOT REQUIRED NOT REQUIRED, ME 99999 Not reported (415) 555-1212 Private Operator Not reported Not reported Handler Activities Summary: U.S. importer of hazardous waste: No Mixed waste (haz. and radioactive): No Recycler of hazardous waste: No Transporter of hazardous waste: No Treater, storer or disposer of HW: No Underground injection activity: No On-site burner exemption: No Furnace exemption: No Used oil fuel burner: No Used oil processor: No TC3529055.2s Page 60 Map ID Direction Distance Elevation Site MAP FINDINGS EDR ID Number Database(s) EPA ID Number HARBOR BODY WORKS INC (Continued) 1000164309 User oil refiner: No Used oil fuel marketer to burner: No Used oil Specification marketer: No Used oil transfer facility: No Used oil transporter: No Violation Status: No violations found FINDS: HAZNET: Registry ID: 110002829663 Environmental Interest/Information System Year: RCRAInfo is a national information system that supports the Resource Gepaid: Conservation and Recovery Act (RCRA) program through the tracking of Contact: events and activities related to facilities that generate, transport, Telephone: and treat, store, or dispose of hazardous waste. RCRAInfo allows RCRA Mailing Name: program staff to track the notification, permit, compliance, and Mailing Address: corrective action activities required under RCRA. HAZNET: COSTA MESA, CA 92627 Year: 2011 Gepaid: CAL000296899 Contact: JAN GREENBERG Telephone: 9495483130 Mailing Name: Not reported Mailing Address: 2076 PLACENTIA AVE Mailing City,St,Zip: COSTA MESA, CA 926270000 Gen County: Not reported TSD EPA ID: CAD008252405 TSD County: Not reported Waste Category: Aqueous solution with total organic residues 10 percent or more Disposal Method: Fuel Blending Prior To Energy Recovery At Another Site Tons: 0.02085 Facility County: Orange Year: 2011 Gepaid: CAL000370220 Contact: HENRY ROMERO Telephone: 9495483130 Mailing Name: Not reported Mailing Address: 2076 PLACENTIA AVE Mailing City,St,Zip: COSTA MESA, CA 92627 Gen County: Not reported TSD EPA ID: CAD008252405 TSD County: Not reported Waste Category: Aqueous solution with total organic residues 10 percent or more Disposal Method: Fuel Blending Prior To Energy Recovery At Another Site Tons: 0.04587 Facility County: Orange Year: 2011 Gepaid: CAL000370220 Contact: HENRY ROMERO Telephone: 9495483130 Mailing Name: Not reported TC3529055.2s Page 61 Map ID 2005 MAP FINDINGS Direction Contact: JIM BATES Distance 9495483130 Mailing Name: Elevation Site 2076 PLACENTIA AVE Mailing City,St,Zip: HARBOR BODY WORKS INC (Continued) Gen County: Mailing Address: 2076 PLACENTIA AVE CAD008302903 Mailing City,St,Zip: COSTA MESA, CA 92627 Waste Category: Gen County: Not reported Not reported TSD EPA ID: CAD008252405 Facility County: TSD County: Not reported Waste Category: Unspecified solvent mixture Disposal Method: Fuel Blending Prior To Energy Recovery At Another Site Tons: 0.108 Facility County: Orange Year: 2010 Gepaid: CAL000296899 Contact: JAN GREENBERG Telephone: 9495483130 Mailing Name: Not reported Mailing Address: 2076 PLACENTIA AVE Mailing City,St,Zip: COSTA MESA, CA 92627 Gen County: Not reported TSD EPA ID: CAD008252405 TSD County: Not reported Waste Category: Aqueous solution with total organic residues 10 percent or more Disposal Method: Fuel Blending Prior To Energy Recovery At Another Site Tons: 0.09591 Facility County: Orange Year: 2005 Gepaid: CAL000222951 Contact: JIM BATES Telephone: 9495483130 Mailing Name: Not reported Mailing Address: 2076 PLACENTIA AVE Mailing City,St,Zip: COSTA MESA, CA 926270000 Gen County: Orange TSD EPA ID: CAD008302903 TSD County: Los Angeles Waste Category: Unspecified solvent mixture Disposal Method: Not reported Tons: 0.25 Facility County: Not reported Click this hyperlink while viewing on your computer to access 10 additional CA_HAZNET: record(s) in the EDR Site Report. D30 MARKEL CEMENT/FERRY CROSS PARI SSE 1971 PLACENTIA AVE < 1/8 COSTA MESA, CA 92626 0.103 mi. 545 ft. Site 5 of 8 in cluster D Relative: HIST UST: Higher Region: STATE Facility ID: 00000063313 Actual: Facility Type: Other 99 ft. Other Type: CONTRACTORS Total Tanks: 0001 Contact Name: Not reported Telephone: 7176960568 Owner Name: MESA CONSOLIDATED WATER DISTRI EDR ID Number Database(s) EPA ID Number 1000164309 HIST UST 0001576820 N/A TC3529055.2s Page 62 Map ID Direction Distance Elevation Site 31 NNW < 1/8 0.114 mi. 604 ft. Relative: Lower Actual: 92 ft. D32 SSE < 1/8 0.119 mi. 629 ft. Relative: Higher Actual: 99 ft. MAP FINDINGS MARKEL CEMENT/FERRY CROSS PARI (Continued) Owner Address: 1967 PLACENTIA AVE Owner City,St,Zip: COSTA MESA, CA 92627 Tank Num: 001 Container Num: 1 Year Installed: Not reported Tank Capacity: 00002000 Tank Used for: PRODUCT Type of Fuel: REGULAR Tank Construction: Not reported Leak Detection: None 2084 FEDERAL AVE COSTA MESA, CA 92627 EDR Historical Auto Stations: Name: FRANKS AUTO CTR Year: 2004 Address: 2084 FEDERAL AVE EDR ID Number Database(s) EPA ID Number 0001576820 EDR US Hist Auto Stat 1015316768 N/A TC3529055.2s Page 63 EDR US Hist Auto Stat 1015296823 1966 PLACENTIA AVE N/A COSTA MESA, CA 92627 Site 6 of 8 in cluster D EDR Historical Auto Stations: Name: CAR CLINIC Year: 1999 Address: 1966 PLACENTIA AVE Name: COSTA MESA GENERATOR & STARTER Year: 2001 Address: 1966 PLACENTIA AVE Name: COSTA MESA GNRTR & STRTR SHOP Year: 2002 Address: 1966 PLACENTIA AVE Name: COSTA MESA GNRTR & STRTR SHOP Year: 2003 Address: 1966 PLACENTIA AVE Name: MILLER AUTOMOTIVE Year: 2004 Address: 1966 PLACENTIA AVE Name: CAR CLINIC Year: 2005 Address: 1966 PLACENTIA AVE Name: CAR CLINIC Year: 2006 TC3529055.2s Page 63 Map ID Direction Distance Elevation Site MAP FINDINGS EDR ID Number Database(s) EPA ID Number TC3529055.2s Page 64 (Continued) 1015296823 Address: 1966 PLACENTIA AVE Name: J A J AUTO REPAIR Year: 2007 Address: 1966 PLACENTIA AVE Name: CAR CLINIC Year: 2008 Address: 1966 PLACENTIA AVE Name: CAR CLINIC Year: 2009 Address: 1966 PLACENTIA AVE Name: MILLER AUTOMOTIVE Year: 2010 Address: 1966 PLACENTIA AVE Name: J A J AUTO REPAIR Year: 2011 Address: 1966 PLACENTIA AVE Name: J A J AUTO REPAIR Year: 2012 Address: 1966 PLACENTIA AVE E33 EDR US Hist Auto Stat 1015316831 NNE 2085 PLACENTIA AVE N/A < 1/8 COSTA MESA, CA 92627 0.120 mi. 635 ft. Site 3 of 6 in cluster E Relative: EDR Historical Auto Stations: Lower Name: RELIABLE MOTORS Year: 1999 Actual: Address: 2085 PLACENTIA AVE 93 ft. Name: G & D AUTO BODY & PAINT Year: 2001 Address: 2085 PLACENTIA AVE Name: RELIABLE MOTORS Year: 2007 Address: 2085 PLACENTIA AVE Name: RELIABLE MOTORS Year: 2008 Address: 2085 PLACENTIA AVE Name: RELIABLE MOTORS Year: 2009 Address: 2085 PLACENTIA AVE Name: G & D AUTO COLLISION INC Year: 2010 Address: 2085 PLACENTIA AVE Name: FIAT SERVICE CENTER RELIABLE MOTORS TC3529055.2s Page 64 Map ID MAP FINDINGS Direction Distance Elevation Site (Continued) Year: 2011 Address: 2085 PLACENTIA AVE Name: G & D AUTO COLLISION Year: 2012 Address: 2085 PLACENTIA AVE D34 MESA CONSOLIDATED WATER DISTRICT SSE 1965 PLACENTIA AVE < 1/8 COSTA MESA, CA 92627 0.124 mi. EPA ID: 654 ft. Site 7 of 8 in cluster D Relative: RCRA-SQG EDR ID Number Database(s) EPA ID Number 1015316831 RCRA-SQG 1000686696 LUST CAD983640764 UST HAZNET Higher Date form received by agency: 09/01/1996 Facility name: MESA CONSOLIDATED WATER DISTRICT Actual: Facility address: 1965 PLACENTIA AVE 99 ft. COSTA MESA, CA 92627 EPA ID: CAD983640764 Contact: Not reported Contact address: Not reported Owner Not reported Contact country: Not reported Contact telephone: Not reported Contact email: Not reported EPA Region: Not reported Land type: Private Classification: Small Small Quantity Generator Description: Handler: generates more than 100 and less than 1000 kg of hazardous waste during any calendar month and accumulates less than 6000 kg of hazardous waste at any time; or generates 100 kg or less of hazardous waste during any calendar month, and accumulates more than 1000 kg of hazardous waste at any time Owner/Operator Summary Owner/operator name: MESA CONSOLIDATED WATER DIST Owner/operator address: 1965 PLACENTIA AVE Mixed waste (haz. and radioactive): COSTA MESA, CA 92627 Owner/operator country: Not reported Owner/operator telephone: (714) 631-1205 Legal status: Private Owner/Operator Type: Owner Owner/Op start date: Not reported Owner/Op end date: Not reported Handler Activities Summary: U.S. importer of hazardous waste: No Mixed waste (haz. and radioactive): No Recycler of hazardous waste: No Transporter of hazardous waste: No Treater, storer or disposer of HW: No Underground injection activity: No On-site burner exemption: No Furnace exemption: No Used oil fuel burner: No Used oil processor: No User oil refiner: No TC3529055.2s Page 65 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number MESA CONSOLIDATED WATER DISTRICT (Continued) 1000686696 Used oil fuel marketer to burner: No Used oil Specification marketer: No Used oil transfer facility: No Used oil transporter: No Historical Generators: Date form received by agency: 06/30/1992 Facility name: MESA CONSOLIDATED WATER DISTRICT Classification: Large Quantity Generator Violation Status: No violations found Evaluation Action Summary: Evaluation date: 08/11/1993 Evaluation: COMPLIANCE EVALUATION INSPECTION ON-SITE Area of violation: Not reported Date achieved compliance: Not reported Evaluation lead agency: State Contractor/Grantee LUST: Region: STATE Global Id: T0605900494 Latitude: 33.645617 Longitude: -117.932901 Case Type: LUST Cleanup Site Status: Completed - Case Closed Status Date: 05/21/2004 Lead Agency: ORANGE COUNTY LOP Case Worker: DB Local Agency: ORANGE COUNTY LOP RB Case Number: 083000616T LOC Case Number: 87UT157 File Location: Local Agency Warehouse Potential Media Affect: Soil Potential Contaminants of Concern: Diesel, Gasoline Site History: Not reported Click here to access the California GeoTracker records for this facility LUST: T0605900494 Global Id: T0605900494 Contact Type: Local Agency Caseworker Contact Name: DENAMARIE BAKER Organization Name: ORANGE COUNTY LOP Address: 1241 E. DYER ROAD, STE. 120 City: SANTA ANA Email: dbaker@ochca.com Phone Number: 7144336255 Global Id: T0605900494 Contact Type: Regional Board Caseworker Contact Name: CARL BERNHARDT Organization Name: SANTA ANA RWQCB (REGION 8) Address: 3737 MAIN STREET, SUITE 500 City: RIVERSIDE Email: cbernhardt@waterboards.ca.gov Phone Number: 9517824495 TC3529055.2s Page 66 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number MESA CONSOLIDATED WATER DISTRICT (Continued) 1000686696 LUST: Global Id: T0605900494 Action Type: Other Date: 01/01/1950 Action: Leak Stopped Global Id: T0605900494 Action Type: ENFORCEMENT Date: 04/15/2004 Action: Staff Letter Global Id: T0605900494 Action Type: Other Date: 01/01/1950 Action: Leak Discovery Global Id: T0605900494 Action Type: ENFORCEMENT Date: 09/15/2004 Action: Closure/No Further Action Letter Global Id: T0605900494 Action Type: ENFORCEMENT Date: 03/31/2003 Action: Staff Letter Global Id: T0605900494 Action Type: ENFORCEMENT Date: 09/23/2003 Action: Staff Letter Global Id: T0605900494 Action Type: REMEDIATION Date: 01/01/1950 Action: Excavation Global Id: T0605900494 Action Type: REMEDIATION Date: 01/01/1950 Action: Soil Vapor Extraction (SVE) Global Id: T0605900494 Action Type: Other Date: 01/01/1950 Action: Leak Reported ORANGE CO. LUST: Region: ORANGE Facility Id: 87UT157 Current Status: Certification (Case Closed) Released Substance: Diesel fuel oil and additives, Nos.1-D, 2-D, 2-4 Date Closed: 09/15/2004 Case Type: Not reported Record ID: RO0002416 TC3529055.2s Page 67 Map ID Direction Distance Elevation MAP FINDINGS Site EDR ID Number Database(s) EPA ID Number MESA CONSOLIDATED WATER DISTRICT (Continued) 1000686696 Region: ORANGE Facility Id: 87UT157 Current Status: Not reported Released Substance: Gasoline -Automotive (motor gasoline and additives), leaded & unleaded Date Closed: 09/15/2004 Case Type: Soil Only Record ID: RO0002416 UST: Facility ID: 6404 Latitude: 33.64567 Longitude: -117.93204 HAZNET: 2005 Year: 2006 Gepaid: CAL000110725 Contact: S BANCROFT, PRODUCTION SUPVR Telephone: 9495741000 Mailing Name: Not reported Mailing Address: PO BOX 5008 Mailing City,St,Zip: COSTA MESA, CA 926285008 Gen County: Orange TSD EPA ID: CAD097030993 TSD County: Los Angeles Waste Category: Other organic solids Disposal Method: Disposal, Other Tons: 0.05 Facility County: Orange Year: 2005 Gepaid: CAL000110725 Contact: S BANCROFT, PRODUCTION SUPVR Telephone: 9495741000 Mailing Name: Not reported Mailing Address: PO BOX 5008 Mailing City,St,Zip: COSTA MESA, CA 926285008 Gen County: Orange TSD EPA ID: CAD009007626 TSD County: Los Angeles Waste Category: Asbestos containing waste Disposal Method: Disposal, Land Fill Tons: 1.26 Facility County: Not reported Year: 2004 Gepaid: CAL000110725 Contact: S BANCROFT, PRODUCTION SUPVR Telephone: 9495741000 Mailing Name: Not reported Mailing Address: PO BOX 5008 Mailing City,St,Zip: COSTA MESA, CA 926285008 Gen County: Orange TSD EPA ID: CAD009007626 TSD County: Los Angeles Waste Category: Asbestos containing waste Disposal Method: Disposal, Land Fill TC3529055.2s Page 68 Map ID Direction Distance Elevation Site MAP FINDINGS EDR ID Number Database(s) EPA ID Number MESA CONSOLIDATED WATER DISTRICT (Continued) Tons: 1.26 Facility County: Not reported Year: 2003 Gepaid: CAL000110725 Contact: BILL JOHNSON, PRODUCTION SUPVR Telephone: 9495741000 Mailing Name: Not reported Mailing Address: PO BOX 5008 Mailing City,St,Zip: COSTA MESA, CA 926285008 Gen County: Orange TSD EPA ID: CAD009007626 TSD County: Orange Waste Category: Asbestos containing waste Disposal Method: Disposal, Land Fill Tons: 3.37 Facility County: Orange Year: 2003 Gepaid: CAL000110725 Contact: BILL JOHNSON, PRODUCTION SUPVR Telephone: 9495741000 Mailing Name: Not reported Mailing Address: PO BOX 5008 Mailing City,St,Zip: COSTA MESA, CA 926285008 Gen County: Orange TSD EPA ID: CAD982444481 TSD County: Orange Waste Category: Unspecified oil -containing waste Disposal Method: Transfer Station Tons: 0.25 Facility County: Orange (;lick this hyperlink while viewing on your computer to access 4 additional CA_HAZNET: record(s) in the EDR Site Report. D35 MESA CONSOLIDATED WATER DISTRI LUST SSE 1965 PLACENTIA AVE HIST UST < 1/8 COSTA MESA, CA 92627 HAZNET 0.124 mi. 654 ft. Site 8 of 8 in cluster D Relative: LUST REG 8: Higher Region: 8 County: Orange Actual: Regional Board: Santa Ana Region 99 ft. Facility Status: Case Closed Case Number: 083000616T Local Case Num: 87UT157 Case Type: Soil only Substance: 12034 , 800661 Qty Leaked: 0 Abate Method: Not reported Cross Street: Not reported Enf Type: CLOS Funding: Not reported How Discovered: Tank Closure How Stopped: Close Tank 1000686696 S105153705 N/A TC3529055.2s Page 69 Map ID CAB MAP FINDINGS Direction Lead Agency: Local Agency Distance 30000L Hydr Basin #: Elevation Site MUN Priority: MESA CONSOLIDATED WATER DISTRI (Continued) Cleanup Fund Id: Leak Cause: Unknown Not reported Leak Source: Tank Owner City,St,Zip: Global ID: T0605900494 001 How Stopped Date: 8/31/1987 Year Installed: Enter Date: Not reported Review Date: Not reported Prelim Assess: Not reported Discover Date: 8/31/1987 Enforcement Date: Not reported Close Date: 5/21/2004 Workplan: Not reported Pollution Char: Not reported Remed Plan: Not reported Remed Action: 5/2/2002 Monitoring: Not reported Enter Date: Not reported GW Qualifies: Not reported Soil Qualifies: ND Operator: Not reported Facility Contact: Not reported Interim: Not reported Oversite Program: LUST Latitude: 33.6456793 Longitude: -117.9321584 MTBE Date: Not reported Max MTBE GW: Not reported MTBE Concentration: 0 Max MTBE Soil: 0 MTBE Fuel: 0 MTBE Tested: MTBE Detected. Site tested for MTBE & MTBE detected MTBE Class: Staff: CAB Staff Initials: AR Lead Agency: Local Agency Local Agency: 30000L Hydr Basin #: Not reported Beneficial: MUN Priority: Not reported Cleanup Fund Id: Not reported Work Suspended: Not reported Summary: Not reported HIST UST: Region: STATE Facility ID: 00000032613 Facility Type: Other Other Type: WATER DISTRICT Total Tanks: 0004 Contact Name: MR. RON WINSLOW Telephone: 7147545398 Owner Name: MESA CONSOLIDATED WATER DISTRI Owner Address: 1965 PLACENTIA AVENUE Owner City,St,Zip: COSTA MESA, CA 92627 Tank Num: 001 Container Num: 001 Year Installed: 1978 EDR ID Number Database(s) EPA ID Number S105153705 TC3529055.2s Page 70 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number MESA CONSOLIDATED WATER DISTRI (Continued) S105153705 Tank Capacity: 00006000 Tank Used for: PRODUCT Type of Fuel: UNLEADED Tank Construction: Not reported Leak Detection: Stock Inventor Tank Num: 002 Container Num: 002 Year Installed: 1978 Tank Capacity: 00006000 Tank Used for: PRODUCT Type of Fuel: UNLEADED Tank Construction: Not reported Leak Detection: Stock Inventor Tank Num: 003 Container Num: 003 Year Installed: 1978 Tank Capacity: 00002000 Tank Used for: PRODUCT Type of Fuel: DIESEL Tank Construction: Not reported Leak Detection: Stock Inventor Tank Num: 004 Container Num: 004 Year Installed: 1978 Tank Capacity: 00000550 Tank Used for: WASTE Type of Fuel: WASTE OIL Tank Construction: Not reported Leak Detection: None HAZNET: Year: 2011 Gepaid: CAL000110725 Contact: S BANCROFT, PRODUCTION SUPVR Telephone: 9495741000 Mailing Name: Not reported Mailing Address: 1965 PLACENTIA AVE Mailing City,St,Zip: COSTA MESA, CA 926273420 Gen County: Not reported TSD EPA ID: CAD028409019 TSD County: Not reported Waste Category: Off-specification, aged or surplus inorganics Disposal Method: Storage, Bulking, And/Or Transfer Off Site--No Treatment/Reovery (H010-H129)Or(H131-H135) Tons: 3.64875 Facility County: Orange Year: 2010 Gepaid: CAL000110725 Contact: S BANCROFT, PRODUCTION SUPVR Telephone: 9495741000 Mailing Name: Not reported Mailing Address: 1965 PLACENTIA AVE Mailing City,St,Zip: COSTA MESA, CA 926273420 TC3529055.2s Page 71 Map ID Direction Distance Elevation E36 NNE 1/8-1/4 0.134 mi. 710 ft. MAP FINDINGS Site EDR ID Number Database(s) EPA ID Number MESA CONSOLIDATED WATER DISTRI (Continued) Gen County: Not reported TSD EPA ID: CAD097030993 TSD County: Not reported Waste Category: Other organic solids Disposal Method: Storage, Bulking, And/Or Transfer Off Site --No Treatment/Reovery (H010-H129)Or(H131-H135) Tons: 0.25 Facility County: Orange NJ FIBERGLAS 2090-B PLACENTINA AVE COSTA MESA, CA 92627 Site 4 of 6 in cluster E Relative: RCRA-SQG S105153705 RCRA-SQG 1000229143 FINDS CAD981674666 HAZNET Lower Date form received by agency: 10/03/1986 Facility name: NJ FIBERGLAS Actual: Facility address: 2090-B PLACENTINA AVE 93 ft. COSTA MESA, CA 92627 EPA ID: CAD981674666 Mailing address: PLACENTINA AVE COSTA MESA, CA 92627 Contact: ENVIRONMENTAL MANAGER Contact address: 2090 B PLACENTINA AVE COSTA MESA, CA 92627 Contact country: US Contact telephone: (714) 646-4166 Contact email: Not reported EPA Region: Not reported Classification: Small Small Quantity Generator Description: Handler: generates more than 100 and less than 1000 kg of hazardous waste during any calendar month and accumulates less than 6000 kg of hazardous waste at any time; or generates 100 kg or less of hazardous waste during any calendar month, and accumulates more than 1000 kg of hazardous waste at any time Owner/Operator Summary: Owner/operator name: Owner/operator address Owner/operator country: Owner/operator telephone Legal status: Owner/Operator Type: Owner/Op start date: Owner/Op end date: Owner/operator name: Owner/operator address Owner/operator country: Owner/operator telephone Legal status: Owner/Operator Type: Owner/Op start date: Owner/Op end date: NOREK JAMES J NOT REQUIRED NOT REQUIRED, ME 99999 Not reported (415) 555-1212 Private Owner Not reported Not reported NOT REQUIRED NOT REQUIRED NOT REQUIRED, ME 99999 Not reported (415) 555-1212 Private Operator Not reported Not reported TC3529055.2s Page 72 Map ID MAP FINDINGS Direction Distance Elevation Site NJ FIBERGLAS (Continued) Handler Activities Summary: 2001 U.S. importer of hazardous waste: No Mixed waste (haz. and radioactive): No Recycler of hazardous waste: No Transporter of hazardous waste: No Treater, storer or disposer of HW: No Underground injection activity: No On-site burner exemption: No Furnace exemption: No Used oil fuel burner: No Used oil processor: No User oil refiner: No Used oil fuel marketer to burner: No Used oil Specification marketer: No Used oil transfer facility: No Used oil transporter: No Violation Status FINDS: Registry ID No violations found 110002746360 EDR ID Number Database(s) EPA ID Number Environmental Interest/Information System California Hazardous Waste Tracking System - Datamart (HWTS-DATAMART) provides California with information on hazardous waste shipments for generators, transporters, and treatment, storage, and disposal facilities. RCRAInfo is a national information system that supports the Resource Conservation and Recovery Act (RCRA) program through the tracking of events and activities related to facilities that generate, transport, and treat, store, or dispose of hazardous waste. RCRAInfo allows RCRA program staff to track the notification, permit, compliance, and corrective action activities required under RCRA. HAZNET: 2001 Year: 2002 Gepaid: CAD981674666 Contact: JAMES J NOREK OWNER Telephone: 7146464166 Mailing Name: Not reported Mailing Address: 2090-B PLACENTINA AVE Mailing City,St,Zip: COSTA MESA, CA 926270000 Gen County: Orange TSD EPA ID: Not reported TSD County: Los Angeles Waste Category: Oxygenated solvents (acetone, butanol, ethyl acetate, etc.) Disposal Method: Recycler Tons: 0.66 Facility County: Not reported Year: 2001 Gepaid: CAD981674666 Contact: JAMES J NOREK OWNER Telephone: 7146464166 1000229143 TC3529055.2s Page 73 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number NJ FIBERGLAS (Continued) 1000229143 Mailing Name: Not reported Mailing Address: 2090-B PLACENTINA AVE Mailing City,St,Zip: COSTA MESA, CA 926270000 Gen County: Orange TSD EPA ID: Not reported TSD County: Los Angeles Waste Category: Oxygenated solvents (acetone, butanol, ethyl acetate, etc.) Disposal Method: Recycler Tons: 0.68 Facility County: Not reported Year: 2001 Gepaid: CAD981674666 Contact: JAMES J NOREK OWNER Telephone: 7146464166 Mailing Name: Not reported Mailing Address: 2090-B PLACENTINA AVE Mailing City,St,Zip: COSTA MESA, CA 926270000 Gen County: Orange TSD EPA ID: Not reported TSD County: Los Angeles Waste Category: Oxygenated solvents (acetone, butanol, ethyl acetate, etc.) Disposal Method: Recycler Tons: 0.22 Facility County: Not reported Year: 2000 Gepaid: CAD981674666 Contact: JAMES J NOREK Telephone: 7144965091 Mailing Name: Not reported Mailing Address: 2090 PLACENTIA AVE # B Mailing City,St,Zip: COSTA MESA, CA 926270000 Gen County: Orange TSD EPA ID: CAD089446710 TSD County: Los Angeles Waste Category: Oxygenated solvents (acetone, butanol, ethyl acetate, etc.) Disposal Method: Transfer Station Tons: .2293 Facility County: Orange Year: 1999 Gepaid: CAD981674666 Contact: JAMES J NOREK Telephone: 7144965091 Mailing Name: Not reported Mailing Address: 2090 PLACENTIA AVE # B Mailing City,St,Zip: COSTA MESA, CA 926270000 Gen County: Orange TSD EPA ID: CAD089446710 TSD County: Los Angeles Waste Category: Oxygenated solvents (acetone, butanol, ethyl acetate, etc.) Disposal Method: Transfer Station Tons: 0.4586 Facility County: Orange TC3529055.2s Page 74 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number NJ FIBERGLAS (Continued) 1000229143 Clock this h gnarlink while viewing on your computer to access 1 additional CA_HAZNET: record(s) in the EDR Site Report. E37 C AND F EDR US Hist Auto Stat 1015317683 NNE 2090 PLACENTIA AVE N/A 1/8-1/4 COSTA MESA, CA 92627 HAZNET 0.134 mi. 710 ft. Site 5 of 6 in cluster E Relative: EDR Historical Auto Stations: Lower Name: C & F AUTO Year: 1999 Actual: Address: 2090 PLACENTIA AVE 93 ft. COSTA MESA, CA 92627 Name: SMOG CHECK STATIONS COSTA MESA Year: 2001 Address: 2090 PLACENTIA AVE Name: C & F AUTO Year: 2002 Address: 2090 PLACENTIA AVE Name: C & F AUTO Year: 2003 Address: 2090 PLACENTIA AVE Name: C & F AUTO Year: 2010 Address: 2090 PLACENTIA AVE Name: SMOG CHECK STATIONS Year: 2011 Address: 2090 PLACENTIA AVE E38 C AND F RCRA-SQG 1000905536 NNE 2090 PLACENTIA FINDS CA0000840892 1/8-1/4 COSTA MESA, CA 92627 HAZNET 0.134 mi. 710 ft. Site 6 of 6 in cluster E Relative: RCRA-SQG: Lower Date form received by agency: 09/22/1994 Facility name: C AND F Actual: Facility address: 2090 PLACENTIA 93 ft. COSTA MESA, CA 92627 EPA ID: CA0000840892 Mailing address: PLACENTIA COSTA MESA, CA 92627 Contact: PAUL FRECH Contact address: 2090 PLACENTIA COSTA MESA, CA 92627 Contact country: US Contact telephone: (714) 646-6910 Contact email: Not reported EPA Region: Not reported Classification: Small Small Quantity Generator TC3529055.2s Page 75 Map ID Direction Distance Elevation MAP FINDINGS Site EDR ID Number Database(s) EPA ID Number C AND F (Continued) 1000905536 Description: Handler: generates more than 100 and less than 1000 kg of hazardous waste during any calendar month and accumulates less than 6000 kg of hazardous waste at any time; or generates 100 kg or less of hazardous waste during any calendar month, and accumulates more than 1000 kg of hazardous waste at any time Owner/Operator Summary: Owner/operator name: Owner/operator address Owner/operator country: Owner/operator telephone: Legal status: Owner/Operator Type: Owner/Op start date: Owner/Op end date: PAULFRECH 2090 PLACENTIA COSTA MESA, CA 92627 Not reported (714)646-6910 Private Owner Not reported Not reported Handler Activities Summary: U.S. importer of hazardous waste: No Mixed waste (haz. and radioactive): No Recycler of hazardous waste: No Transporter of hazardous waste: No Treater, storer or disposer of HW: No Underground injection activity: No On-site burner exemption: No Furnace exemption: No Used oil fuel burner: No Used oil processor: No User oil refiner: No Used oil fuel marketer to burner: No Used oil Specification marketer: No Used oil transfer facility: No Used oil transporter: No Violation Status FINDS: Registry ID: No violations found IifIfililyt O)"ZI11 Environmental Interest/information System California Hazardous Waste Tracking System - Datamart (HWTS-DATAMART) provides California with information on hazardous waste shipments for generators, transporters, and treatment, storage, and disposal facilities. RCRAInfo is a national information system that supports the Resource Conservation and Recovery Act (RCRA) program through the tracking of events and activities related to facilities that generate, transport, and treat, store, or dispose of hazardous waste. RCRAInfo allows RCRA program staff to track the notification, permit, compliance, and corrective action activities required under RCRA. HAZNET: Year: 1998 TC3529055.2s Page 76 Map ID Direction Distance Elevation Site 39 East 1/8-1/4 0.135 mi. 711 ft. Relative: Lower Actual: 95 ft. F40 SSE 1/8-1/4 0.138 mi. 730 ft. Relative: Higher Actual: 100 ft. C AND F (Continued) Gepaid: Contact: Telephone: Mailing Name: Mailing Address: Mailing City,St,Zip: Gen County: TSD EPA ID: TSD County: Waste Category: Disposal Method: Tons: Facility County: Year: Gepaid: Contact: Telephone: Mailing Name: Mailing Address: Mailing City,St,Zip: Gen County: TSD EPA ID: TSD County: Waste Category: Disposal Method: Tons: Facility County: 2014 WALLACE AVE COSTA MESA, CA 92627 MAP FINDINGS CA0000840892 PAULFRECH 7146466910 Not reported 2090 PLACENTIA AVE COSTA MESA, CA 926273406 Orange CAD008302903 Los Angeles Waste oil and mixed oil Recycler .4587 Orange 1995 CA0000840892 PAULFRECH 7146466910 Not reported 2090 PLACENTIA AVE COSTA MESA, CA 926273406 Orange CAD093459485 Fresno Unspecified solvent mixture Transfer Station .0166 Orange EDR Historical Auto Stations: Name: HIGH PLAINS TRANSMISSION LLC Year: 2004 Address: 2014 WALLACE AVE 1958 PLACENTIA AVE COSTA MESA, CA 92627 Site 1 of 7 in cluster F EDR Historical Auto Stations: Name: HEINZ FOREIGN CAR SERVICE Year: 1999 Address: 1958 PLACENTIA AVE EDR ID Number Database(s) EPA ID Number 1000905536 EDR US Hist Auto Stat 1015306646 N/A EDR US Hist Auto Stat 1015296237 N/A TC3529055.2s Page 77 Map ID Direction Distance Elevation Site MAP FINDINGS EDR ID Number Database(s) EPA ID Number F41 CRISSMANS RENTALS Global Id: HIST CORTESE 0001576875 SSE 1954 PLACENTIA AVE Contact Name: LUST N/A 1/8-1/4 COSTA MESA, CA 92627 Address: UST 0.152 mi. RIVERSIDE Email: HIST UST 800 ft. Site 2 of 7 in cluster F Relative: CORTESE: Higher Region: CORTESE Facility County Code: 30 Actual: Reg By: LTNKA 100 ft. Reg Id: 083001444T LUST: Region: STATE Global Id: T0605901094 Latitude: 33.6453253 Longitude: -117.9318904 Case Type: LUST Cleanup Site Status: Completed - Case Closed Status Date: 01/31/1990 Lead Agency: ORANGE COUNTY LOP Case Worker: DB Local Agency: ORANGE COUNTY LOP RB Case Number: 083001444T LOC Case Number: 89UT212 File Location: Local Agency Potential Media Affect: Soil Potential Contaminants of Concern: Gasoline Site History: Not reported Click here to access the California GeoTracker records for this facility LUST: T0605901094 Global Id: T0605901094 Contact Type: Regional Board Caseworker Contact Name: PATRICIA HANNON Organization Name: SANTA ANA RWQCB (REGION 8) Address: 3737 MAIN STREET, SUITE 500 City: RIVERSIDE Email: phannon@waterboards.ca.gov Phone Number: Not reported Global Id: T0605901094 Contact Type: Local Agency Caseworker Contact Name: DENAMARIE BAKER Organization Name: ORANGE COUNTY LOP Address: 1241 E. DYER ROAD, STE. 120 City: SANTA ANA Email: dbaker@ochca.com Phone Number: 7144336255 LUST: Global Id: T0605901094 Action Type: Other Date: 01/01/1950 Action: Leak Discovery Global Id: T0605901094 Action Type: Other TC3529055.2s Page 78 Map ID Direction Distance Elevation MAP FINDINGS Site EDR ID Number Database(s) EPA ID Number CRISSMANS RENTALS (Continued) 0001576875 Date: 01/01/1950 Action: Leak Reported ORANGE CO. LUST: Region: ORANGE Facility Id: 89UT212 Current Status: Certification (Case Closed) Released Substance: Gasoline -Automotive (motor gasoline and additives), leaded & unleaded Date Closed: 01/31/1990 Case Type: Soil Only Record ID: RO0001760 LUST REG 8: Region: 8 County: Orange Regional Board: Santa Ana Region Facility Status: Case Closed Case Number: 083001444T Local Case Num: 89UT212 Case Type: Soil only Substance: Gasoline Qty Leaked: 0 Abate Method: Not reported Cross Street: Not reported Enf Type: Not reported Funding: Not reported How Discovered: Tank Closure How Stopped: Close Tank Leak Cause: Unknown Leak Source: Unknown Global ID: T0605901094 How Stopped Date: 9/9/9999 Enter Date: Not reported Review Date: Not reported Prelim Assess: Not reported Discover Date: 11/10/1989 Enforcement Date: Not reported Close Date: 1/31/1990 Workplan: Not reported Pollution Char: Not reported Remed Plan: Not reported Remed Action: Not reported Monitoring: Not reported Enter Date: Not reported GW Qualifies: Not reported Soil Qualifies: Not reported Operator: Not reported Facility Contact: Not reported Interim: Not reported Oversite Program: LUST Latitude: 33.6453253 Longitude: -117.9318904 MTBE Date: Not reported Max MTBE GW: Not reported MTBE Concentration: 0 TC3529055.2s Page 79 Map ID MAP FINDINGS Direction Distance Elevation Site CRISSMANS RENTALS (Continued) Max MTBE Soil: MTBE Fuel: MTBE Tested: MTBE Class: Staff: Staff Initials: Lead Agency: Local Agency: Hydr Basin #: Beneficial: Priority: Cleanup Fund Id: Work Suspended Summary: UST: Facility ID: Latitude: Longitude: HIST UST: Region: Facility ID: Facility Type: Other Type: Total Tanks: Contact Name: Telephone: Owner Name: Owner Address: Owner City,St,Zip: Not reported 1 Site NOT Tested for MTBE.Includes Unknown and Not Analyzed. PAH AR Local Agency 30000L Not reported MUN Not reported Not reported Not reported Not reported 6402 33.64537 -117.932 Tank Num: Container Num: Year Installed: Tank Capacity: Tank Used for: Type of Fuel: Tank Construction: Leak Detection: Tank Num: Container Num: Year Installed: Tank Capacity: Tank Used for: Type of Fuel: Tank Construction: Leak Detection: Tank Num: Container Num Year Installed: Tank Capacity: Tank Used for: Type of Fuel: STATE 00000021866 Other RENTAL 0004 DEAN CRISSMAN 7145453322 CRISSMAN'S RENTALS INC. 1954 PLACENTIA AVENUE COSTA MESA, CA 92627 001 1 1980 00005000 PRODUCT REGULAR Not reported Stock Inventor 002 2 1980 00003000 PRODUCT UNLEADED Not reported Stock Inventor 003 3 1980 00002000 PRODUCT PREMIUM EDR ID Number Database(s) EPA ID Number 0001576875 TC3529055.2s Page 80 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number CRISSMANS RENTALS (Continued) 0001576875 Tank Construction: Not reported Leak Detection: Stock Inventor Tank Num: 004 Container Num: 4 Year Installed: 1980 Tank Capacity: 00002000 Tank Used for: PRODUCT Type of Fuel: DIESEL Tank Construction: Not reported Leak Detection: Stock Inventor F42 MARX SERVICE MERCEDES RCRA-SQG 1000439027 SSE 1950 PLACENTIA FINDS CAD982374522 1/8-1/4 COSTA MESA, CA 92627 0.157 mi. 831 ft. Site 3 of 7 in cluster F Relative: RCRA-SQG Higher Date form received by agency: 09/01/1996 Facility name: MARX SERVICE MERCEDES Actual: Facility address: 1950 PLACENTIA 100 ft. COSTA MESA, CA 92627 EPA ID: CAD982374522 Contact: Not reported Contact address: Not reported Not reported Contact country: Not reported Contact telephone: Not reported Contact email: Not reported EPA Region: Not reported Land type: Facility is not located on Indian land. Additional information is not known. Classification: Small Small Quantity Generator Description: Handler: generates more than 100 and less than 1000 kg of hazardous waste during any calendar month and accumulates less than 6000 kg of hazardous waste at any time; or generates 100 kg or less of hazardous waste during any calendar month, and accumulates more than 1000 kg of hazardous waste at any time Owner/Operator Summary: Owner/operator name: Owner/operator address Owner/operator country: Owner/operator telephone Legal status: Owner/Operator Type: Owner/Op start date: Owner/Op end date: Owner/operator name: Owner/operator address Owner/operator country: Owner/operator telephone Legal status: Owner/Operator Type: STEVE MARX NOT REQUIRED NOT REQUIRED, ME 99999 Not reported (415) 555-1212 Private Owner Not reported Not reported NOT REQUIRED NOT REQUIRED NOT REQUIRED, ME 99999 Not reported (415) 555-1212 Private Operator TC3529055.2s Page 81 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number MARX SERVICE MERCEDES (Continued) 1000439027 Owner/Op start date: Not reported Owner/Op end date: Not reported Handler Activities Summary: U.S. importer of hazardous waste: No Mixed waste (haz. and radioactive): No Recycler of hazardous waste: No Transporter of hazardous waste: No Treater, storer or disposer of HW: No Underground injection activity: No On-site burner exemption: No Furnace exemption: No Used oil fuel burner: No Used oil processor: No User oil refiner: No Used oil fuel marketer to burner: No Used oil Specification marketer: No Used oil transfer facility: No Used oil transporter: No Historical Generators: Date form received by agency: 03/03/1988 Facility name: MARX SERVICE MERCEDES Classification: Large Quantity Generator Violation Status: No violations found Evaluation Action Summary: Evaluation date: 09/29/1994 Evaluation: COMPLIANCE EVALUATION INSPECTION ON-SITE Area of violation: Not reported Date achieved compliance: Not reported Evaluation lead agency: State Contractor/Grantee FINDS: Registry ID: 110002803672 Environmental Interest/Information System California Hazardous Waste Tracking System - Datamart (HWTS-DATAMART) provides California with information on hazardous waste shipments for generators, transporters, and treatment, storage, and disposal facilities. RCRAInfo is a national information system that supports the Resource Conservation and Recovery Act (RCRA) program through the tracking of events and activities related to facilities that generate, transport, and treat, store, or dispose of hazardous waste. RCRAInfo allows RCRA program staff to track the notification, permit, compliance, and corrective action activities required under RCRA. TC3529055.2s Page 82 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number F43 COLGAN CUSTOM MFG RCRA-SQG 1000232649 SSE 1945-B PLACENTIA AVE FINDS CAD981650963 1/8-1/4 COSTA MESA, CA 92627 0.172 mi. 906 ft. Site 4 of 7 in cluster F Relative: RCRA-SQG Higher Date form received by agency: 09/01/1996 Facility name: COLGAN CUSTOM MFG Actual: Facility address: 1945-B PLACENTIA AVE 101 ft. COSTA MESA, CA 92627 EPA ID: CAD981650963 Mailing address: PLACENTIA AVE No COSTA MESA, CA 92627 Contact: Not reported Contact address: Not reported No Not reported Contact country: Not reported Contact telephone: Not reported Contact email: Not reported EPA Region: Not reported Classification: Small Small Quantity Generator Description: Handler: generates more than 100 and less than 1000 kg of hazardous waste during any calendar month and accumulates less than 6000 kg of hazardous waste at any time; or generates 100 kg or less of hazardous waste during any calendar month, and accumulates more than 1000 kg of hazardous waste at any time Owner/Operator Summary: Owner/operator name: Owner/operator address Owner/operator country: Owner/operator telephone Legal status: Owner/Operator Type: Owner/Op start date: Owner/Op end date: Owner/operator name: Owner/operator address Owner/operator country: Owner/operator telephone Legal status: Owner/Operator Type: Owner/Op start date: Owner/Op end date: NOT REQUIRED NOT REQUIRED NOT REQUIRED, ME 99999 Not reported (415) 555-1212 Private Operator Not reported Not reported COLGAN BILLIE NOT REQUIRED NOT REQUIRED, ME 99999 Not reported (415) 555-1212 Private Owner Not reported Not reported Handler Activities Summary: U.S. importer of hazardous waste: No Mixed waste (haz. and radioactive): No Recycler of hazardous waste: No Transporter of hazardous waste: No Treater, storer or disposer of HW: No Underground injection activity: No On-site burner exemption: No Furnace exemption: No TC3529055.2s Page 83 Map ID MAP FINDINGS Direction Distance Elevation Site COLGAN CUSTOM MFG (Continued) Used oil fuel burner: No Used oil processor: No User oil refiner: No Used oil fuel marketer to burner: No Used oil Specification marketer: No Used oil transfer facility: No Used oil transporter: No Violation Status FINDS: Registry ID No violations found 110002737502 Environmental Interest/Information System EDR ID Number Database(s) EPA ID Number RCRAInfo is a national information system that supports the Resource Conservation and Recovery Act (RCRA) program through the tracking of events and activities related to facilities that generate, transport, and treat, store, or dispose of hazardous waste. RCRAInfo allows RCRA program staff to track the notification, permit, compliance, and corrective action activities required under RCRA. F44 PROTOTYPE CONCEPTS INC SSE 1945 PLACENTIA AVE 1/8-1/4 COSTA MESA, CA 92627 0.172 mi. EPA ID: 906 ft. Site 5 of 7 in cluster F Relative: RCRA NonGen / NLR 1000232649 RCRA NonGen / NLR 1000418052 FINDS CAD982479917 Higher Date form received by agency: 07/24/2001 Facility name: PROTOTYPE CONCEPTS INC Actual: Facility address: 1945 PLACENTIA AVE 101 ft. COSTA MESA, CA 92627 EPA ID: CAD982479917 Mailing address: 1945 PLACENTIA AVE UNIT D Private COSTA MESA, CA 92627 Contact: PETER MORLEY Contact address: 12621 WESTERN AVE Not reported GARDEN GROVE, CA 92841 Contact country: US Contact telephone: (714) 894-5100 Contact email: Not reported EPA Region: Not reported Classification: Non -Generator Description: Handler: Non -Generators do not presently generate hazardous waste Owner/Operator Summary Owner/operator name: COVE DEVELOPMENT Owner/operator address: NOT REQUIRED NOT REQUIRED, ME 99999 Owner/operator country: Not reported Owner/operator telephone: (415) 555-1212 Legal status: Private Owner/Operator Type: Owner Owner/Op start date: Not reported Owner/Op end date: Not reported TC3529055.2s Page 84 Map ID MAP FINDINGS Direction Distance Elevation Site PROTOTYPE CONCEPTS INC (Continued) Owner/operator name: Owner/operator address Owner/operator country: Owner/operator telephone Legal status: Owner/Operator Type: Owner/Op start date: Owner/Op end date: NOT REQUIRED NOT REQUIRED NOT REQUIRED, ME 99999 Not reported (415) 555-1212 Private Operator Not reported Not reported Handler Activities Summary: U.S. importer of hazardous waste: No Mixed waste (haz. and radioactive): No Recycler of hazardous waste: No Transporter of hazardous waste: No Treater, storer or disposer of HW: No Underground injection activity: No On-site burner exemption: No Furnace exemption: No Used oil fuel burner: No Used oil processor: No User oil refiner: No Used oil fuel marketer to burner: No Used oil Specification marketer: No Used oil transfer facility: No Used oil transporter: No Historical Generators: Date form received by agency: 09/01/1996 Facility name: PROTOTYPE CONCEPTS INC Classification: Small Quantity Generator Violation Status FINDS: Registry ID No violations found 110001171767 Environmental Interest/Information System US EPA TRIS (Toxics Release Inventory System) contains information from facilities on the amounts of over 300 listed toxic chemicals that these facilities release directly to air, water, land, or that are transported off-site. EDR ID Number Database(s) EPA ID Number RCRAInfo is a national information system that supports the Resource Conservation and Recovery Act (RCRA) program through the tracking of events and activities related to facilities that generate, transport, and treat, store, or dispose of hazardous waste. RCRAInfo allows RCRA program staff to track the notification, permit, compliance, and corrective action activities required under RCRA. 1000418052 TC3529055.2s Page 85 Map ID Direction Distance Elevation Site MAP FINDINGS EDR ID Number Database(s) EPA ID Number 45 EDR US Hist Auto Stat 1015631317 NNE 777 HAMILTON ST N/A 1/8-1/4 COSTA MESA, CA 92627 0.174 mi. 920 ft. Relative: EDR Historical Auto Stations: Lower Name: KELLYS AUTO CARE Year: 1999 Actual: Address: 777 HAMILTON ST 92 ft. Name: KELLYS AUTO CARE Year: 2001 Address: 777 HAMILTON ST Name: KELLYS AUTO CARE Year: 2002 Address: 777 HAMILTON ST Name: KELLYS AUTO CARE Year: 2003 Address: 777 HAMILTON ST Name: KELLYS AUTO CARE Year: 2004 Address: 777 HAMILTON ST Name: KELLYS AUTO CARE Year: 2005 Address: 777 HAMILTON ST Name: KELLYS AUTO CARE Year: 2006 Address: 777 HAMILTON ST Name: KELLYS AUTO CARE Year: 2007 Address: 777 HAMILTON ST Name: KELLYS AUTO CARE Year: 2008 Address: 777 HAMILTON ST Name: KELLYS AUTO CARE Year: 2009 Address: 777 HAMILTON ST Name: KELLYS AUTO CARE Year: 2010 Address: 777 HAMILTON ST Name: KELLYS AUTO CARE Year: 2011 Address: 777 HAMILTON ST Name: KELLYS AUTO CARE Year: 2012 Address: 777 HAMILTON ST TC3529055.2s Page 86 Map ID Facility name: MAP FINDINGS Actual: Facility address: 1940 PLACENTIA AVE 101 ft. Direction EPA ID: CAD982010472 Contact: ENVIRONMENTAL MANAGER Contact address: 1940 PLACENTIA AVE No Distance Contact country: US EDR ID Number Elevation Site Database(s) EPA ID Number Not reported Classification: Small Small Quantity Generator F46 EUROPEAN MOTOR CAR WORKS RCRA-SQG 1000340141 SSE 1940 PLACENTIA AVE FINDS CAD982010472 1/8-1/4 COSTA MESA, CA 92627 HAZNET 0.181 mi. EMI 958 ft. Site 6 of 7 in cluster F Relative: RCRA-SQG Higher Date form received by agency: 07/06/1987 Facility name: EUROPEAN MOTOR CAR WORKS Actual: Facility address: 1940 PLACENTIA AVE 101 ft. COSTA MESA, CA 92626 EPA ID: CAD982010472 Contact: ENVIRONMENTAL MANAGER Contact address: 1940 PLACENTIA AVE No COSTA MESA, CA 92626 Contact country: US Contact telephone: (714) 645-7132 Contact email: Not reported EPA Region: Not reported Classification: Small Small Quantity Generator Description: Handler: generates more than 100 and less than 1000 kg of hazardous waste during any calendar month and accumulates less than 6000 kg of hazardous waste at any time; or generates 100 kg or less of hazardous waste during any calendar month, and accumulates more than 1000 kg of hazardous waste at any time Owner/Operator Summary: Owner/operator name: Owner/operator address Owner/operator country: Owner/operator telephone Legal status: Owner/Operator Type: Owner/Op start date: Owner/Op end date: Owner/operator name: Owner/operator address Owner/operator country: Owner/operator telephone Legal status: Owner/Operator Type: Owner/Op start date: Owner/Op end date: KAYUEN YEUNG NOT REQUIRED NOT REQUIRED, ME 99999 Not reported (415) 555-1212 Private Owner Not reported Not reported NOT REQUIRED NOT REQUIRED NOT REQUIRED, ME 99999 Not reported (415) 555-1212 Private Operator Not reported Not reported Handler Activities Summary: U.S. importer of hazardous waste: No Mixed waste (haz. and radioactive): No Recycler of hazardous waste: No Transporter of hazardous waste: No Treater, storer or disposer of HW: No Underground injection activity: No On-site burner exemption: No Furnace exemption: No Used oil fuel burner: No Used oil processor: No TC3529055.2s Page 87 Map ID Direction Distance Elevation Site MAP FINDINGS EDR ID Number Database(s) EPA ID Number EUROPEAN MOTORCAR WORKS (Continued) 1000340141 User oil refiner: No Used oil fuel marketer to burner: No Used oil Specification marketer: No Used oil transfer facility: No Used oil transporter: No Violation Status: No violations found FINDS: Registry ID: 110002775480 Environmental Interest/Information System Year: RCRAInfo is a national information system that supports the Resource Gepaid: Conservation and Recovery Act (RCRA) program through the tracking of Contact: events and activities related to facilities that generate, transport, Telephone: and treat, store, or dispose of hazardous waste. RCRAInfo allows RCRA Mailing Name: program staff to track the notification, permit, compliance, and Mailing Address: corrective action activities required under RCRA. HAZNET: COSTA MESA, CA 926270000 Year: 2011 Gepaid: CAL000276508 Contact: STEVE O'SULLIVAN/OWNER,PARTNER Telephone: 9496315100 Mailing Name: Not reported Mailing Address: 1940 PLACENTIA AVE Mailing City,St,Zip: COSTA MESA, CA 926270000 Gen County: Not reported TSD EPA ID: CAD008252405 TSD County: Not reported Waste Category: Waste oil and mixed oil Disposal Method: Fuel Blending Prior To Energy Recovery At Another Site Tons: 0.209 Facility County: Orange Year: 2011 Gepaid: CAL000276508 Contact: STEVE O'SULLIVAN/OWNER,PARTNER Telephone: 9496315100 Mailing Name: Not reported Mailing Address: 1940 PLACENTIA AVE Mailing City,St,Zip: COSTA MESA, CA 926270000 Gen County: Not reported TSD EPA ID: CAD008252405 TSD County: Not reported Waste Category: Aqueous solution with total organic residues 10 percent or more Disposal Method: Fuel Blending Prior To Energy Recovery At Another Site Tons: 0.22935 Facility County: Orange Year: 1993 Gepaid: CAD982010472 Contact: KAYUEN YEUNG Telephone: 7146457132 Mailing Name: Not reported TC3529055.2s Page 88 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number EUROPEAN MOTORCAR WORKS (Continued) 1000340141 Mailing Address: 1940 PLACENTIA AVE Mailing City,St,Zip: COSTA MESA, CA 926273421 Gen County: Orange TSD EPA ID: CAD008252405 TSD County: Los Angeles Waste Category: Unspecified solvent mixture Disposal Method: Not reported Tons: .0834 Facility County: Orange Year: 1993 Gepaid: CAD982010472 Contact: KAYUEN YEUNG Telephone: 7146457132 Mailing Name: Not reported Mailing Address: 1940 PLACENTIA AVE Mailing City,St,Zip: COSTA MESA, CA 926273421 Gen County: Orange TSD EPA ID: CAD008252405 TSD County: Los Angeles Waste Category: Unspecified solvent mixture Disposal Method: Recycler Tons: .1459 Facility County: Orange Year: 1993 Gepaid: CAL000036438 Contact: YEUNG KAYUEN Telephone: 0000000000 Mailing Name: Not reported Mailing Address: 1940 PLACENTIA Mailing City,St,Zip: COSTA MESA, CA 926270000 Gen County: Orange TSD EPA ID: CAT000613893 TSD County: Los Angeles Waste Category: Oxygenated solvents (acetone, butanol, ethyl acetate, etc.) Disposal Method: Not reported Tons: .0480 Facility County: Orange Click this hyperlink while viewing on your computer to access additional CA_HAZNET: detail in the EDR Site Report. EMI: Year: 1987 County Code: 30 Air Basin: SC Facility ID: 10858 Air District Name: SC SIC Code: 7538 Air District Name: SOUTH COAST AQMD Community Health Air Pollution Info System: Not reported Consolidated Emission Reporting Rule: Not reported Total Organic Hydrocarbon Gases Tons/Yr: 1 Reactive Organic Gases Tons/Yr: 1 Carbon Monoxide Emissions Tons/Yr: 0 NOX - Oxides of Nitrogen Tons/Yr: 0 TC3529055.2s Page 89 Map ID MAP FINDINGS Direction Distance Elevation Site F47 SSE 1/8-1/4 0.181 mi 958 ft. Relative: Higher Actual: 101 ft. EUROPEAN MOTORCAR WORKS (Continued) SOX - Oxides of Sulphur Tons/Yr: 0 Particulate Matter Tons/Yr: 0 Part. Matter 10 Micrometers & Smllr Tons/Yr: 0 EDR ID Number Database(s) EPA ID Number 1000340141 EDR US Hist Auto Stat 1015294722 N/A 1940 PLACENTIA AVE COSTA MESA, CA 92627 Site 7 of 7 in cluster F EDR Historical Auto Stations: Name: EUROPEAN MOTOR CAR WORKS INCORPORATED Year: 1999 Address: 1940 PLACENTIA AVE Name: EUROPEAN MOTOR CAR WORKS INC Year: 2001 Address: 1940 PLACENTIA AVE Name: EUROPEAN MOTOR CAR WORKS INC Year: 2002 Address: 1940 PLACENTIA AVE Name: EUROPEAN MOTOR CAR WORKS INC Year: 2003 Address: 1940 PLACENTIA AVE Name: ALLIANCE COLLISION CTR Year: 2004 Address: 1940 PLACENTIA AVE Name: ALLIANCE COLLISION Year: 2005 Address: 1940 PLACENTIA AVE Name: ALLIANCE COLLISION Year: 2006 Address: 1940 PLACENTIA AVE Name: ALLIANCE COLLISION Year: 2007 Address: 1940 PLACENTIA AVE Name: ALLIANCE COLLISION Year: 2008 Address: 1940 PLACENTIA AVE Name: ALLIANCE COLLISION Year: 2009 Address: 1940 PLACENTIA AVE Name: ALLIANCE COLLISION Year: 2010 Address: 1940 PLACENTIA AVE Name: ALLIANCE COLLISION Year: 2011 Address: 1940 PLACENTIA AVE TC3529055.2s Page 90 Map ID MAP FINDINGS Direction Distance Elevation Site (Continued) Name: ALLIANCE BODYCRAFT COLLISION Year: 2012 Address: 1940 PLACENTIA AVE G48 QSC AUDIO PRODUCTS INC SSE 1930 PLACENTIA AVE 1/8-1/4 COSTA MESA, CA 92627 0.205 mi. EPA ID: 1085 ft. Site 1 of 2 in cluster G Relative: EDR Historical Auto Stations: Higher Name: BEACH AUTOMOTIVE COSTA MESA, CA 92627 Year: 2001 Actual: Address: 1930 PLACENTIA AVE 102 ft. Contact email: Name: PREMIER AUTO SERVICE Year: 2002 Address: 1930 PLACENTIA AVE Name: A ACCURATE AUTOMOTIVE Year: 2004 Address: 1930 PLACENTIA AVE G49 QSC AUDIO PRODUCTS INC SSE 1926 PLACENTIA 1/8-1/4 COSTA MESA, CA 92627 0.215 mi. EPA ID: 1135 ft. Site 2 of 2 in cluster G Relative: RCRA-SQG EDR ID Number Database(s) EPA ID Number 1015294722 EDR US Hist Auto Stat 1015293775 N/A RCRA-SQG 1000102528 FINDS CAD982051310 Higher Date form received by agency: 10/05/1987 Facility name: QSC AUDIO PRODUCTS INC Actual: Facility address: 1926 PLACENTIA 102 ft. COSTA MESA, CA 92627 EPA ID: CAD982051310 Contact: ENVIRONMENTAL MANAGER Contact address: 1926 PLACENTIA COSTA MESA, CA 92627 Contact country: US Contact telephone: (714) 645-2540 Contact email: Not reported EPA Region: Not reported Classification: Small Small Quantity Generator Description: Handler: generates more than 100 and less than 1000 kg of hazardous waste during any calendar month and accumulates less than 6000 kg of hazardous waste at any time; or generates 100 kg or less of hazardous waste during any calendar month, and accumulates more than 1000 kg of hazardous waste at any time Owner/Operator Summary Owner/operator name: QSC AUDIO PRODUCTS INC Owner/operator address: NOT REQUIRED NOT REQUIRED, ME 99999 Owner/operator country: Not reported Owner/operator telephone: (415) 555-1212 Legal status: Private TC3529055.2s Page 91 Map ID MAP FINDINGS Direction Distance Elevation Site QSC AUDIO PRODUCTS INC (Continued) Owner/Operator Type: Owner/Op start date: Owner/Op end date: Owner/operator name: Owner/operator address Owner/operator country: Owner/operator telephone Legal status: Owner/Operator Type: Owner/Op start date: Owner/Op end date: Owner Not reported Not reported NOT REQUIRED NOT REQUIRED NOT REQUIRED, ME 99999 Not reported (415) 555-1212 Private Operator Not reported Not reported Handler Activities Summary: SEALS AMBULANCE SERVICE U.S. importer of hazardous waste: No Mixed waste (haz. and radioactive): No Recycler of hazardous waste: No Transporter of hazardous waste: No Treater, storer or disposer of HW: No Underground injection activity: No On-site burner exemption: No Furnace exemption: No Used oil fuel burner: No Used oil processor: No User oil refiner: No Used oil fuel marketer to burner: No Used oil Specification marketer: No Used oil transfer facility: No Used oil transporter: No Violation Status FINDS: Registry ID No violations found 110002789331 Environmental Interest/Information System EDR ID Number Database(s) EPA ID Number RCRAInfo is a national information system that supports the Resource Conservation and Recovery Act (RCRA) program through the tracking of events and activities related to facilities that generate, transport, and treat, store, or dispose of hazardous waste. RCRAInfo allows RCRA program staff to track the notification, permit, compliance, and corrective action activities required under RCRA. H50 SEALS AMBULANCE SERVICE NNE 2131 PLACENTIA AVE 1/8-1/4 COSTA MESA, CA 92627 0.221 mi. 1169 ft. Site 1 of 8 in cluster H Relative: CA FID UST: Lower Facility ID: 30017544 Regulated By: UTNKA Actual: Regulated ID: Not reported 91 ft. Cortese Code: Not reported SIC Code: Not reported 1000102528 CA FID UST 0001743057 N/A TC3529055.2s Page 92 Map ID MAP FINDINGS Direction Distance Elevation Site H51 NNE 1/8-1/4 0.221 mi. 1169 ft. Relative: Lower Actual 91 ft. SEALS AMBULANCE SERVICE (Continued) Facility Phone: 7146462435 Mail To: Not reported Mailing Address: P O BOX Mailing Address 2: Not reported Mailing City,St,Zip: COSTA MESA 92627 Contact: Not reported Contact Phone: Not reported DUNs Number: Not reported NPDES Number: Not reported EPA ID: Not reported Comments: Not reported Status: Active SEALSON,INC. 2131 PLACENTIA AVE COSTA MESA, CA 92627 Site 2 of 8 in cluster H HIST UST: Region: Facility ID: Facility Type: Other Type: Total Tanks: Contact Name: Telephone: Owner Name: Owner Address: Owner City,St,Zip: STATE 00000052434 Other AMBULANCE SERVICE 0001 LARRY SEAL OR DON SEAL 7146462435 SEALSON, INC. 2131 PLACENTIA AVENUE COSTA MESA, CA 92627 Tank Num: 001 Container Num: UL #1 Year Installed: 1979 Tank Capacity: 00005000 Tank Used for: PRODUCT Type of Fuel: PREMIUM Tank Construction: 1/4 gauge Leak Detection: None H52 SEALS AMBULANCE SERVICE NNE 2131 PLACENTIA AVE 1/8-1/4 COSTA MESA, CA 92627 0.221 mi. 1169 ft. Site 3 of 8 in cluster H Relative: UST: Lower Facility ID: 6405 Latitude: 33.65165 Actual: Longitude: -117.93211 91 ft. SWEEPS UST: Status: Active Comp Number: 6405 Number: 9 Board Of Equalization: 44-016475 EDR ID Number Database(s) EPA ID Number 0001743057 HIST UST S105799409 N/A UST 0003895620 SWEEPS UST N/A TC3529055.2s Page 93 Map ID Direction Distance Elevation Site MAP FINDINGS EDR ID Number Database(s) EPA ID Number SEALS AMBULANCE SERVICE (Continued) Referral Date: 09-30-92 Action Date: 09-15-92 Created Date: 02-29-88 Tank Status: A Owner Tank Id: Not reported Swrcb Tank Id: 30-000-006405-000001 Actv Date: Not reported Capacity: 5000 Tank Use: M.V. FUEL Stg: P Content: REG UNLEADED Number Of Tanks: 1 H53 SEAL'S AMBULANCE HIST CORTESE NNE 2131 PLACENTIA AVE LUST 1/8-1/4 COSTA MESA, CA 92627 HAZNET 0.221 mi. Address: 3737 MAIN STREET, SUITE 500 1169 ft. Site 4 of 8 in cluster H Email: Relative: CORTESE: Not reported Lower Region: CORTESE Local Agency Caseworker Facility County Code: 30 Actual: Reg By: LTNKA 91 ft. Reg Id: 083002667T LUST: Region: STATE Global Id: T0605901850 Latitude: 33.651661 Longitude: -117.932493 Case Type: LUST Cleanup Site Status: Completed - Case Closed Status Date: 02/16/1996 Lead Agency: ORANGE COUNTY LOP Case Worker: DB Local Agency: ORANGE COUNTY LOP RB Case Number: 083002667T LOC Case Number: 95UT029 File Location: Local Agency Potential Media Affect: Soil Potential Contaminants of Concern: Diesel, Gasoline Site History: Not reported Click here to access the California GeoTracker records for this facility LUST: Global Id: T0605901850 Contact Type: Regional Board Caseworker Contact Name: NANCY OLSON-MARTIN Organization Name: SANTA ANA RWQCB (REGION 8) Address: 3737 MAIN STREET, SUITE 500 City: RIVERSIDE Email: nolson-martin@waterboards.ca.gov Phone Number: Not reported Global Id: T0605901850 Contact Type: Local Agency Caseworker Contact Name: DENAMARIE BAKER 0003895620 S104160833 N/A TC3529055.2s Page 94 Map ID Direction Distance Elevation Site SEAL'S AMBULANCE (Continued) Organization Name: Address: City: Email: Phone Number: LUST: Global Id: Action Type: Date: Action: Global Id: Action Type: Date: Action: ORANGE CO. LUST: Region: Facility Id: Current Status: Released Substance Date Closed: Case Type: Record ID: MAP FINDINGS ORANGE COUNTY LOP 1241 E. DYER ROAD, STE. 120 SANTA ANA dbaker@ochca.com 7144336255 T0605901850 Other 01/01/1950 Leak Discovery T0605901850 Other 01/01/1950 Leak Reported ORANGE 95UT029 Certification (Case Closed) Diesel fuel oil and additives, Nos.1-D, 2-D, 2-4 02/16/1996 Undetermined RO0001682 EDR ID Number Database(s) EPA ID Number Region: ORANGE Facility Id: 95UT029 Current Status: Certification (Case Closed) Released Substance: Gasoline -Automotive (motor gasoline and additives), leaded & unleaded Date Closed: 02/16/1996 Case Type: Soil Only Record ID: RO0001682 LUST REG 8: Region: 8 County: Orange Regional Board: Santa Ana Region Facility Status: Case Closed Case Number: 083002667T Local Case Num: 95UT029 Case Type: Soil only Substance: 12034 , 800661 Qty Leaked: 0 Abate Method: Not reported Cross Street: Not reported Enf Type: Not reported Funding: Not reported How Discovered: Tank Closure How Stopped: Close Tank Leak Cause: Unknown Leak Source: Unknown Global ID: T0605901850 How Stopped Date: 9/9/9999 Enter Date: Not reported S104160833 TC3529055.2s Page 95 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number SEAL'S AMBULANCE (Continued) S104160833 Review Date: Not reported Prelim Assess: Not reported Discover Date: 5/2/1995 Enforcement Date: Not reported Close Date: 2/16/1996 Workplan: Not reported Pollution Char: Not reported Remed Plan: Not reported Remed Action: Not reported Monitoring: Not reported Enter Date: Not reported GW Qualifies: Not reported Soil Qualifies: Not reported Operator: Not reported Facility Contact: Not reported Interim: Not reported Oversite Program: LUST Latitude: 33.6516521 Longitude: -117.9322584 MTBE Date: Not reported Max MTBE GW: Not reported MTBE Concentration: 0 Max MTBE Soil: Not reported MTBE Fuel: 0 MTBE Tested: Not Required to be Tested. MTBE Class: Staff: NOM Staff Initials: AR Lead Agency: Local Agency Local Agency: 30000L Hydr Basin #: Not reported Beneficial: MUN Priority: Not reported Cleanup Fund Id: Not reported Work Suspended: Not reported Summary: Not reported HAZNET: Year: 1995 Gepaid: CAC001041096 Contact: GILBERT SEAL & PATRICIA SEAL Telephone: 0000000000 Mailing Name: Not reported Mailing Address: 2131 PLACENTIA AVE Mailing City,St,Zip: COSTA MESA, CA 926270000 Gen County: Orange TSD EPA ID: CAT080013352 TSD County: Los Angeles Waste Category: Waste oil and mixed oil Disposal Method: Recycler Tons: .3127 Facility County: Orange TC3529055.2s Page 96 Map ID MAP FINDINGS Status: Active Direction 5199 Number: 9 Distance Not reported Referral Date: EDR ID Number Elevation Site Database(s) EPA ID Number H54 A EDR US Hist Auto Stat 1015326715 NNE 2145 PLACENTIA AVE N/A 1/8-1/4 COSTA MESA, CA 92627 0.240 mi. 1267 ft. Site 5 of 8 in cluster H Relative: EDR Historical Auto Stations: Lower Name: JACKS MOBIL Year: 1999 Actual: Address: 2145 PLACENTIA AVE 90 ft. H55 JACKS SERVICE STATION UST 0003783403 NNE 2145 PLACENTIA AVE N/A 1/8-1/4 COSTA MESA, CA 92627 0.240 mi. 1267 ft. Site 6 of 8 in cluster H Relative: UST: Lower Facility ID: 5199 Latitude: 33.65199 Actual: Longitude: -117.93212 90 ft. H56 JACKS SERVICE STATION CA FID UST S101631295 NNE 2145 PLACENTIA SWEEPS UST N/A 1/8-1/4 COSTA MESA, CA 92627 0.240 mi. 1267 ft. Site 7 of 8 in cluster H Relative: CA FID UST: Lower Facility ID: 30017502 Regulated By: UTNKA Actual: Regulated ID: Not reported 90 ft. Cortese Code: Not reported SIC Code: Not reported Facility Phone: 7146424467 Mail To: Not reported Mailing Address: 2145 PLACENTIA Mailing Address 2: Not reported Mailing City,St,Zip: COSTA MESA 92627 Contact: Not reported Contact Phone: Not reported DUNS Number: Not reported NPDES Number: Not reported EPA ID: Not reported Comments: Not reported Status: Active SWEEPS UST: Status: Active Comp Number: 5199 Number: 9 Board Of Equalization: Not reported Referral Date: 09-30-92 Action Date: 09-15-92 Created Date: 02-29-88 Tank Status: A Owner Tank Id: Not reported Swrcb Tank Id: 30-000-005199-000001 TC3529055.2s Page 97 Map ID MAP FINDINGS Direction Distance Elevation Site JACKS SERVICE STATION (Continued) Actv Date: Capacity: Tank Use: Stg: Content: Number Of Tanks: Status: Comp Number: Number: Board Of Equalization Referral Date: Action Date: Created Date: Tank Status: Owner Tank Id: Swrcb Tank Id: Actv Date: Capacity: Tank Use: Stg: Content: Number Of Tanks: Status: Comp Number: Number: Board Of Equalization Referral Date: Action Date: Created Date: Tank Status: Owner Tank Id: Swrcb Tank Id: Actv Date: Capacity: Tank Use: Stg: Content: Number Of Tanks: Status: Comp Number: Number: Board Of Equalization Referral Date: Action Date: Created Date: Tank Status: Owner Tank Id: Swrcb Tank Id: Actv Date: Capacity: Tank Use: Stg: Content: Number Of Tanks: Not reported 400 PETROLEUM P Not reported 4 Active 5199 9 Not reported 09-30-92 09-15-92 02-29-88 A Not reported 30-000-005199-000002 Not reported 10000 M.V. FUEL P DIESEL Not reported Active 5199 9 Not reported 09-30-92 09-15-92 02-29-88 A Not reported 30-000-005199-000003 Not reported 6000 M.V. FUEL P REG UNLEADED Not reported Active 5199 9 Not reported 09-30-92 09-15-92 02-29-88 A Not reported 30-000-005199-000004 Not reported 8000 M.V. FUEL P DIESEL Not reported EDR ID Number Database(s) EPA ID Number S101631295 TC3529055.2s Page 98 Map ID Direction Distance Elevation Site H57 JACK'S SERVICES NNE 2145 PLACENTIA AVE 1/8-1/4 COSTA MESA, CA 92627 0.240 mi. 00010000 1267 ft. Site 8 of 8 in cluster H Relative: HIST UST: Lower Region: Leak Detection: Facility ID: Actual: Facility Type: 90 ft. Other Type: Total Tanks: Contact Name: Telephone: Owner Name: Owner Address: Owner City,St,Zip: MAP FINDINGS STATE 00000039160 Gas Station Not reported 0004 Not reported 7146424467 MOBIL OIL CORPORATION 612 S. FLOWER STREET LOS ANGELES, CA 90017 Tank Num: 001 Container Num: 1 Year Installed: Not reported Tank Capacity: 00010000 Tank Used for: PRODUCT Type of Fuel: UNLEADED Tank Construction: Not reported Leak Detection: Stock Inventor Tank Num: 002 Container Num: 2 Year Installed: Not reported Tank Capacity: 00008000 Tank Used for: PRODUCT Type of Fuel: REGULAR Tank Construction: Not reported Leak Detection: Stock Inventor Tank Num: 003 Container Num: 3 Year Installed: Not reported Tank Capacity: 00006000 Tank Used for: PRODUCT Type of Fuel: PREMIUM Tank Construction: Not reported Leak Detection: Stock Inventor Tank Num: 004 Container Num: 4 Year Installed: Not reported Tank Capacity: 00000280 Tank Used for: WASTE Type of Fuel: WASTE OIL Tank Construction: Not reported Leak Detection: Stock Inventor HAZNET: Year: 2006 Gepaid: CAC002251529 Contact: JACK HAGOP BAKERGIAN-OWNER Telephone: 9496424467 EDR ID Number Database(s) EPA ID Number HIST UST 0001560719 HAZNET N/A TC3529055.2s Page 99 Map ID MAP FINDINGS Direction Distance Elevation Site JACK'S SERVICES (Continued) Mailing Name: Not reported Mailing Address: 2145 PLACENTIA AVE Mailing City,St,Zip: COSTA MESA, CA 926270000 Gen County: Orange TSD EPA ID: CAD099452708 TSD County: Los Angeles Waste Category: Waste oil and mixed oil Disposal Method: Recycler Tons: 0.45 Facility County: Orange Year: 2000 Gepaid: CAC002251529 Contact: JACK HAGOP BAKERJIAN Telephone: 9496424467 Mailing Name: Not reported Mailing Address: 2145 PLACENTIA AVE Mailing City,St,Zip: COSTA MESA, CA 926270000 Gen County: Orange TSD EPA ID: CAD028409019 TSD County: Los Angeles Waste Category: Tank bottom waste Disposal Method: Treatment, Tank Tons: 1.0425 Facility County: Orange 158 THRIFTY OIL #139 SSE 790 19TH ST 1/4-1/2 COSTA MESA, CA 92627 0.286 mi. 1508 ft. Site 1 of 4 in cluster I Relative: LUST: Higher Region: Global Id: Actual: Latitude: 104 ft. Longitude: Case Type: Status: Status Date: Lead Agency: Case Worker: Local Agency: RB Case Number: LOC Case Number: File Location: Potential Media Affect: Potential Contaminants of Concern Site History: EDR ID Number Database(s) EPA ID Number 0001560719 LUST S104234774 N/A STATE T0605901848 33.6434463 -117.9316614 LUST Cleanup Site Open - Remediation 03/10/2005 ORANGE COUNTY LOP DB ORANGE COUNTY LOP 083002665T 94UT058 Local Agency Other Groundwater (uses other than drinking water) Gasoline Please refer to recent Site Documents or Monitoring Reports in GeoTracker for site history. Orange County is not responsible for the accuracy of any professional interpretations provided in reports submitted by consultants for the responsible party. Click here to access the California GeoTracker records for this facility: LUST: Global Id: T0605901848 Contact Type: Regional Board Caseworker TC3529055.2s Page 100 Map ID Direction Distance Elevation Site THRIFTY OIL #139 (Continued) Contact Name: Organization Name: Address: City: Email: Phone Number: Global Id: Contact Type: Contact Name: Organization Name: Address: City: Email: Phone Number: LUST: Global Id: Action Type: Date: Action: Global Id: Action Type: Date: Action: Global Id: Action Type: Date: Action: Global Id: Action Type: Date: Action: Global Id: Action Type: Date: Action: Global Id: Action Type: Date: Action: Global Id: Action Type: Date: Action: Global Id: Action Type: Date: Action: MAP FINDINGS NANCY OLSON-MARTIN SANTA ANA RWQCB (REGION 8) 3737 MAIN STREET, SUITE 500 RIVERSIDE nolson-martin@waterboards.ca.gov Not reported T0605901848 Local Agency Caseworker DENAMARIE BAKER ORANGE COUNTY LOP 1241 E. DYER ROAD, STE. 120 SANTA ANA dbaker@ochca.com 7144336255 T0605901848 ENFORCEMENT 09/11/2012 Staff Letter T0605901848 ENFORCEMENT 01/12/2012 Staff Letter T0605901848 Other 01/01/1950 Leak Stopped T0605901848 ENFORCEMENT 09/12/2012 Staff Letter T0605901848 ENFORCEMENT 04/27/2009 Staff Letter T0605901848 ENFORCEMENT 03/18/2003 Staff Letter T0605901848 ENFORCEMENT 08/24/2004 Staff Letter T0605901848 REMEDIATION 01/01/1950 Soil Vapor Extraction (SVE) EDR ID Number Database(s) EPA ID Number S104234774 TC3529055.2s Page 101 Map ID Direction Distance Elevation Site MAP FINDINGS EDR ID Number Database(s) EPA ID Number THRIFTY OIL #139 (Continued) S104234774 Global Id: T0605901848 Action Type: Other Date: 01/01/1950 Action: Leak Discovery Global Id: T0605901848 Action Type: ENFORCEMENT Date: 04/28/2010 Action: Staff Letter Global Id: T0605901848 Action Type: ENFORCEMENT Date: 04/10/2008 Action: Staff Letter Global Id: T0605901848 Action Type: RESPONSE Date: 12/10/2011 Action: Clean Up Fund - 5 -Year Review Summary Global Id: T0605901848 Action Type: ENFORCEMENT Date: 11/21/2003 Action: Staff Letter Global Id: T0605901848 Action Type: ENFORCEMENT Date: 06/04/2004 Action: Staff Letter Global Id: T0605901848 Action Type: ENFORCEMENT Date: 01/22/2007 Action: Staff Letter Global Id: T0605901848 Action Type: ENFORCEMENT Date: 12/11/2006 Action: Staff Letter Global Id: T0605901848 Action Type: ENFORCEMENT Date: 06/14/2007 Action: Staff Letter Global Id: T0605901848 Action Type: ENFORCEMENT Date: 01/07/2008 Action: Staff Letter Global Id: T0605901848 Action Type: REMEDIATION Date: 01/01/1950 Action: In Situ Physical/Chemical Treatment (other than SVE) Global Id: T0605901848 Action Type: ENFORCEMENT TC3529055.2s Page 102 Map ID Direction Distance Elevation Site THRIFTY OIL #139 (Continued) Date: Action: Global Id: Action Type Date: Action: Global Id: Action Type Date: Action: Global Id: Action Type Date: Action: Global Id: Action Type Date: Action: Global Id: Action Type Date: Action: Global Id: Action Type Date: Action: Global Id: Action Type Date: Action: Global Id: Action Type: Date: Action: MAP FINDINGS 08/11/2010 Staff Letter T0605901848 RESPONSE 04/19/2010 Clean Up Fund - 5 -Year Review Summary T0605901848 ENFORCEMENT 07/13/2009 Staff Letter T0605901848 ENFORCEMENT 08/05/2008 Staff Letter T0605901848 ENFORCEMENT 06/01/2011 Staff Letter T0605901848 ENFORCEMENT 11/10/1994 Notice of Responsibility T0605901848 Other 01/01/1950 Leak Reported T0605901848 ENFORCEMENT 12/05/2008 Staff Letter T0605901848 ENFORCEMENT 10/16/2009 Staff Letter EDR ID Number Database(s) EPA ID Number ORANGE CO. LUST: Region: ORANGE Facility Id: 94UT058 Current Status: Remedial Action Released Substance: Gasoline -Automotive (motor gasoline and additives), leaded & unleaded Date Closed: Not reported Case Type: Other Ground Water Record ID: RO0002404 LUST REG 8: Region: 8 County: Orange S104234774 TC3529055.2s Page 103 Map ID NOM MAP FINDINGS Direction Lead Agency: Local Agency Distance 30000L Hydr Basin #: Elevation Site MUN Priority: THRIFTY OIL #139 (Continued) Cleanup Fund Id: Regional Board: Santa Ana Region Not reported Facility Status: Remediation Plan Case Number: 083002665T Local Case Num: 94UT058 Case Type: Other ground water affected Substance: Gasoline Qty Leaked: 0 Abate Method: Not reported Cross Street: Not reported Enf Type: SEL Funding: Not reported How Discovered: SA How Stopped: New Tank Leak Cause: Unknown Leak Source: Unknown Global ID: T0605901848 How Stopped Date: 6/24/1996 Enter Date: Not reported Review Date: Not reported Prelim Assess: Not reported Discover Date: 10/20/1994 Enforcement Date: Not reported Close Date: Not reported Workplan: Not reported Pollution Char: Not reported Remed Plan: 7/19/2002 Remed Action: Not reported Monitoring: Not reported Enter Date: Not reported GW Qualifies: _ Soil Qualifies: Not reported Operator: Not reported Facility Contact: Not reported Interim: Not reported Oversite Program: LUST Latitude: 33.6434463 Longitude: -117.9316614 MTBE Date: 7/9/2004 Max MTBE GW: 20000 MTBE Concentration: 0 Max MTBE Soil: Not reported MTBE Fuel: 1 MTBE Tested: MTBE Detected. Site tested for MTBE & MTBE detected MTBE Class: Staff: NOM Staff Initials: AR Lead Agency: Local Agency Local Agency: 30000L Hydr Basin #: Not reported Beneficial: MUN Priority: Not reported Cleanup Fund Id: Not reported Work Suspended: Not reported Summary: Not reported EDR ID Number Database(s) EPA ID Number S104234774 TC3529055.2s Page 104 Map ID MAP FINDINGS Direction Distance Elevation Site 159 COAST COMM COLLEGE DIST ADMIN SSE 801 19TH ST Global Id: 1/4-1/2 COSTA MESA, CA 92627 33.6432213 0.286 mi. -117.9320814 Case Type: 1509 ft. Site 2 of 4 in cluster I Completed - Case Closed Relative: CORTESE: Lead Agency: Higher Region: CORTESE Local Agency: Facility County Code: 30 Actual: Reg By: LTNKA 105 ft. Reg Id: 083002619T Region: CORTESE Facility County Code: 30 Reg By: LTNKA Reg Id: 083002528T Region: CORTESE Facility County Code: 30 Reg By: LTNKA Reg Id: 083002532T Region: CORTESE Facility County Code: 30 Reg By: LTNKA Reg Id: 083000534T Region: CORTESE Facility County Code: 30 Reg By: LTNKA Reg Id: 083001073T EDR ID Number Database(s) EPA ID Number HIST CORTESE S102432328 LUST N/A LUST: Region: STATE Global Id: T0605900428 Latitude: 33.6432213 Longitude: -117.9320814 Case Type: LUST Cleanup Site Status: Completed - Case Closed Status Date: 04/19/2004 Lead Agency: ORANGE COUNTY LOP Case Worker: DB Local Agency: ORANGE COUNTY LOP RB Case Number: 083000534T LOC Case Number: 86UT172 File Location: Local Agency Potential Media Affect: Other Groundwater (uses other than drinking water) Potential Contaminants of Concern: Gasoline Site History: Not reported Click here to access the California GeoTracker records for this facility LUST: Global Id: T0605900428 Contact Type: Regional Board Caseworker Contact Name: CARL BERNHARDT Organization Name: SANTA ANA RWQCB (REGION 8) Address: 3737 MAIN STREET, SUITE 500 City: RIVERSIDE TC3529055.2s Page 105 Map ID Direction Distance Elevation Site MAP FINDINGS EDR ID Number Database(s) EPA ID Number COAST COMM COLLEGE DIST ADMIN (Continued) S102432328 Email: cbernhardt@waterboards.ca.gov Phone Number: 9517824495 Global Id: T0605900428 Contact Type: Local Agency Caseworker Contact Name: DENAMARIE BAKER Organization Name: ORANGE COUNTY LOP Address: 1241 E. DYER ROAD, STE. 120 City: SANTA ANA Email: dbaker@ochca.com Phone Number: 7144336255 LUST: T0605900428 Global Id: T0605900428 Action Type: Other Date: 01/01/1950 Action: Leak Discovery Global Id: T0605900428 Action Type: ENFORCEMENT Date: 04/19/2004 Action: Closure/No Further Action Letter Global Id: T0605900428 Action Type: ENFORCEMENT Date: 10/10/1986 Action: Notice of Responsibility Global Id: T0605900428 Action Type: ENFORCEMENT Date: 03/17/2003 Action: Staff Letter Global Id: T0605900428 Action Type: ENFORCEMENT Date: 09/30/2003 Action: Staff Letter Global Id: T0605900428 Action Type: ENFORCEMENT Date: 02/02/2004 Action: Staff Letter Global Id: T0605900428 Action Type: REMEDIATION Date: 01/01/1950 Action: Excavation Global Id: T0605900428 Action Type: REMEDIATION Date: 01/01/1950 Action: Other (Use Description Field) Global Id: T0605900428 Action Type: Other Date: 01/01/1950 Action: Leak Reported TC3529055.2s Page 106 Map ID MAP FINDINGS Direction Distance Elevation Site COAST COMM COLLEGE DIST ADMIN (Continued) ORANGE CO. LUST: Region: Facility Id: Current Status: Released Substance Date Closed: Case Type: Record ID: LUST REG 8: Region: County: Regional Board: Facility Status: Case Number: Local Case Num: Case Type: Substance: Qty Leaked: Abate Method: Cross Street: Enf Type: Funding: How Discovered: How Stopped: Leak Cause: Leak Source: Global ID: How Stopped Date: Enter Date: Review Date: Prelim Assess: Discover Date: Enforcement Date: Close Date: Workplan: Pollution Char: Remed Plan: Remed Action: Monitoring: Enter Date: GW Qualifies: Soil Qualifies: Operator: Facility Contact: Interim: Oversite Program: Latitude: Longitude: MTBE Date: Max MTBE GW: MTBE Concentration Max MTBE Soil: MTBE Fuel: MTBE Tested: MTBE Class: EDR ID Number Database(s) EPA ID Number ORANGE 86UT172 Certification (Case Closed) Gasoline -Automotive (motor gasoline and additives), leaded & unleaded 04/19/2004 Other Ground Water RO0002548 8 Orange Santa Ana Region Post remedial action monitoring 083000534T 86UT172 Other ground water affected Gasoline 0 Not reported Not reported CLOS Not reported Tank Closure Close Tank Unknown Tank T0605900428 9/9/9999 Not reported Not reported Not reported 9/24/1986 Not reported 4/19/2004 Not reported Not reported Not reported Not reported 1/1/1965 Not reported Not reported Not reported Not reported Not reported LUST 33.6432213 -117.9320814 10/13/2003 4900 0 Not reported MTBE Detected. Site tested for MTBE & MTBE detected S102432328 TC3529055.2s Page 107 Map ID MAP FINDINGS Direction Distance Elevation Site COAST COMM COLLEGE DIST ADMIN (Continued) Staff: CAB Staff Initials: AR Lead Agency: Local Agency Local Agency: 30000L Hydr Basin #: Not reported Beneficial: MUN Priority: Not reported Cleanup Fund Id: Not reported Work Suspended: Not reported Summary: Not reported 160 SHELL OIL L&M VENTURES Global Id: SSE 799 19TH ST Regional Board Caseworker 1/4-1/2 COSTA MESA, CA 92627 Organization Name: 0.286 mi. Address: 3737 MAIN STREET, SUITE 500 1510 ft. Site 3 of 4 in cluster I Email: Relative: CORTESE: 9517824903 Higher Region: CORTESE Facility County Code: 30 Actual: Reg By: LTNKA 105 ft. Reg Id: 083002860T LUST: Region: Global Id: Latitude: Longitude: Case Type: Status: Status Date: Lead Agency: Case Worker: Local Agency: RB Case Number: LOC Case Number: File Location: Potential Media Affect: Potential Contaminants of Concern Site History: EDR ID Number Database(s) EPA ID Number S102432328 HIST CORTESE S102439091 LUST N/A HAZNET STATE T0605901963 33.6432233 -117.9319244 LUST Cleanup Site Open - Remediation 12/02/2003 ORANGE COUNTY LOP DB ORANGE COUNTY LOP 083002860T 96UT039 Local Agency Other Groundwater (uses other than drinking water) Gasoline Please refer to recent Site Documents or Monitoring Reports in GeoTracker for site history. Orange County is not responsible for the accuracy of any professional interpretations provided in reports submitted by consultants for the responsible party. Click here to access the California GeoTracker records for this facility LUST: Global Id: T0605901963 Contact Type: Regional Board Caseworker Contact Name: VALERIE JAHN-BULL Organization Name: SANTA ANA RWQCB (REGION 8) Address: 3737 MAIN STREET, SUITE 500 City: RIVERSIDE Email: vjahn-bull@waterboards.ca.gov Phone Number: 9517824903 Global Id: T0605901963 Contact Type: Local Agency Caseworker TC3529055.2s Page 108 Map ID Direction Distance Elevation Site MAP FINDINGS EDR ID Number Database(s) EPA ID Number SHELL OIL L&M VENTURES (Continued) S102439091 Contact Name: DENAMARIE BAKER Organization Name: ORANGE COUNTY LOP Address: 1241 E. DYER ROAD, STE. 120 City: SANTA ANA Email: dbaker@ochca.com Phone Number: 7144336255 LUST: T0605901963 Global Id: T0605901963 Action Type: ENFORCEMENT Date: 12/29/2009 Action: Staff Letter Global Id: T0605901963 Action Type: ENFORCEMENT Date: 02/10/2012 Action: Staff Letter Global Id: T0605901963 Action Type: ENFORCEMENT Date: 07/27/2011 Action: File review Global Id: T0605901963 Action Type: RESPONSE Date: 01/05/2010 Action: Clean Up Fund - 5 -Year Review Summary Global Id: T0605901963 Action Type: RESPONSE Date: 02/13/2012 Action: Clean Up Fund - 5 -Year Review Summary Global Id: T0605901963 Action Type: Other Date: 01/01/1950 Action: Leak Discovery Global Id: T0605901963 Action Type: ENFORCEMENT Date: 12/15/2010 Action: Staff Letter Global Id: T0605901963 Action Type: ENFORCEMENT Date: 04/28/2010 Action: Staff Letter Global Id: T0605901963 Action Type: REMEDIATION Date: 01/01/1950 Action: Free Product Removal Global Id: T0605901963 Action Type: REMEDIATION Date: 01/01/1950 Action: Other (Use Description Field) TC3529055.2s Page 109 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number SHELL OIL L&M VENTURES (Continued) S102439091 Global Id: T0605901963 Action Type: ENFORCEMENT Date: 04/17/2012 Action: Staff Letter Global Id: T0605901963 Action Type: REMEDIATION Date: 01/01/1950 Action: Other (Use Description Field) Global Id: T0605901963 Action Type: ENFORCEMENT Date: 08/14/2009 Action: Staff Letter Global Id: T0605901963 Action Type: Other Date: 01/01/1950 Action: Leak Reported Global Id: T0605901963 Action Type: ENFORCEMENT Date: 02/24/2009 Action: Staff Letter Global Id: T0605901963 Action Type: ENFORCEMENT Date: 12/14/2010 Action: Staff Letter Global Id: T0605901963 Action Type: ENFORCEMENT Date: 09/21/2004 Action: Staff Letter Global Id: T0605901963 Action Type: ENFORCEMENT Date: 09/27/1996 Action: Notice of Responsibility Global Id: T0605901963 Action Type: ENFORCEMENT Date: 08/29/2002 Action: Staff Letter Global Id: T0605901963 Action Type: ENFORCEMENT Date: 03/12/2004 Action: Staff Letter Global Id: T0605901963 Action Type: ENFORCEMENT Date: 04/14/2004 Action: Staff Letter Global Id: T0605901963 Action Type: ENFORCEMENT TC3529055.2s Page 110 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number SHELL OIL L&M VENTURES (Continued) S102439091 Date: 07/28/2004 Action: Staff Letter Global Id: T0605901963 Action Type: ENFORCEMENT Date: 12/21/2005 Action: Staff Letter Global Id: T0605901963 Action Type: ENFORCEMENT Date: 11/21/2006 Action: Staff Letter Global Id: T0605901963 Action Type: ENFORCEMENT Date: 09/14/2007 Action: Staff Letter Global Id: T0605901963 Action Type: ENFORCEMENT Date: 02/01/2006 Action: Staff Letter Global Id: T0605901963 Action Type: ENFORCEMENT Date: 02/02/2006 Action: Staff Letter Global Id: T0605901963 Action Type: ENFORCEMENT Date: 06/27/2007 Action: Staff Letter Global Id: T0605901963 Action Type: ENFORCEMENT Date: 04/30/2007 Action: Staff Letter Global Id: T0605901963 Action Type: ENFORCEMENT Date: 07/23/2007 Action: Staff Letter Global Id: T0605901963 Action Type: ENFORCEMENT Date: 03/15/2011 Action: File review Global Id: T0605901963 Action Type: ENFORCEMENT Date: 04/13/2009 Action: Staff Letter Global Id: T0605901963 Action Type: ENFORCEMENT Date: 07/13/2009 Action: Staff Letter TC3529055.2s Page 111 Map ID Direction Distance Elevation MAP FINDINGS Site EDR ID Number Database(s) EPA ID Number SHELL OIL L&M VENTURES (Continued) ORANGE CO. LUST: Region: Region: ORANGE Facility Id: 96UT039 Current Status: Remedial Action Released Substance: Gasoline -Automotive (motor gasoline and additives), leaded & unleaded Date Closed: Not reported Case Type: Other Ground Water Record ID: RO0001959 LUST REG 8: Region: 8 County: Orange Regional Board: Santa Ana Region Facility Status: Remedial action (cleanup) Underway Case Number: 083002860T Local Case Num: 96UT039 Case Type: Other ground water affected Substance: Gasoline Qty Leaked: 0 Abate Method: Not reported Cross Street: Not reported Enf Type: EDFNL Funding: Not reported How Discovered: Tank Closure How Stopped: New Tank Leak Cause: Unknown Leak Source: Tank Global ID: T0605901963 How Stopped Date: 9/9/9999 Enter Date: Not reported Review Date: Not reported Prelim Assess: Not reported Discover Date: 9/25/1996 Enforcement Date: Not reported Close Date: Not reported Workplan: Not reported Pollution Char: Not reported Remed Plan: 8/14/1997 Remed Action: 12/2/2003 Monitoring: Not reported Enter Date: Not reported GW Qualifies: _ Soil Qualifies: _ Operator: Not reported Facility Contact: Not reported Interim: Not reported Oversite Program: LUST Latitude: 33.6432233 Longitude: -117.9319244 MTBE Date: 4/12/2004 Max MTBE GW: 20000 MTBE Concentration: 0 Max MTBE Soil: 680 MTBE Fuel: 1 MTBE Tested: MTBE Detected. Site tested for MTBE & MTBE detected MTBE Class: S102439091 TC3529055.2s Page 112 Map ID Direction Distance Elevation Site MAP FINDINGS EDR ID Number Database(s) EPA ID Number SHELL OIL L&M VENTURES (Continued) S102439091 Staff: VJJ Staff Initials: AR Lead Agency: Local Agency Local Agency: 30000L Hydr Basin #: Not reported Beneficial: MUN Priority: Not reported Cleanup Fund Id: Not reported Work Suspended: Not reported Summary: Not reported HAZNET: 2010 Year: 2011 Gepaid: CAL000244465 Contact: WASTE SPECIALIST Telephone: 7146703928 Mailing Name: Not reported Mailing Address: PO BOX 80249 Mailing City,St,Zip: RCHO STA MARG, CA 926880000 Gen County: Not reported TSD EPA ID: CAT080013352 TSD County: Not reported Waste Category: Aqueous solution with total organic residues less than 10 percent Disposal Method: Other Recovery Of Reclamation For Reuse Including Acid Regeneration, Tons: Organics Recovery Ect Tons: 0.2394 Facility County: Orange Year: 2010 Gepaid: CAL000244465 Contact: WASTE SPECIALIST Telephone: 5035246191 Mailing Name: Not reported Mailing Address: PO BOX 80249 Mailing City,St,Zip: RCHO STA MARG, CA 926880000 Gen County: Not reported TSD EPA ID: CAT080013352 TSD County: Not reported Waste Category: Aqueous solution with total organic residues less than 10 percent Disposal Method: Other Recovery Of Reclamation For Reuse Including Acid Regeneration, Organics Recovery Ect Tons: 0.1764 Facility County: Orange Year: 2008 Gepaid: CAL000244465 Contact: RUTH HA /WASTE SPECIALIST Telephone: 5035246191 Mailing Name: Not reported Mailing Address: PO BOX 80249 Mailing City,St,Zip: RCHO STA MARG, CA 926880000 Gen County: Orange TSD EPA ID: NVT330010000 TSD County: 99 Waste Category: Other organic solids Disposal Method: Landfill Or Surface Impoundment That Will Be Closed As Landfill( To Include On -Site Treatment And/Or Stabilization) TC3529055.2s Page 113 Map ID Direction Distance Elevation Site MAP FINDINGS SHELL OIL L&M VENTURES (Continued) Tons: 0.29 Facility County: Orange EDR ID Number Database(s) EPA ID Number Year: 2008 Gepaid: CAL000244465 Contact: RUTH HA / WASTE SPECIALIST Telephone: 5035246191 Mailing Name: Not reported Mailing Address: PO BOX 80249 Mailing City,St,Zip: RCHO STA MARG, CA 926880000 Gen County: Orange TSD EPA ID: CAT080013352 TSD County: Los Angeles Waste Category: Aqueous solution with total organic residues less than 10 percent Disposal Method: Other Recovery Of Reclamation For Reuse Including Acid Regeneration, Organics Recovery Ect Tons: 3.213 Facility County: Orange Year: 2007 Gepaid: CAL000244465 Contact: RUTH HA / WASTE SPECIALIST Telephone: 5035246191 Mailing Name: Not reported Mailing Address: PO BOX 80249 Mailing City,St,Zip: RCHO STA MARG, CA 926880000 Gen County: Orange TSD EPA ID: CAT080013352 TSD County: Los Angeles Waste Category: Aqueous solution with total organic residues less than 10 percent Disposal Method: Discharge To Sewer/Potw Or Npdes(With Prior Storage --With Or Without Treatment) Tons: 0.21 Facility County: Orange Click thic hgpprlink while viewing on your computer to access 6 additional CA_HAZNET: record(s) in the EDR Site Report. 161 WINALL OIL SERVICE STATIO SSE 790 1/4-1/2 COSTA MESA, CA 92627 0.287 mi. 1513 ft. Site 4 of 4 in cluster I Relative: CORTESE: Higher Region: Facility County Code: Actual: Reg By: 105 ft. Reg Id: CORTESE 30 LTNKA 083002665T S102439091 HIST CORTESE S102441321 N/A TC3529055.2s Page 114 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number J62 LEADERSHIP HOUSING SYSTEMS CERC-NFRAP 1003879327 SW 19TH & WHITTIER AVE CAD982359994 1/4-1/2 COSTA MESA, CA 92627 0.482 mi. 2547 ft. Site 1 of 2 in cluster J Relative: CERC-NFRAP: Higher Site ID: 0903201 Federal Facility: Not a Federal Facility Actual: NPL Status: Not on the NPL 98 ft. Non NPL Status: NFRAP-Site does not qualify for the NPL based on existing information CERCLIS-NFRAP Site Contact Details: Contact Sequence ID: 13055786.00000 Person ID: 9271184.00000 Contact Sequence ID: 13289002.00000 Person ID: 13003854.00000 Contact Sequence ID: 13294597.00000 Person ID: 13003858.00000 Contact Sequence ID: 13300455.00000 Person ID: 13004003.00000 CERCLIS-NFRAP Assessment History: Action: DISCOVERY Date Started: Not reported Date Completed: 12/01/1987 Priority Level: Not reported Action: ARCHIVE SITE Date Started: Not reported Date Completed: 03/28/1990 Priority Level: Not reported Action: PRELIMINARY ASSESSMENT Date Started: Not reported Date Completed: 03/28/1990 Priority Level: NFRAP-Site does not qualify for the NPL based on existing information J63 LEADERSHIP HOUSING SYSTEMS-NEW WMUDS/SWAT 1000188478 SW 19TH & WHITTIER ENVIROSTOR N/A 1/4-1/2 COSTA MESA, CA 0.482 mi. 2547 ft. Site 2 of 2 in cluster J Relative: WMUDS/SWAT: Higher Edit Date: Not reported Complexity: Not reported Actual: Primary Waste: Not reported 98 ft. Primary Waste Type: Not reported Secondary Waste: Not reported Secondary Waste Type: Not reported Base Meridian: Not reported NPID: Not reported Tonnage: 0 Regional Board ID: Not reported Municipal Solid Waste: False TC3529055.2s Page 115 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number LEADERSHIP HOUSING SYSTEMS-NEW (Continued) 1000188478 Superorder: False Open To Public: False Waste List: False Agency Type: Not reported Agency Name: Not reported Agency Department: Not reported Agency Address: Not reported Agency City,St,Zip: Not reported Agency Contact: Not reported Agency Telephone: Not reported Land Owner Name: Not reported Land Owner Address: Not reported Land Owner City,St,Zip: CA Land Owner Contact: Not reported Land Owner Phone: Not reported Region: 8 Facility Type: Not reported Facility Description: Not reported Facility Telephone: Not reported SWAT Facility Name: Not reported Primary SIC: Not reported Secondary SIC: Not reported Comments: Not reported Last Facility Editors: Not reported Waste Discharge System: False Solid Waste Assessment Test Program: True Toxic Pits Cleanup Act Program: False Resource Conservation Recovery Act: False Department of Defence: False Solid Waste Assessment Test Program: Not reported Threat to Water Quality: Not reported Sub Chapter 15: False Regional Board Project Officer: MA Number of WMUDS at Facility: 1 Section Range: Not reported RCRA Facility: Not reported Waste Discharge Requirements: Not reported Self-Monitoring Rept. Frequency: Not reported Waste Discharge System ID: 8 300060NUR Solid Waste Information ID: Not reported ENVIROSTOR: Site Type: Historical Site Type Detailed: * Historical Acres: Not reported NPL: NO Regulatory Agencies: NONE SPECIFIED Lead Agency: NONE SPECIFIED Program Manager: Not reported Supervisor: * Mmonroy Division Branch: Cleanup Cypress Facility ID: 30490014 Site Code: Not reported Assembly: 74 Senate: 37 Special Program: Not reported Status: Refer: RWQCB TC3529055.2s Page 116 Map ID Direction Distance Elevation Site MAP FINDINGS EDR ID Number Database(s) EPA ID Number LEADERSHIP HOUSING SYSTEMS -NEW (Continued) Status Date: 10/28/1994 Restricted Use: NO Site Mgmt. Req.: NONE SPECIFIED Funding: Not reported Latitude: 33.64333 Longitude: -117.9405 APN: NONE SPECIFIED Past Use: NONE SPECIFIED Potential COC: 10097 Confirmed COC: NONE SPECIFIED Potential Description: NONE SPECIFIED Alias Name: NEWPORT CITY DUMP #1 (LSI 49) Alias Type: Alternate Name Alias Name: NEWPORT TERRACE TOWNHOUSES Alias Type: Alternate Name Alias Name: 30490014 Alias Type: Envirostor ID Number Completed Info: 02/08/1991 Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Site Screening Completed Date: 10/28/1994 Comments: SITE SCREENING/FILE REVIEW DETERMINE NFA FOR DTSC. Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Site Screening Completed Date: 02/08/1991 Comments: PA report was reviewed by Region 4 staff. The site is now a Future Document Type: condominium development located at the end of 19th Street in the NW Future Due Date: corner of Newport Beach, Orange County. The condos were constructed Schedule Area Name: under RWQCB oversight in 1972. The area overwhich the condos were Schedule Sub Area Name: constructed was formerly Newport City Dump #1, a Class II landfill. Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Site Screening Completed Date: 04/23/1987 Comments: SITE SCREENING DONE CERCLA GRANT PA REQ'D. Future Area Name: Not reported Future Sub Area Name: Not reported Future Document Type: Not reported Future Due Date: Not reported Schedule Area Name: Not reported Schedule Sub Area Name: Not reported Schedule Document Type: Not reported Schedule Due Date: Not reported Schedule Revised Date: Not reported 1000188478 TC3529055.2s Page 117 Map ID Direction Distance Elevation Site MAP FINDINGS EDR ID Number Database(s) EPA ID Number 64 RAILMAKERS INC NPDES S108217749 South 864 W 18TH ST HAZNET N/A 1/2-1 COSTA MESA, CA 92627 ENVIROSTOR 0.539 mi. 2848 ft. Relative: NPDES: Higher Npdes Number: CAS000001 Facility Status: Active Actual: Agency Id: 0 105 ft. Region: 8 Regulatory Measure Id: 208685 Order No: 97-03-DWQ Regulatory Measure Type: Enrollee Place Id: Not reported WDID: 8301009571 Program Type: Industrial Adoption Date Of Regulatory Measure: Not reported Effective Date Of Regulatory Measure: 12/15/1992 Expiration Date Of Regulatory Measure: Not reported Termination Date Of Regulatory Measure: Not reported Discharge Name: David C Hawley Discharge Address: 864 W 18th St Discharge City: Costa Mesa Discharge State: California Discharge Zip: 92627 HAZNET: Year: 2010 Gepaid: CAL000296080 Contact: JOHN HAWLEY Telephone: 9496426506 Mailing Name: Not reported Mailing Address: 864 W 18TH ST Mailing City,St,Zip: COSTA MESA, CA 926274411 Gen County: Not reported TSD EPA ID: CAD044429835 TSD County: Not reported Waste Category: Other inorganic solid waste Disposal Method: Storage, Bulking, And/Or Transfer Off Site --No Treatment/Reovery (H010 -H129) Or (H131 -H135) Tons: 0.5 Facility County: Orange Year: 2009 Gepaid: CAL000296080 Contact: JOHN HAWLEY Telephone: 9496426506 Mailing Name: Not reported Mailing Address: 864 W 18TH ST Mailing City,St,Zip: COSTA MESA, CA 926274411 Gen County: Orange TSD EPA ID: CAD044429835 TSD County: Los Angeles Waste Category: Other inorganic solid waste Disposal Method: Storage, Bulking, And/Or Transfer Off Site --No Treatment/Reovery (H010 -H129) Or (H131 -H135) Tons: 0.5 Facility County: Orange TC3529055.2s Page 118 Map ID 2006 MAP FINDINGS Direction Contact: JOHN HAWLEY Distance 9496426506 Mailing Name: Elevation Site 864 W 18TH STREET Mailing City,St,Zip: RAILMAKERS INC (Continued) Gen County: Year: 2008 UTD981552177 Gepaid: CAL000296080 Waste Category: Contact: JOHN HAWLEY Transfer Station Telephone: 9496426506 Facility County: Mailing Name: Not reported Mailing Address: 864 W 18TH ST Mailing City,St,Zip: COSTA MESA, CA 926274411 Gen County: Orange TSD EPA ID: CAD059494310 TSD County: Santa Clara Waste Category: Other organic solids Disposal Method: Storage, Bulking, And/Or Transfer Off Site --No Treatment/Reovery (H010-H129)Or(H131-H135) Tons: 0.22935 Facility County: Orange Year: 2007 Gepaid: CAL000296080 Contact: JOHN HAWLEY Telephone: 9496426506 Mailing Name: Not reported Mailing Address: 864 W 18TH STREET Mailing City,St,Zip: COSTA MESA, CA 92627 Gen County: Orange TSD EPA ID: CAD044429835 TSD County: Los Angeles Waste Category: Other inorganic solid waste Disposal Method: Storage, Bulking, And/Or Transfer Off Site --No Treatment/Reovery (H010-H129)Or(H131-H135) Tons: 0.75 Facility County: Orange Year: 2006 Gepaid: CAL000296080 Contact: JOHN HAWLEY Telephone: 9496426506 Mailing Name: Not reported Mailing Address: 864 W 18TH STREET Mailing City,St,Zip: COSTA MESA, CA 92627 Gen County: Orange TSD EPA ID: UTD981552177 TSD County: 99 Waste Category: Other inorganic solid waste Disposal Method: Transfer Station Tons: 0.75 Facility County: Orange Click this hgpprlink while viewing on your computer to access 1 additional CA_HAZNET: record(s) in the EDR Site Report. ENVIROSTOR: Site Type: Tiered Permit Site Type Detailed: Tiered Permit Acres: Not reported NPL: NO Regulatory Agencies: NONE SPECIFIED Lead Agency: NONE SPECIFIED EDR ID Number Database(s) EPA ID Number S108217749 TC3529055.2s Page 119 Map ID MAP FINDINGS Direction Distance Elevation Site RAILMAKERS INC (Continued) Program Manager: Not reported Supervisor: Not reported Division Branch: Cleanup Cypress Facility ID: 71002851 Site Code: Not reported Assembly: 74 Senate: 37 Special Program: Not reported Status: Inactive - Needs Evaluation Status Date: Not reported Restricted Use: NO Site Mgmt. Req.: NONE SPECIFIED Funding: Not reported Latitude: 33.64039 Longitude: -117.9347 APN: NONE SPECIFIED Past Use: NONE SPECIFIED Potential COC: NONE SPECIFIED Confirmed COC: NONE SPECIFIED Potential Description: NONE SPECIFIED Alias Name: CAD981449721 Alias Type: EPA Identification Number Alias Name: 71002851 Alias Type: Envirostor ID Number Completed Info: Completed Area Name: Not reported Completed Sub Area Name: Not reported Completed Document Type: Not reported Completed Date: Not reported Comments: Not reported Future Area Name: Not reported Future Sub Area Name: Not reported Future Document Type: Not reported Future Due Date: Not reported Schedule Area Name: Not reported Schedule Sub Area Name: Not reported Schedule Document Type: Not reported Schedule Due Date: Not reported Schedule Revised Date: Not reported 65 CALIFORNIA EXPLORATION COMPANY SW 18TH & WHITTIER AVENUE 1/2-1 COSTA MESA, CA 92627 0.661 mi. 3490 ft. Relative: CORTESE: Higher Region: CORTESE Facility County Code: 30 Actual: Reg By: CALSI 103 ft. Reg Id: 30290011 ENVIROSTOR: Site Type: Historical Site Type Detailed: " Historical Acres: Not reported EDR ID Number Database(s) EPA ID Number S108217749 HIST CORTESE S101481432 ENVIROSTOR N/A TC3529055.2s Page 120 Map ID MAP FINDINGS Direction Distance Elevation Site CALIFORNIA EXPLORATION COMPANY (Continued) NPL: NO Regulatory Agencies: NONE SPECIFIED Lead Agency: NONE SPECIFIED Program Manager: Not reported Supervisor: " Mmonroy Division Branch: Cleanup Cypress Facility ID: 30290011 Site Code: Not reported Assembly: 74 Senate: 37 Special Program: " Site Char & Assess Grant (CERCLA 104) Status: Refer: RWQCB Status Date: 11/07/1994 Restricted Use: NO Site Mgmt. Req.: NONE SPECIFIED Funding: Not reported Latitude: 33.63972 Longitude: -117.9405 APN: NONE SPECIFIED Past Use: NONE SPECIFIED Potential COC: 10060, 10185, 10195 Confirmed COC: NONE SPECIFIED Potential Description: NONE SPECIFIED Alias Name: AMAX OIL Alias Type: Alternate Name Alias Name: AMEX OIL Alias Type: Alternate Name Alias Name: BARTO OIL Alias Type: Alternate Name Alias Name: MOBIL OIL Alias Type: Alternate Name Alias Name: TRIGOOD OIL Alias Type: Alternate Name Alias Name: 30290011 Alias Type: Envirostor ID Number Completed Info EDR ID Number Database(s) EPA ID Number S101481432 Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: ' Discovery Completed Date: 08/01/1981 Comments: FACILITY IDENTIFIED PHONE BOOK AMAX PETRO. WAS THERE IN 1963. TRIGOOD OIL WAS THERE IN 1961. BUSINESS YRS. INCLUDE 1949 TO 1971. AMAX IN 1966 PHONE BOOK. Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Site Screening Completed Date: 11/07/1994 Comments: DATABASE VALIDATION PROGRAM CONFIRMS NFA FOR DTSC. Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Site Screening Completed Date: 06/03/1987 Comments: SITE SCREENING DONE Future Area Name: Not reported TC3529055.2s Page 121 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number CALIFORNIA EXPLORATION COMPANY (Continued) S101481432 Future Sub Area Name: Not reported Future Document Type: Not reported Future Due Date: Not reported Schedule Area Name: Not reported Schedule Sub Area Name: Not reported Schedule Document Type: Not reported Schedule Due Date: Not reported Schedule Revised Date: Not reported 66 BAYSHORE ANIMAL HOSPITAL (FORMER) Orange Co. Industrial Site S106116048 East 2077 HARBOR BOULEVARD ENVIROSTOR N/A 1/2-1 COSTA MESA, CA 92626 0.769 mi. 4058 ft. Relative: Orange Co. Industrial Site Lower Case ID: 001CO05 Region: ORANGE Actual: Record ID: R00000024 83 ft. Current Status: CLOSED 7/28/2000 Closure Type: Closure certification issued Released Chemical: GASOLINE FUEL WASTE ORGANIC COMPOUNDS ENVIROSTOR: Site Type: Site Type Detailed: Acres: NPL: Regulatory Agencies: Lead Agency: Program Manager: Supervisor: Division Branch: Facility ID: Site Code: Assembly: Senate: Special Program: Status: Status Date: Restricted Use: Site Mgmt. Req.: Funding: Latitude: Longitude: APN: Past Use: Potential COC: Confirmed COC: Potential Description: Alias Name: Alias Type: Alias Name: Alias Type: Evaluation Evaluation 0 NO ORANGE COUNTY ORANGE COUNTY Not reported Referred - Not Assigned Cleanup Cypress 30070002 Not reported 74 37 Not reported Refer: 1248 Local Agency 02/28/2000 NO NONE SPECIFIED Not Applicable 33.64993 -117.9194 422-091-10 NONE SPECIFIED NONE SPECIFIED NONE SPECIFIED NONE SPECIFIED 422-091-10 APN 30070002 Envirostor ID Number Completed Info: Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported TC3529055.2s Page 122 Map ID MAP FINDINGS Direction Distance Elevation Site BAYSHORE ANIMAL HOSPITAL (FORMER) (Continued) Completed Document Type: SB 1248 Notification Completed Date: 02/23/2000 Comments: DTSC is not involved with this project. Future Area Name: Not reported Future Sub Area Name: Not reported Future Document Type: Not reported Future Due Date: Not reported Schedule Area Name: Not reported Schedule Sub Area Name: Not reported Schedule Document Type: Not reported Schedule Due Date: Not reported Schedule Revised Date: Not reported EDR ID Number Database(s) EPA ID Number 67 GRISWOLD INDUSTRIES TRIS South 1701 PLACENTIA AVE Cortese 1/2-1 COSTA MESA, CA 92627 LUST 0.772 mi. Status Date: RESPONSE 4074 ft. 401579 HAZNET 33.637056 Longitude: ENVIROSTOR Relative: Not reported Enf Type: Higher TRIS: Not reported Actual: Click this hyperlink while viewing on your computer to access 104 ft. 4 additional US—TRIS: record(s) in the EDR Site Report. CORTESE: Region: CORTESE Envirostor Id: 60001550 Site/Facility Type: STATE RESPONSE Cleanup Status: ACTIVE Status Date: 04/19/2011 Site Code: 401579 Latitude: 33.637056 Longitude: -117.93306 Owner: Not reported Enf Type: Not reported Swat R: Not reported Flag: export Order No: Not reported Waste Discharge System No: Not reported Effective Date: Not reported Region 2: Not reported WID Id: Not reported Solid Waste Id No: Not reported Waste Management Uit Name: Not reported LUST: Region: STATE Global Id: T0605900478 Latitude: 33.637052 Longitude: -117.933053 Case Type: LUST Cleanup Site Status: Completed - Case Closed Status Date: 03/14/2002 Lead Agency: ORANGE COUNTY LOP Case Worker: DB Local Agency: ORANGE COUNTY LOP S106116048 1005454861 92627GRSWL17 TC3529055.2s Page 123 Map ID Direction Distance Elevation Site GRISWOLD INDUSTRIES (Continued) RB Case Number: LOC Case Number: File Location: Potential Media Affect: Potential Contaminants of Concern Site History: MAP FINDINGS 083000592T 90UT216 Local Agency Soil Waste Oil / Motor / Hydraulic / Lubricating Not reported Click here to access the California GeoTracker records for this facility LUST: T0605900478 Global Id: T0605900478 Contact Type: Local Agency Caseworker Contact Name: DENAMARIE BAKER Organization Name: ORANGE COUNTY LOP Address: 1241 E. DYER ROAD, STE. 120 City: SANTA ANA Email: dbaker@ochca.com Phone Number: 7144336255 Global Id: T0605900478 Contact Type: Regional Board Caseworker Contact Name: CARL BERNHARDT Organization Name: SANTA ANA RWQCB (REGION 8) Address: 3737 MAIN STREET, SUITE 500 City: RIVERSIDE Email: cbernhardt@waterboards.ca.gov Phone Number: 9517824495 LUST: T0605900478 Global Id: T0605900478 Action Type: Other Date: 01/01/1950 Action: Leak Discovery Global Id: T0605900478 Action Type: REMEDIATION Date: 01/01/1950 Action: Excavation Global Id: T0605900478 Action Type: REMEDIATION Date: 01/01/1950 Action: Other (Use Description Field) Global Id: T0605900478 Action Type: Other Date: 01/01/1950 Action: Leak Reported Region: STATE Global Id: T0605901995 Latitude: 33.6361486 Longitude: -117.9320554 Case Type: LUST Cleanup Site Status: Completed - Case Closed Status Date: 02/13/1991 EDR ID Number Database(s) EPA ID Number 1005454861 TC3529055.2s Page 124 Map ID Direction Distance Elevation Site GRISWOLD INDUSTRIES (Continued) Lead Agency: Case Worker: Local Agency: RB Case Number: LOC Case Number: File Location: Potential Media Affect: Potential Contaminants of Concern Site History: MAP FINDINGS ORANGE COUNTY LOP DB ORANGE COUNTY LOP 083002917T 87UT173 Local Agency Soil Waste Oil / Motor / Hydraulic / Lubricating Not reported Click here to access the California GeoTracker records for this facility LUST: T0605901995 Global Id: T0605901995 Contact Type: Regional Board Caseworker Contact Name: CARL BERNHARDT Organization Name: SANTA ANA RWQCB (REGION 8) Address: 3737 MAIN STREET, SUITE 500 City: RIVERSIDE Email: cbernhardt@waterboards.ca.gov Phone Number: 9517824495 Global Id: T0605901995 Contact Type: Local Agency Caseworker Contact Name: DENAMARIE BAKER Organization Name: ORANGE COUNTY LOP Address: 1241 E. DYER ROAD, STE. 120 City: SANTA ANA Email: dbaker@ochca.com Phone Number: 7144336255 LUST: ORANGE Global Id: T0605901995 Action Type: Other Date: 01/01/1950 Action: Leak Discovery Global Id: T0605901995 Action Type: Other Date: 01/01/1950 Action: Leak Reported ORANGE CO. LUST: ORANGE Region: ORANGE Facility Id: 90UT216 Current Status: Certification (Case Closed) Released Substance: Waste oil/Used oil Date Closed: 03/14/2002 Case Type: Soil Only Record ID: RO0002135 Region: ORANGE Facility Id: 87UT173 Current Status: Certification (Case Closed) Released Substance: Waste oil/Used oil Date Closed: 02/13/1991 EDR ID Number Database(s) EPA ID Number 1005454861 Solvents, Gasoline TC3529055.2s Page 125 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number GRISWOLD INDUSTRIES (Continued) 1005454861 Case Type: Soil Only Record ID: RO0002777 Region: ORANGE Facility Id: 87UT173 Current Status: Not reported Released Substance: Solvents Date Closed: 02/13/1991 Case Type: Not reported Record ID: RO0002777 Region: ORANGE Facility Id: 87UT173 Current Status: Not reported Released Substance: Gasoline-Automotive (motor gasoline and additives), leaded & unleaded Date Closed: 02/13/1991 Case Type: Soil Only Record ID: RO0002777 RESPONSE: Facility ID: 60001550 Site Type: State Response Site Type Detail: State Response or NPL Acres: 20 National Priorities List: NO Cleanup Oversight Agencies: SMBRP Lead Agency: SMBRP Lead Agency Description: DTSC - Site Mitigation And Brownfield Reuse Program Project Manager: Maryam Tasnif-Abbasi Supervisor: Emad Yemut Division Branch: Southern California Schools & Brownfields Outreach Site Code: 401579 Site Mgmt. Req.: NONE SPECIFIED Assembly: 74 Senate: 37 Special Program Status: Not reported Status: Active Status Date: 04/19/2011 Restricted Use: NO Funding: Responsible Party Latitude: 33.63705 Longitude: -117.9330 APN: NONE SPECIFIED Past Use: FOUNDRY, UNDERGROUND STORAGE TANKS Potential COC: 30022 Confirmed COC: 30022 Potential Description: IA, OTH, SOIL, SV, UE Alias Name: 401579 Alias Type: Project Code (Site Code) Alias Name: 60001550 Alias Type: Envirostor ID Number Completed Info: Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Other Report Completed Date: 01/04/2012 TC3529055.2s Page 126 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number GRISWOLD INDUSTRIES (Continued) 1005454861 Comments: Not reported Future Area Name: PROJECT WIDE Future Sub Area Name: Not reported Future Document Type: Remedial Action Completion Report Future Due Date: 2014 Future Area Name: PROJECT WIDE Future Sub Area Name: Not reported Future Document Type: Remedial Action Plan Future Due Date: 2013 Schedule Area Name: PROJECT WIDE Schedule Sub Area Name: Not reported Schedule Document Type: Remedial Investigation / Feasibility Study Schedule Due Date: 06/15/2013 Schedule Revised Date: 08/06/2016 HAZNET: 2011 Year: 2011 Gepaid: CAD057477994 Contact: BOB ROST/EH&S MGR Telephone: 9497224848 Mailing Name: Not reported Mailing Address: PO BOX 1325 Mailing City,St,Zip: NEWPORT BEACH, CA 926590325 Gen County: Not reported TSD EPA ID: ARD981057870 TSD County: Not reported Waste Category: Other organic solids Disposal Method: Fuel Blending Prior To Energy Recovery At Another Site Tons: 0.335 Facility County: Orange Year: 2011 Gepaid: CAD057477994 Contact: BOB ROST/EH&S MGR Telephone: 9497224848 Mailing Name: Not reported Mailing Address: PO BOX 1325 Mailing City,St,Zip: NEWPORT BEACH, CA 926590325 Gen County: Not reported TSD EPA ID: CAD981696420 TSD County: Not reported Waste Category: Unspecified oil -containing waste Disposal Method: Storage, Bulking, And/Or Transfer Off Site --No Treatment/Reovery (H010-H129)Or(H131-H135) Tons: 58.797 Facility County: Orange Year: 2011 Gepaid: CAD057477994 Contact: BOB ROST/EH&S MGR Telephone: 9497224848 Mailing Name: Not reported Mailing Address: PO BOX 1325 Mailing City,St,Zip: NEWPORT BEACH, CA 926590325 Gen County: Not reported TSD EPA ID: CAD028409019 TC3529055.2s Page 127 Map ID Direction Distance Elevation MAP FINDINGS Site GRISWOLD INDUSTRIES (Continued) TSD County: Not reported Waste Category: Other organic solids Disposal Method: Storage, Bulking, And/Or Transfer Off Site --No Treatment/Reovery (H010-H129)Or(H131-H135) Tons: 0.25 Facility County: Orange Year: Gepaid: Contact: Telephone: Mailing Name: Mailing Address: Mailing City,St,Zip: Gen County: TSD EPA ID: TSD County: Waste Category: Disposal Method: Tons: Facility County: Year: Gepaid: Contact: Telephone: Mailing Name: Mailing Address: Mailing City,St,Zip: Gen County: TSD EPA ID: TSD County: Waste Category: Disposal Method: Tons: Facility County: 2011 CAD057477994 BOB ROST/EH&S MGR 9497224848 Not reported PO BOX 1325 NEWPORT BEACH, CA 926590325 Not reported NVT330010000 Not reported Other inorganic solid waste Landfill Or Surface Impoundment That Will Be Closed As Landfill( To Include On -Site Treatment And/Or Stabilization) 35.715 Orange 2011 CAD057477994 BOB ROST/EH&S MGR 9497224848 Not reported PO BOX 1325 NEWPORT BEACH, CA 926590325 Not reported CAD008488025 Not reported Liquids with pH — 2 with metals Metals Recovery Including Retoring, Smelting, Chemicals, Ect 6.8805 Orange Click this hgpprlink while viewing on your computer to access 82 additional CA HAZNET: record(s) in the EDR Site Report. ENVIROSTOR: Site Type: Site Type Detailed: Acres: NPL: Regulatory Agencies Lead Agency: Program Manager: Supervisor: Division Branch: Facility ID: Site Code: Assembly: Senate: Special Program: Status: Tiered Permit Tiered Permit Not reported NO NONE SPECIFIED NONE SPECIFIED Not reported Not reported Cleanup Cypress 71002482 Not reported 74 37 Not reported Inactive - Needs Evaluation EDR ID Number Database(s) EPA ID Number 1005454861 TC3529055.2s Page 128 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number GRISWOLD INDUSTRIES (Continued) 1005454861 Status Date: Not reported Restricted Use: NO Site Mgmt. Req.: NONE SPECIFIED Funding: Not reported Latitude: 33.63705 Longitude: -117.9330 APN: NONE SPECIFIED Past Use: NONE SPECIFIED Potential COC: NONE SPECIFIED Confirmed COC: NONE SPECIFIED Potential Description: NONE SPECIFIED Alias Name: CAD057477994 Alias Type: EPA Identification Number Alias Name: 71002482 Alias Type: Envirostor ID Number Completed Info: Completed Area Name: Not reported Completed Sub Area Name: Not reported Completed Document Type: Not reported Completed Date: Not reported Comments: Not reported Future Area Name: Not reported Future Sub Area Name: Not reported Future Document Type: Not reported Future Due Date: Not reported Schedule Area Name: Not reported Schedule Sub Area Name: Not reported Schedule Document Type: Not reported Schedule Due Date: Not reported Schedule Revised Date: Not reported Site Type: State Response Site Type Detailed: State Response or NPL Acres: 20 NPL: NO Regulatory Agencies: SMBRP Lead Agency: SMBRP Program Manager: Maryam Tasnif-Abbasi Supervisor: Emad Yemut Division Branch: Southern California Schools & Brownfields Outreach Facility ID: 60001550 Site Code: 401579 Assembly: 74 Senate: 37 Special Program: Not reported Status: Active Status Date: 04/19/2011 Restricted Use: NO Site Mgmt. Req.: NONE SPECIFIED Funding: Responsible Party Latitude: 33.63705 Longitude: -117.9330 APN: NONE SPECIFIED Past Use: FOUNDRY, UNDERGROUND STORAGE TANKS Potential COC: 30022 Confirmed COC: 30022 TC3529055.2s Page 129 Map ID Direction Distance Elevation Site MAP FINDINGS EDR ID Number Database(s) EPA ID Number GRISWOLD INDUSTRIES (Continued) Potential Description: IA, OTH, SOIL, SV, UE RESPONSE: Facility ID: 60001549 Site Type: State Response Site Type Detail: State Response or NPL 1005454861 S111239385 N/A TC3529055.2s Page 130 Alias Name: 401579 Alias Type: Project Code (Site Code) Alias Name: 60001550 Alias Type: Envirostor ID Number Completed Info: Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Other Report Completed Date: 01/04/2012 Comments: Not reported Future Area Name: PROJECT WIDE Future Sub Area Name: Not reported Future Document Type: Remedial Action Completion Report Future Due Date: 2014 Future Area Name: PROJECT WIDE Future Sub Area Name: Not reported Future Document Type: Remedial Action Plan Future Due Date: 2013 Schedule Area Name: PROJECT WIDE Schedule Sub Area Name: Not reported Schedule Document Type: Remedial Investigation / Feasibility Study Schedule Due Date: 06/15/2013 Schedule Revised Date: 08/06/2016 K68 MAURER MARINE INC. Cortese South 873 WEST 17TH STREET RESPONSE 1/2-1 COSTA MESA, CA 92627 ENVIROSTOR 0.789 mi. 4168 ft. Site 1 of 2 in cluster K Relative: CORTESE: Higher Region: CORTESE Envirostor Id: 60001549 Actual: Site/Facility Type: STATE RESPONSE 107 ft. Cleanup Status: ACTIVE Status Date: 08/04/2011 Site Code: 401578 Latitude: 33.635590 Longitude: -117.93501 Owner: Not reported Enf Type: Not reported Swat R: Not reported Flag: export Order No: Not reported Waste Discharge System No: Not reported Effective Date: Not reported Region 2: Not reported WID Id: Not reported Solid Waste Id No: Not reported Waste Management Uit Name: Not reported RESPONSE: Facility ID: 60001549 Site Type: State Response Site Type Detail: State Response or NPL 1005454861 S111239385 N/A TC3529055.2s Page 130 Map ID PROJECT WIDE MAP FINDINGS Direction Completed Document Type: Other Report Distance 01/09/2012 Comments: Elevation Site MAURER MARINE INC. (Continued) Acres: 0.5 National Priorities List: NO Cleanup Oversight Agencies: SMBRP Lead Agency: SMBRP Lead Agency Description: DTSC - Site Mitigation And Brownfield Reuse Program Project Manager: Maryam Tasnif-Abbasi Supervisor: Emad Yemut Division Branch: Southern California Schools & Brownfields Outreach Site Code: 401578 Site Mgmt. Req.: NONE SPECIFIED Assembly: 74 Senate: 37 Special Program Status: Not reported Status: Active Status Date: 08/04/2011 Restricted Use: NO Funding: Responsible Party Latitude: 33.63559 Longitude: -117.9350 APN: NONE SPECIFIED Past Use: UNKNOWN Potential COC: 30022 Confirmed COC: 30022 Potential Description: IA, OTH, SOIL, SV Alias Name: 401578 Alias Type: Project Code (Site Code) Alias Name: 60001549 Alias Type: Envirostor ID Number Completed Info: Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Consent Order Completed Date: 08/04/2011 Comments: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Site Characterization Workplan Completed Date: 02/16/2012 Comments: Not reported EDR ID Number Database(s) EPA ID Number Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Site Characterization Report Completed Date: 08/25/2012 Comments: further sampling will be conducted as an extension of the approved work plan Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Other Report Completed Date: 01/09/2012 Comments: Acknowledeged receipt of Monthyy Progress Report Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Other Report S111239385 TC3529055.2s Page 131 Map ID MAP FINDINGS Direction Distance Elevation Site MAURER MARINE INC. (Continued) Completed Date: Comments: Completed Area Name: Completed Sub Area Name: Completed Document Type: Completed Date: Comments: Completed Area Name: Completed Sub Area Name: Completed Document Type: Completed Date: Comments: Completed Area Name: Completed Sub Area Name: Completed Document Type: Completed Date: Comments: Completed Area Name: Completed Sub Area Name: Completed Document Type: Completed Date: Comments: Completed Area Name: Completed Sub Area Name: Completed Document Type: Completed Date: Comments: Completed Area Name: Completed Sub Area Name: Completed Document Type: Completed Date: Comments: Future Area Name: Future Sub Area Name: Future Document Type: Future Due Date: Schedule Area Name: Schedule Sub Area Name: Schedule Document Type: Schedule Due Date: Schedule Revised Date: ENVIROSTOR: Site Type: Site Type Detailed: Acres: NPL: Regulatory Agencies Lead Agency: Program Manager: 01/09/2012 Acknowledged receipt of monthly progress report. PROJECT WIDE Not reported Other Report 01/09/2012 Acknowledged receipt of monthly report via e-mail. PROJECT WIDE Not reported Other Report 01/09/2012 Not reported PROJECT WIDE Not reported Other Report 02/03/2012 Not reported EDR ID Number Database(s) EPA ID Number PROJECT WIDE Not reported Other Report 03/04/2012 No report is required since no activities took place this month. PROJECT WIDE Not reported Other Report 04/04/2012 Not reported PROJECT WIDE Not reported Other Report 05/04/2012 Not reported PROJECT WIDE Not reported Certification 2013 PROJECT WIDE Not reported Removal Action Workplan 03/30/2013 07/13/2013 State Response State Response or NPL 0.5 NO SMBRP SMBRP Maryam Tasnif-Abbasi S111239385 TC3529055.2s Page 132 Map ID MAP FINDINGS Direction Distance Elevation Site MAURER MARINE INC. (Continued) Supervisor: Emad Yemut Division Branch: Southern California Schools & Brownfields Outreach Facility ID: 60001549 Site Code: 401578 Assembly: 74 Senate: 37 Special Program: Not reported Status: Active Status Date: 08/04/2011 Restricted Use: NO Site Mgmt. Req.: NONE SPECIFIED Funding: Responsible Party Latitude: 33.63559 Longitude: -117.9350 APN: NONE SPECIFIED Past Use: UNKNOWN Potential COC: 30022 Confirmed COC: 30022 Potential Description: IA, OTH, SOIL, SV Alias Name: 401578 Alias Type: Project Code (Site Code) Alias Name: 60001549 Alias Type: Envirostor ID Number Completed Info: Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Consent Order Completed Date: 08/04/2011 Comments: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Site Characterization Workplan Completed Date: 02/16/2012 Comments: Not reported EDR ID Number Database(s) EPA ID Number Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Site Characterization Report Completed Date: 08/25/2012 Comments: further sampling will be conducted as an extension of the approved work plan Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Other Report Completed Date: 01/09/2012 Comments: Acknowledeged receipt of Monthyy Progress Report Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Other Report Completed Date: 01/09/2012 Comments: Acknowledged receipt of monthly progress report. Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported S111239385 TC3529055.2s Page 133 Map ID Direction Distance Elevation Site MAP FINDINGS EDR ID Number Database(s) EPA ID Number MAURER MARINE INC. (Continued) Completed Document Type: Other Report Completed Date: 01/09/2012 Comments: Acknowledged receipt of monthly report via e-mail. Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Other Report Completed Date: 01/09/2012 Comments: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Other Report Completed Date: 02/03/2012 Comments: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Other Report Completed Date: 03/04/2012 Comments: No report is required since no activities took place this month. Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Other Report Completed Date: 04/04/2012 Comments: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Other Report Completed Date: 05/04/2012 Comments: Not reported Future Area Name: Future Sub Area Name: Future Document Type: Future Due Date: Schedule Area Name: Schedule Sub Area Name: Schedule Document Type: Schedule Due Date: Schedule Revised Date: K69 PRECISION OPTICAL South 869 W 17TH ST 1/2-1 COSTA MESA, CA 92627 0.790 mi. 4173 ft. Site 2 of 2 in cluster K Relative: Higher PROJECT WIDE Not reported Certification 2013 PROJECT WIDE Not reported Removal Action Workplan 03/30/2013 07/13/2013 RCRA-SQG: Actual: Date form received by agency: 09/01/1996 107 ft. Facility name: PRECISION OPTICAL Facility address: 869 W 17TH ST COSTA MESA, CA 92627 EPA ID: CAD981391386 S111239385 RCRA-SQG 1000172323 FINDS CAD981391386 Cortese RESPONSE HAZNET EMI ENVIROSTOR TC3529055.2s Page 134 Map ID Direction Distance Elevation MAP FINDINGS Site EDR ID Number Database(s) EPA ID Number PRECISION OPTICAL (Continued) Contact: Not reported Contact address: Not reported No Not reported Contact country: Not reported Contact telephone: Not reported Contact email: Not reported EPA Region: Not reported Land type: Facility is not located on Indian land. Additional information is not known. Classification: Small Small Quantity Generator Description: Handler: generates more than 100 and less than 1000 kg of hazardous No waste during any calendar month and accumulates less than 6000 kg of No hazardous waste at any time; or generates 100 kg or less of hazardous No waste during any calendar month, and accumulates more than 1000 kg of No hazardous waste at any time Owner/Operator Summary: Owner/operator name: Owner/operator address Owner/operator country: Owner/operator telephone Legal status: Owner/Operator Type: Owner/Op start date: Owner/Op end date: Owner/operator name: Owner/operator address Owner/operator country: Owner/operator telephone Legal status: Owner/Operator Type: Owner/Op start date: Owner/Op end date: COMMUNITY DISPOSAL NOT REQUIRED NOT REQUIRED, ME 99999 Not reported (415) 555-1212 Private Owner Not reported Not reported NOT REQUIRED NOT REQUIRED NOT REQUIRED, ME 99999 Not reported (415) 555-1212 Private Operator Not reported Not reported Handler Activities Summary: U.S. importer of hazardous waste: No Mixed waste (haz. and radioactive): No Recycler of hazardous waste: No Transporter of hazardous waste: No Treater, storer or disposer of HW: No Underground injection activity: No On-site burner exemption: No Furnace exemption: No Used oil fuel burner: No Used oil processor: No User oil refiner: No Used oil fuel marketer to burner: No Used oil Specification marketer: No Used oil transfer facility: No Used oil transporter: No Historical Generators: Date form received by agency: 02/24/1986 Facility name: PRECISION OPTICAL 1000172323 TC3529055.2s Page 135 Map ID MAP FINDINGS Direction Distance Elevation Site PRECISION OPTICAL (Continued) Classification Violation Status Evaluation Action Summary: Evaluation date: Evaluation: Area of violation: Date achieved compliance: Evaluation lead agency: FINDS: Registry ID Large Quantity Generator No violations found 06/09/1994 COMPLIANCE EVALUATION INSPECTION ON-SITE Not reported Not reported State Contractor/Grantee 110002691640 Environmental Interest/Information System The NEI (National Emissions Inventory) database contains information on stationary and mobile sources that emit criteria air pollutants and their precursors, as well as hazardous air pollutants (HAPS). EDR ID Number Database(s) EPA ID Number RCRAInfo is a national information system that supports the Resource Conservation and Recovery Act (RCRA) program through the tracking of events and activities related to facilities that generate, transport, and treat, store, or dispose of hazardous waste. RCRAInfo allows RCRA program staff to track the notification, permit, compliance, and corrective action activities required under RCRA. CRITERIA AND HAZARDOUS AIR POLLUTANT INVENTORY CORTESE: Region: CORTESE Envirostor Id: 60001612 Site/Facility Type: STATE RESPONSE Cleanup Status: ACTIVE Status Date: 12/13/2011 Site Code: 401409 Latitude: 0 Longitude: 0 Owner: Not reported Enf Type: Not reported Swat R: Not reported Flag: export Order No: Not reported Waste Discharge System No: Not reported Effective Date: Not reported Region 2: Not reported WID Id: Not reported Solid Waste Id No: Not reported Waste Management Uit Name: Not reported RESPONSE: Facility ID: 60001612 Site Type: State Response Site Type Detail: State Response or NPL Acres: 1.26 1000172323 TC3529055.2s Page 136 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number PRECISION OPTICAL (Continued) 1000172323 National Priorities List: NO Cleanup Oversight Agencies: SMBRP Lead Agency: SMBRP Lead Agency Description: DTSC - Site Mitigation And Brownfield Reuse Program Project Manager: Maryam Tasnif-Abbasi Supervisor: Emad Yemut Division Branch: Southern California Schools & Brownfields Outreach Site Code: 401409 Site Mgmt. Req.: NONE SPECIFIED Assembly: 68 Senate: 35 Special Program Status: Not reported Status: Active Status Date: 12/13/2011 Restricted Use: NO Funding: Responsible Party Latitude: 0 Longitude: 0 APN: NONE SPECIFIED Past Use: HAZARDOUS WASTE STORAGE - TANKS/CONTAINERS, MANUFACTURING - OTHER Potential COC: 30022 Confirmed COC: 30022 Potential Description: OTH, SOIL, SV Alias Name: 401409 Alias Type: Project Code (Site Code) Alias Name: 60001612 Alias Type: Envirostor ID Number Completed Info: Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Consent Order Completed Date: 12/13/2011 Comments: Consent Order fully executed. Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Monitoring Plan Completed Date: 09/07/2012 Comments: completed Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Remedial Investigation Workplan Completed Date: 08/03/2012 Comments: completed Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: "Correspondence - Received Completed Date: 12/21/2012 Comments: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Other Report Completed Date: 01/04/2012 Comments: Not reported TC3529055.2s Page 137 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number PRECISION OPTICAL (Continued) 1000172323 Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Other Report Completed Date: 02/03/2012 Comments: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Other Report Completed Date: 03/06/2012 Comments: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Other Report Completed Date: 04/06/2012 Comments: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Other Report Completed Date: 05/06/2012 Comments: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Other Report Completed Date: 06/08/2012 Comments: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Other Report Completed Date: 07/06/2012 Comments: received Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Other Report Completed Date: 08/06/2012 Comments: received Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Other Report Completed Date: 09/07/2012 Comments: Not reported Future Area Name: PROJECT WIDE Future Sub Area Name: Not reported Future Document Type: Remedial Action Completion Report Future Due Date: 2015 Schedule Area Name: PROJECT WIDE Schedule Sub Area Name: Not reported Schedule Document Type: Remedial Investigation Report Schedule Due Date: 05/15/2013 Schedule Revised Date: Not reported TC3529055.2s Page 138 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number PRECISION OPTICAL (Continued) 1000172323 Schedule Area Name: PROJECT WIDE Schedule Sub Area Name: Not reported Schedule Document Type: Remedial Action Plan Schedule Due Date: 01/13/2013 Schedule Revised Date: 01/13/2015 HAZNET: Year: 2011 Gepaid: CAD981391386 Contact: GREGORY S. LANE/PURCHASING MGR Telephone: 9496316800 Mailing Name: Not reported Mailing Address: 320 KALMUS DR Mailing City,St,Zip: COSTA MESA, CA 926260000 Gen County: Not reported TSD EPA ID: CAD008364432 TSD County: Not reported Waste Category: Waste oil and mixed oil Disposal Method: Fuel Blending Prior To Energy Recovery At Another Site Tons: 2.4624 Facility County: Orange Year: 2011 Gepaid: CAD981391386 Contact: GREGORY S. LANE/PURCHASING MGR Telephone: 9496316800 Mailing Name: Not reported Mailing Address: 320 KALMUS DR Mailing City,St,Zip: COSTA MESA, CA 926260000 Gen County: Not reported TSD EPA ID: CAD008364432 TSD County: Not reported Waste Category: Organic solids with halogens Disposal Method: Storage, Bulking, And/Or Transfer Off Site --No Treatment/Reovery (H010-H129)Or(H131-H135) Tons: 0.35 Facility County: Orange Year: 2011 Gepaid: CAD981391386 Contact: GREGORY S. LANE/PURCHASING MGR Telephone: 9496316800 Mailing Name: Not reported Mailing Address: 320 KALMUS DR Mailing City,St,Zip: COSTA MESA, CA 926260000 Gen County: Not reported TSD EPA ID: CAD008364432 TSD County: Not reported Waste Category: Liquids with halogenated organic compounds >= 1,000 Mg./L Disposal Method: Storage, Bulking, And/Or Transfer Off Site --No TreatmenUReovery (H010-H129)Or(H131-H135) Tons: 0.2085 Facility County: Orange Year: 2010 Gepaid: CAD981391386 Contact: GREGORY S. LANE/PURCHASING MGR TC3529055.2s Page 139 Map ID 1990 MAP FINDINGS Direction County Code: 30 Distance Sc Facility ID: Elevation Site SC SIC Code: PRECISION OPTICAL (Continued) Air District Name: Telephone: 9496316800 Not reported Mailing Name: Not reported Total Organic Hydrocarbon Gases Tons/Yr: Mailing Address: 869 W 17TH ST 1 Mailing City,St,Zip: COSTA MESA, CA 926274308 NOX - Oxides of Nitrogen Tons/Yr: Gen County: Not reported 0 TSD EPA ID: CAD008364432 Part. Matter 10 Micrometers & Smllr Tons/Yr: TSD County: Not reported Waste Category: Waste oil and mixed oil Disposal Method: Fuel Blending Prior To Energy Recovery At Another Site Tons: 1.881 Facility County: Orange Year: 2010 Gepaid: CAD981391386 Contact: GREGORY S. LANE/PURCHASING MGR Telephone: 9496316800 Mailing Name: Not reported Mailing Address: 869 W 17TH ST Mailing City,St,Zip: COSTA MESA, CA 926274308 Gen County: Not reported TSD EPA ID: CAD008364432 TSD County: Not reported Waste Category: Hydrocarbon solvents (benzene, hexane, Stoddard, Etc.) Disposal Method: Fuel Blending Prior To Energy Recovery At Another Site Tons: 0.06255 Facility County: Orange (;lick this h gnarlink while viewing on your computer to access 104 additional CA_HAZNET: record(s) in the EDR Site Report. EMI: 1990 Year: 1987 County Code: 30 Air Basin: Sc Facility ID: 42152 Air District Name: SC SIC Code: 3827 Air District Name: SOUTH COAST AQMD Community Health Air Pollution Info System: Not reported Consolidated Emission Reporting Rule: Not reported Total Organic Hydrocarbon Gases Tons/Yr: 8 Reactive Organic Gases Tons/Yr: 1 Carbon Monoxide Emissions Tons/Yr: 0 NOX - Oxides of Nitrogen Tons/Yr: 0 SOX - Oxides of Sulphur Tons/Yr: 0 Particulate Matter Tons/Yr: 0 Part. Matter 10 Micrometers & Smllr Tons/Yr: 0 Year: 1990 County Code: 30 Air Basin: SC Facility ID: 42152 Air District Name: SC SIC Code: 3827 Air District Name: SOUTH COAST AQMD Community Health Air Pollution Info System: Not reported Consolidated Emission Reporting Rule: Not reported EDR ID Number Database(s) EPA ID Number 1000172323 TC3529055.2s Page 140 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number PRECISION OPTICAL (Continued) 1000172323 Total Organic Hydrocarbon Gases Tons/Yr: 10 Reactive Organic Gases Tons/Yr: 0 Carbon Monoxide Emissions Tons/Yr: 0 NOX - Oxides of Nitrogen Tons/Yr: 0 SOX - Oxides of Sulphur Tons/Yr: 0 Particulate Matter Tons/Yr: 0 Part. Matter 10 Micrometers & Smllr Tons/Yr: 0 Year: 1995 County Code: 30 Air Basin: SC Facility ID: 42152 Air District Name: SC SIC Code: 3827 Air District Name: SOUTH COAST AQMD Community Health Air Pollution Info System: Not reported Consolidated Emission Reporting Rule: Not reported Total Organic Hydrocarbon Gases Tons/Yr: 8 Reactive Organic Gases Tons/Yr: 0 Carbon Monoxide Emissions Tons/Yr: 0 NOX - Oxides of Nitrogen Tons/Yr: 0 SOX - Oxides of Sulphur Tons/Yr: 0 Particulate Matter Tons/Yr: 0 Part. Matter 10 Micrometers & Smllr Tons/Yr: 0 Year: 1996 County Code: 30 Air Basin: SC Facility ID: 42152 Air District Name: SC SIC Code: 3827 Air District Name: SOUTH COAST AQMD Community Health Air Pollution Info System: Not reported Consolidated Emission Reporting Rule: Not reported Total Organic Hydrocarbon Gases Tons/Yr: 7 Reactive Organic Gases Tons/Yr: 0 Carbon Monoxide Emissions Tons/Yr: 0 NOX - Oxides of Nitrogen Tons/Yr: 0 SOX - Oxides of Sulphur Tons/Yr: 0 Particulate Matter Tons/Yr: 0 Part. Matter 10 Micrometers & Smllr Tons/Yr: 0 Year: 1997 County Code: 30 Air Basin: SC Facility ID: 42152 Air District Name: SC SIC Code: 3827 Air District Name: SOUTH COAST AQMD Community Health Air Pollution Info System: Not reported Consolidated Emission Reporting Rule: Not reported Total Organic Hydrocarbon Gases Tons/Yr: 6 Reactive Organic Gases Tons/Yr: 0 Carbon Monoxide Emissions Tons/Yr: 0 NOX - Oxides of Nitrogen Tons/Yr: 0 SOX - Oxides of Sulphur Tons/Yr: 0 Particulate Matter Tons/Yr: 0 TC3529055.2s Page 141 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number PRECISION OPTICAL (Continued) 1000172323 Part. Matter 10 Micrometers & Smllr Tons/Yr: 0 Year: 1998 County Code: 30 Air Basin: SC Facility ID: 42152 Air District Name: SC SIC Code: 3827 Air District Name: SOUTH COAST AQMD Community Health Air Pollution Info System: Not reported Consolidated Emission Reporting Rule: Not reported Total Organic Hydrocarbon Gases Tons/Yr: 6 Reactive Organic Gases Tons/Yr: 0 Carbon Monoxide Emissions Tons/Yr: 0 NOX - Oxides of Nitrogen Tons/Yr: 0 SOX - Oxides of Sulphur Tons/Yr: 0 Particulate Matter Tons/Yr: 0 Part. Matter 10 Micrometers & Smllr Tons/Yr: 0 Year: 1999 County Code: 30 Air Basin: SC Facility ID: 42152 Air District Name: SC SIC Code: 3827 Air District Name: SOUTH COAST AQMD Community Health Air Pollution Info System: Not reported Consolidated Emission Reporting Rule: Not reported Total Organic Hydrocarbon Gases Tons/Yr: 6 Reactive Organic Gases Tons/Yr: 0 Carbon Monoxide Emissions Tons/Yr: 0 NOX - Oxides of Nitrogen Tons/Yr: 0 SOX - Oxides of Sulphur Tons/Yr: 0 Particulate Matter Tons/Yr: 0 Part. Matter 10 Micrometers & Smllr Tons/Yr: 0 Year: 2000 County Code: 30 Air Basin: SC Facility ID: 42152 Air District Name: SC SIC Code: 3827 Air District Name: SOUTH COAST AQMD Community Health Air Pollution Info System: Not reported Consolidated Emission Reporting Rule: Not reported Total Organic Hydrocarbon Gases Tons/Yr: 6 Reactive Organic Gases Tons/Yr: 0 Carbon Monoxide Emissions Tons/Yr: 0 NOX - Oxides of Nitrogen Tons/Yr: 0 SOX - Oxides of Sulphur Tons/Yr: 0 Particulate Matter Tons/Yr: 0 Part. Matter 10 Micrometers & Smllr Tons/Yr: 0 Year: 2001 County Code: 30 Air Basin: SC Facility ID: 42152 TC3529055.2s Page 142 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number PRECISION OPTICAL (Continued) 1000172323 Air District Name: Sc SIC Code: 3827 Air District Name: SOUTH COAST AQMD Community Health Air Pollution Info System: Not reported Consolidated Emission Reporting Rule: Not reported Total Organic Hydrocarbon Gases Tons/Yr: 2 Reactive Organic Gases Tons/Yr: 1 Carbon Monoxide Emissions Tons/Yr: 0 NOX - Oxides of Nitrogen Tons/Yr: 0 SOX - Oxides of Sulphur Tons/Yr: 0 Particulate Matter Tons/Yr: 0 Part. Matter 10 Micrometers & Smllr Tons/Yr: 0 ENVIROSTOR: Site Type: State Response Site Type Detailed: State Response or NPL Acres: 1.26 NPL: NO Regulatory Agencies: SMBRP Lead Agency: SMBRP Program Manager: Maryam Tasnif-Abbasi Supervisor: Emad Yemut Division Branch: Southern California Schools & Brownfields Outreach Facility ID: 60001612 Site Code: 401409 Assembly: 68 Senate: 35 Special Program: Not reported Status: Active Status Date: 12/13/2011 Restricted Use: NO Site Mgmt. Req.: NONE SPECIFIED Funding: Responsible Party Latitude: 0 Longitude: 0 APN: NONE SPECIFIED Past Use: HAZARDOUS WASTE STORAGE - TANKS/CONTAINERS, MANUFACTURING - OTHER Potential COC: 30022 Confirmed COC: 30022 Potential Description: OTH, SOIL, SV Alias Name: 401409 Alias Type: Project Code (Site Code) Alias Name: 60001612 Alias Type: Envirostor ID Number Completed Info: Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Consent Order Completed Date: 12/13/2011 Comments: Consent Order fully executed. Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Monitoring Plan Completed Date: 09/07/2012 Comments: completed TC3529055.2s Page 143 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number PRECISION OPTICAL (Continued) 1000172323 Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Remedial Investigation Workplan Completed Date: 08/03/2012 Comments: completed Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: *Correspondence - Received Completed Date: 12/21/2012 Comments: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Other Report Completed Date: 01/04/2012 Comments: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Other Report Completed Date: 02/03/2012 Comments: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Other Report Completed Date: 03/06/2012 Comments: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Other Report Completed Date: 04/06/2012 Comments: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Other Report Completed Date: 05/06/2012 Comments: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Other Report Completed Date: 06/08/2012 Comments: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Other Report Completed Date: 07/06/2012 Comments: received Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Other Report TC3529055.2s Page 144 Map ID MAP FINDINGS Direction Distance Elevation Site PRECISION OPTICAL (Continued) Completed Date: Comments: Completed Area Name: Completed Sub Area Name: Completed Document Type: Completed Date: Comments: Future Area Name: Future Sub Area Name: Future Document Type: Future Due Date: Schedule Area Name: Schedule Sub Area Name: Schedule Document Type: Schedule Due Date: Schedule Revised Date: Schedule Area Name: Schedule Sub Area Name: Schedule Document Type: Schedule Due Date: Schedule Revised Date: 08/06/2012 received PROJECT WIDE Not reported Other Report 09/07/2012 Not reported PROJECT WIDE Not reported Remedial Action Completion Report 2015 PROJECT WIDE Not reported Remedial Investigation Report 05/15/2013 Not reported PROJECT WIDE Not reported Remedial Action Plan 01/13/2013 01/13/2015 EDR ID Number Database(s) EPA ID Number 70 TUNE UP SHOP Orange Co. Industrial Site East 449 W BAY ST HAZNET 1/2-1 COSTA MESA, CA 92627 ENVIROSTOR 0.832 mi. 4395 ft. Relative: Orange Co. Industrial Site: Lower Case ID: 011C010 Region: ORANGE Actual: Record ID: RO0000030 84 ft. Current Status: CLOSED 5/29/2001 Closure Type: Closure certification issued Released Chemical: FUEL WASTE ORGANIC COMPOUNDS HAZNET: Year: 2011 Gepaid: CAL000299151 Contact: GRANT BURRIS Telephone: 9496454641 Mailing Name: Not reported Mailing Address: 449 W BAY ST Mailing City,St,Zip: COSTA MESA, CA 926270000 Gen County: Not reported TSD EPA ID: CAT080013352 TSD County: Not reported Waste Category: Aqueous solution with total organic residues less than 10 percent Disposal Method: Other Recovery Of Reclamation For Reuse Including Acid Regeneration, Organics Recovery Ect Tons: 0.231 Facility County: Orange Year: 2009 Gepaid: CAL000299151 1000172323 S106116046 N/A TC3529055.2s Page 145 Map ID MAP FINDINGS Direction Distance Elevation Site TUNE UP SHOP (Continued) Contact: Telephone: Mailing Name: Mailing Address: Mailing City,St,Zip: Gen County: TSD EPA ID: TSD County: Waste Category: Disposal Method: Tons: Facility County: ENVIROSTOR: Site Type: Site Type Detailed: Acres: NPL: Regulatory Agencies: Lead Agency: Program Manager: Supervisor: Division Branch: Facility ID: Site Code: Assembly: Senate: Special Program: Status: Status Date: Restricted Use: Site Mgmt. Req.: Funding: Latitude: Longitude: APN: Past Use: Potential COC: Confirmed COC: Potential Description: Alias Name: Alias Type: EDR ID Number Database(s) EPA ID Number GRANT BURRIS 9496454641 Not reported 449 W BAY ST COSTA MESA, CA 92627 Orange CAT080013352 Los Angeles Aqueous solution with total organic residues less than 10 percent Other Recovery Of Reclamation For Reuse Including Acid Regeneration, Organics Recovery Ect 0.231 Orange Evaluation Evaluation Not reported NO NONE SPECIFIED NONE SPECIFIED Not reported Referred - Not Assigned Cleanup Cypress 30750023 Not reported 74 37 Not reported Refer: 1248 Local Agency 04/02/2001 NO NONE SPECIFIED Not Applicable 33.64859 -117.9183 NONE SPECIFIED NONE SPECIFIED NONE SPECIFIED NONE SPECIFIED NONE SPECIFIED 30750023 Envirostor ID Number Completed Info: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: SB 1248 Notification Completed Date: 03/29/2001 Comments: SB 1248 Orange County Future Area Name: Not reported Future Sub Area Name: Not reported Future Document Type: Not reported Future Due Date: Not reported Schedule Area Name: Not reported Schedule Sub Area Name: Not reported S106116046 TC3529055.2s Page 146 Map ID MAP FINDINGS Direction Distance Elevation Site TUNE UP SHOP (Continued) Schedule Document Type: Not reported Schedule Due Date: Not reported Schedule Revised Date: Not reported 71 SOUTHERN CALIFORNIA EDISON LAFAYETTE SUBSTATION SSW 1680 MONROVIA AVENUE 1/2-1 COSTA MESA, CA 92627 0.840 mi. 4437 ft. Relative: CORTESE: Higher Region: Envirostor Id: Actual: Site/Facility Type: 109 ft. Cleanup Status: Status Date: Site Code: Latitude: Longitude: Owner: Enf Type: Swat R: Flag: Order No: Waste Discharge System No: Effective Date: Region 2: WID Id: Solid Waste Id No: Waste Management Uit Name: RESPONSE: Facility ID: Site Type: Site Type Detail: Acres: National Priorities List: Cleanup Oversight Agencies: Lead Agency: Lead Agency Description: Project Manager: Supervisor: Division Branch: Site Code: Site Mgmt. Req.: Assembly: Senate: Special Program Status: Status: Status Date: Restricted Use: Funding: Latitude: Longitude: APN: Past Use: Potential COC: CORTESE 60001509 STATE RESPONSE ACTIVE 01/05/2012 401558 33.635402 -117.93619 Not reported Not reported Not reported export Not reported Not reported Not reported Not reported Not reported Not reported Not reported 60001509 State Response State Response or NPL 1.5 NO SMBRP SMBRP DTSC - Site Mitigation And Brownfield Reuse Program Maryam Tasnif-Abbasi Emad Yemut Southern California Schools & Brownfields Outreach 401558 NONE SPECIFIED 74 37 Not reported Active 01/05/2012 NO Responsible Party 33.63540 -117.9361 NONE SPECIFIED UNKNOWN 30022 EDR ID Number Database(s) EPA ID Number S106116046 Cortese S109431811 RESPONSE N/A HAZNET ENVIROSTOR TC3529055.2s Page 147 Map ID MAP FINDINGS Direction Distance Elevation Site SOUTHERN CALIFORNIA EDISON LAFAYETTE SUBSTATION (Continued) Confirmed COC: Potential Description: Alias Name: Alias Type: Alias Name: Alias Type: Alias Name: Alias Type: Completed Info: Completed Area Name: Completed Sub Area Name: Completed Document Type: Completed Date: Comments: Completed Area Name: Completed Sub Area Name: Completed Document Type: Completed Date: Comments: Completed Area Name: Completed Sub Area Name: Completed Document Type: Completed Date: Comments: Completed Area Name: Completed Sub Area Name: Completed Document Type: Completed Date: Comments: Future Area Name: Future Sub Area Name: Future Document Type: Future Due Date: Future Area Name: Future Sub Area Name: Future Document Type: Future Due Date: Future Area Name: Future Sub Area Name: Future Document Type: Future Due Date: Schedule Area Name: Schedule Sub Area Name: Schedule Document Type: Schedule Due Date: Schedule Revised Date: 30022 OTH, SOIL, SV Annika Project Alternate Name 401558 Project Code (Site Code) 60001509 Envirostor ID Number Annika Project Not reported Reimbursement Agreement 06/30/2011 Agreement fully executed. EDR ID Number Database(s) EPA ID Number PROJECT WIDE Not reported Consent Order 01/05/2012 Consent Order for the SCE Lafayette Secondary Use Area was fully executed. Annika Project Not reported Technical Workplan 07/11/2011 Not reported Annika Project Not reported Technical Report 09/15/2011 Accepted as final; data will be used to design next phase of investigation. PROJECT WIDE Not reported Remedial Investigation Report 2013 PROJECT WIDE Not reported Remedial Action Plan 2013 PROJECT WIDE Not reported Remedial Action Completion Report 2014 Not reported Not reported Not reported Not reported Not reported HAZNET: Year: 2007 Gepaid: CAC002618350 S109431811 TC3529055.2s Page 148 Map ID MAP FINDINGS Direction Site Type Detailed: State Response or NPL Distance 1.5 NPL: Elevation Site SMBRP Lead Agency: SOUTHERN CALIFORNIA EDISON LAFAYETTE SUBSTATION (Continued) Maryam Tasnif-Abbasi Contact: STAN MARSH Division Branch: Telephone: 6263029711 60001509 Mailing Name: Not reported Assembly: Mailing Address: 2244 WALNUT GROVE AVE 37 Mailing City,St,Zip: ROSEMEAD, CA 91770 Status: Gen County: Orange 01/05/2012 TSD EPA ID: CAD050806850 Site Mgmt. Req.: TSD County: Los Angeles Responsible Party Waste Category: Liquids with polychloronated biphenyls — 50 Mg./L Longitude: Disposal Method: Storage, Bulking, And/Or Transfer Off Site --No Treatment/Reovery NONE SPECIFIED Past Use: (H010 -H129) Or (H131 -H135) Potential COC: Tons: 1.12 30022 Facility County: Orange ENVIROSTOR: Site Type: State Response Site Type Detailed: State Response or NPL Acres: 1.5 NPL: NO Regulatory Agencies: SMBRP Lead Agency: SMBRP Program Manager: Maryam Tasnif-Abbasi Supervisor: Emad Yemut Division Branch: Southern California Schools & Brownfields Outreach Facility ID: 60001509 Site Code: 401558 Assembly: 74 Senate: 37 Special Program: Not reported Status: Active Status Date: 01/05/2012 Restricted Use: NO Site Mgmt. Req.: NONE SPECIFIED Funding: Responsible Party Latitude: 33.63540 Longitude: -117.9361 APN: NONE SPECIFIED Past Use: UNKNOWN Potential COC: 30022 Confirmed COC: 30022 Potential Description: OTH, SOIL, SV Alias Name: Annika Project Alias Type: Alternate Name Alias Name: 401558 Alias Type: Project Code (Site Code) Alias Name: 60001509 Alias Type: Envirostor ID Number Completed Info: Completed Area Name: Annika Project Completed Sub Area Name: Not reported Completed Document Type: Reimbursement Agreement Completed Date: 06/30/2011 Comments: Agreement fully executed. Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported EDR ID Number Database(s) EPA ID Number S109431811 TC3529055.2s Page 149 Map ID Direction Distance Elevation MAP FINDINGS Site SOUTHERN CALIFORNIA EDISON LAFAYETTE SUBSTATION (Continued) EDR ID Number Database(s) EPA ID Number Completed Document Type: Consent Order Completed Date: 01/05/2012 Comments: Consent Order for the SCE Lafayette Secondary Use Area was fully executed. Completed Area Name: Annika Project Completed Sub Area Name: Not reported Completed Document Type: Technical Workplan Completed Date: 07/11/2011 Comments: Not reported Completed Area Name: Annika Project Completed Sub Area Name: Not reported Completed Document Type: Technical Report Completed Date: 09/15/2011 Comments: Accepted as final; data will be used to design next phase of investigation. Future Area Name: Future Sub Area Name: Future Document Type: Future Due Date: Future Area Name: Future Sub Area Name: Future Document Type: Future Due Date: Future Area Name: Future Sub Area Name: Future Document Type: Future Due Date: Schedule Area Name: Schedule Sub Area Name: Schedule Document Type: Schedule Due Date: Schedule Revised Date: PROJECT WIDE Not reported Remedial Investigation Report 2013 PROJECT WIDE Not reported Remedial Action Plan 2013 PROJECT WIDE Not reported Remedial Action Completion Report 2014 Not reported Not reported Not reported Not reported Not reported 72 DRY CLEAN 4 LESS SE 1704 NEWPORT BLVD 1/2-1 COSTA MESA, CA 92627 0.917 mi. 4843 ft. Relative: RCRA-SQG: Lower Date form received by agency: 09/01/1996 Facility name: DRY CLEAN 4 LESS Actual: Facility address: 1704 NEWPORT BLVD 95 ft. COSTA MESA, CA 92627 EPA ID: CAD981696156 Mailing address: NEWPORT BLVD COSTA MESA, CA 92627 Contact: Not reported Contact address: Not reported Not reported Contact country: Not reported Contact telephone: Not reported Contact email: Not reported EPA Region: Not reported Classification: Small Small Quantity Generator RCRA-SQG FINDS Orange Co. Industrial Site HAZNET ENVIROSTOR S109431811 1000107776 CAD981696156 TC3529055.2s Page 150 Map ID Direction Distance Elevation MAP FINDINGS Site EDR ID Number Database(s) EPA ID Number DRY CLEAN 4 LESS (Continued) Description: Handler: generates more than 100 and less than 1000 kg of hazardous Mixed waste (haz. and radioactive): waste during any calendar month and accumulates less than 6000 kg of Recycler of hazardous waste: hazardous waste at any time; or generates 100 kg or less of hazardous Transporter of hazardous waste: waste during any calendar month, and accumulates more than 1000 kg of Treater, storer or disposer of HW: hazardous waste at any time Owner/Operator Summary: No Owner/operator name: RON PERRY Owner/operator address: NOT REQUIRED Used oil fuel burner: NOT REQUIRED, ME 99999 Owner/operator country: Not reported Owner/operator telephone: (415) 555-1212 Legal status: Private Owner/Operator Type: Owner Owner/Op start date: Not reported Owner/Op end date: Not reported Owner/operator name: NOT REQUIRED Owner/operator address: NOT REQUIRED NOT REQUIRED, ME 99999 Owner/operator country: Not reported Owner/operator telephone: (415) 555-1212 Legal status: Private Owner/Operator Type: Operator Owner/Op start date: Not reported Owner/Op end date: Not reported Handler Activities Summary: U.S. importer of hazardous waste: No Mixed waste (haz. and radioactive): No Recycler of hazardous waste: No Transporter of hazardous waste: No Treater, storer or disposer of HW: No Underground injection activity: No On-site burner exemption: No Furnace exemption: No Used oil fuel burner: No Used oil processor: No User oil refiner: No Used oil fuel marketer to burner: No Used oil Specification marketer: No Used oil transfer facility: No Used oil transporter: No Violation Status FINDS: Registry ID: No violations found 110002756045 Environmental Interest/Information System RCRAInfo is a national information system that supports the Resource Conservation and Recovery Act (RCRA) program through the tracking of events and activities related to facilities that generate, transport, and treat, store, or dispose of hazardous waste. RCRAInfo allows RCRA program staff to track the notification, permit, compliance, and corrective action activities required under RCRA. 1000107776 TC3529055.2s Page 151 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number DRY CLEAN 4 LESS (Continued) 1000107776 Orange Co. Industrial Site Case ID: OOIC012 Region: ORANGE Record ID: RO0000005 Current Status: CLOSED 9/5/2000 Closure Type: Closure certification issued Released Chemical: PERCHLOROETHYLENE HAZNET: Year: 2000 Gepaid: CAD981696156 Contact: ALAN G KELLEY Telephone: 7146316672 Mailing Name: Not reported Mailing Address: 1704 NEWPORT BLVD Mailing City,St,Zip: COSTA MESA, CA 926273010 Gen County: Orange TSD EPA ID: CAT000613976 TSD County: Orange Waste Category: Liquids with halogenated organic compounds >= 1,000 Mg./L Disposal Method: Transfer Station Tons: .1500 Facility County: Orange Year: 1999 Gepaid: CAD981696156 Contact: ALAN G KELLEY Telephone: 7146316672 Mailing Name: Not reported Mailing Address: 1704 NEWPORT BLVD Mailing City,St,Zip: COSTA MESA, CA 926273010 Gen County: Orange TSD EPA ID: CAT000613976 TSD County: Orange Waste Category: Liquids with halogenated organic compounds >= 1,000 Mg./L Disposal Method: Transfer Station Tons: 1.626 Facility County: Orange Year: 1998 Gepaid: CAD981696156 Contact: ALAN G KELLEY Telephone: 7146316672 Mailing Name: Not reported Mailing Address: 1704 NEWPORT BLVD Mailing City,St,Zip: COSTA MESA, CA 926273010 Gen County: Orange TSD EPA ID: CAT000613976 TSD County: Orange Waste Category: Liquids with halogenated organic compounds >= 1,000 Mg./L Disposal Method: Transfer Station Tons: 1.3520 Facility County: Orange Year: 1997 Gepaid: CAD981696156 TC3529055.2s Page 152 Map ID MAP FINDINGS Direction Distance Elevation Site DRY CLEAN 4 LESS (Continued) Contact: Telephone: Mailing Name: Mailing Address: Mailing City,St,Zip: Gen County: TSD EPA ID: TSD County: Waste Category: Disposal Method: Tons: Facility County: Year: Gepaid: Contact: Telephone: Mailing Name: Mailing Address: Mailing City,St,Zip: Gen County: TSD EPA ID: TSD County: Waste Category: Disposal Method: Tons: Facility County: ALAN G KELLEY 7146316672 Not reported 1704 NEWPORT BLVD COSTA MESA, CA 926273010 Orange CAT000613976 Orange Liquids with halogenated organic compounds >= 1,000 Mg./L Transfer Station .6580 Orange 1996 CAD981696156 ALAN G KELLEY 7146316672 Not reported 1704 NEWPORT BLVD COSTA MESA, CA 926273010 Orange CAT000613976 Orange Liquids with halogenated organic compounds >= 1,000 Mg./L Transfer Station .5875 Orange Click this hyperlink while viewing on your computer to access 3 additional CA_HAZNET: record(s) in the EDR Site Report. ENVIROSTOR: Site Type: Site Type Detailed: Acres: NPL: Regulatory Agencies Lead Agency: Program Manager: Supervisor: Division Branch: Facility ID: Site Code: Assembly: Senate: Special Program: Status: Status Date: Restricted Use: Site Mgmt. Req.: Funding: Latitude: Longitude: APN: Past Use: Potential COC: Confirmed COC: Evaluation Evaluation 0 NO ORANGE COUNTY ORANGE COUNTY Not reported Referred - Not Assigned Cleanup Cypress 30720021 Not reported 74 37 Not reported Refer: 1248 Local Agency 06/01/2000 NO NONE SPECIFIED Not Applicable 33.63759 -117.9215 NONE SPECIFIED NONE SPECIFIED NONE SPECIFIED NONE SPECIFIED EDR ID Number Database(s) EPA ID Number 1000107776 TC3529055.2s Page 153 Map ID MAP FINDINGS Direction Distance Elevation Site DRY CLEAN 4 LESS (Continued) Potential Description: NONE SPECIFIED Alias Name: 30720021 Alias Type: Envirostor ID Number Completed Info: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: SB 1248 Notification Completed Date: 06/01/2000 Comments: DTSC is not involved with this project. Future Area Name: Not reported Future Sub Area Name: Not reported Future Document Type: Not reported Future Due Date: Not reported Schedule Area Name: Not reported Schedule Sub Area Name: Not reported Schedule Document Type: Not reported Schedule Due Date: Not reported Schedule Revised Date: Not reported 73 THE GRAND PLAN - EATON / NEXUS Region: South 1640 MONROVIA AVENUE RO0003345 1/2-1 COSTA MESA, CA 92627 Closure Type: 0.919 mi. Released Chemical: PERCHLOROETHYELNE TRICHLOROETHYLENE DICHLOROETHYLENE(1,2) 4854 ft. Relative: NPDES: Higher Npdes Number: CAS000002 Facility Status: Active Actual: Agency Id: 0 111 ft. Region: 8 Regulatory Measure Id: 349516 Order No: 2009-0009-DWQ Regulatory Measure Type: Enrollee Place Id: Not reported WDID: 8 30C352733 Program Type: Construction Adoption Date Of Regulatory Measure: Not reported Effective Date Of Regulatory Measure: 07/28/2008 Expiration Date Of Regulatory Measure: Not reported Termination Date Of Regulatory Measure: Not reported Discharge Name: VIVANTE WESTSIDE LLC Discharge Address: 1 MacArthur Place Discharge City: Santa Ana Discharge State: California Discharge Zip: 92707 Orange Co. Industrial Site EDR ID Number Database(s) EPA ID Number NPDES Orange Co. Industrial Site DEED VCP ENVIROSTOR Case ID: 051C011 Region: ORANGE Record ID: RO0003345 Current Status: CLOSED 11/3/2005 Closure Type: Voluntary Cleanup Program Termination Released Chemical: PERCHLOROETHYELNE TRICHLOROETHYLENE DICHLOROETHYLENE(1,2) Case ID: 941CO26 Region: ORANGE 1000107776 S101360297 N/A TC3529055.2s Page 154 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number THE GRAND PLAN - EATON / NEXUS (Continued) S101360297 Record ID: RO0000473 Current Status: CLOSED 11/3/1994 Closure Type: Closure certification issued Released Chemical: SOLVENTS -HALOGENATED DEED: Area: PROJECT WIDE Sub Area: Not reported Site Type: VOLUNTARY CLEANUP Status: ACTIVE Deed Date(s): 05/02/2012 VCP: Facility ID: 60000163 Site Type: Voluntary Cleanup Site Type Detail: Voluntary Cleanup Site Mgmt. Req.: NONE SPECIFIED Acres: 6.8 National Priorities List: NO Cleanup Oversight Agencies: SMBRP Lead Agency: SMBRP Lead Agency Description: DTSC - Site Mitigation And Brownfield Reuse Program Project Manager: Maryam Tasnif-Abbasi Supervisor: Emad Yemut Division Branch: Southern California Schools & Brownfields Outreach Site Code: 401296 Assembly: 74 Senate: 37 Special Programs Code: CLRRA Liability Immunity (AB 389) Status: Active Status Date: 02/01/2006 Restricted Use: YES Funding: Responsible Party Lat/Long: 33.63381 / -117.9351 APN: 424-111-01 Past Use: AEROSPACE MANUFACTURING/MAINTENANCE Potential COC: 30022, 30022 Confirmed COC: 30022_30022 Potential Description: OTH, SOIL, SV, SOIL, SV Alias Name: 424-111-01 Alias Type: APN Alias Name: 110033619047 Alias Type: EPA (FRS #) Alias Name: 401296 Alias Type: Project Code (Site Code) Alias Name: 60000163 Alias Type: Envirostor ID Number Completed Info: Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: California Land Reuse and Revitalization Agreement Completed Date: 02/01/2006 Comments: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported TC3529055.2s Page 155 Map ID Direction Distance Elevation MAP FINDINGS Site THE GRAND PLAN - EATON / NEXUS (Continued) Completed Document Type: Land Use Restriction Completed Date: 05/02/2012 Comments: Not reported EDR ID Number Database(s) EPA ID Number Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Correspondence Completed Date: 01/03/2008 Comments: DTSC issued this letter, estimating the projected number of job hours that will be expended on this project in 2008. This is only an estimate, and could change based on project needs. Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Correspondence Completed Date: 11/19/2009 Comments: This is an estimate of the job hours projected for DTSC for the 2010 calender year. The estimate will be adjusted based on the project needs. Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Certification Completed Date: 06/28/2012 Comments: All response actions for soil and soil gas have been completed, with the exception of ongoing O&M activities. Groundwater monitoring is underway. Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Preliminary Endangerment Assessment Report Completed Date: 05/10/2006 Comments: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: AB 389 Response Plan Completed Date: 12/24/2007 Comments: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Removal Action Completion Report Completed Date: 06/01/2009 Comments: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Site Characterization Report Completed Date: 12/12/2006 Comments: The report is considered final. Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Site Characterization Report Completed Date: 01/09/2007 Comments: This report was reviewed, and recommendations incorporated in the S101360297 TC3529055.2s Page 156 Map ID Direction Distance Elevation MAP FINDINGS Site EDR ID Number Database(s) EPA ID Number THE GRAND PLAN - EATON / NEXUS (Continued) S101360297 Draft Response Plan. Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Remedial Design - Preliminary/Intermediate Completed Date: 11/17/2007 Comments: This was a preliminary document and a letter is not needed. The design will be incorporated into an O&M Plan for official DTSC approval. Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Operations and Maintenance Plan Completed Date: 06/05/2009 Comments: Approved Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: 'Correspondence - Received Completed Date: 01/31/2010 Comments: Letter was received. No response required. Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Human Health Risk Assessment Report Completed Date: 06/08/2010 Comments: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Operations and Maintenance Plan Amendment Completed Date: 02/17/2011 Comments: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Monitoring Plan Completed Date: 05/16/2011 Comments: Not reported Future Area Name: Not reported Future Sub Area Name: Not reported Future Document Type: Not reported Future Due Date: Not reported Schedule Area Name: Not reported Schedule Sub Area Name: Not reported Schedule Document Type: Not reported Schedule Due Date: Not reported Schedule Revised Date: Not reported ENVIROSTOR: Site Type: Tiered Permit Site Type Detailed: Tiered Permit Acres: Not reported NPL: NO Regulatory Agencies: NONE SPECIFIED Lead Agency: NONE SPECIFIED TC3529055.2s Page 157 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number THE GRAND PLAN - EATON / NEXUS (Continued) S101360297 Program Manager: Not reported Supervisor: Not reported Division Branch: Cleanup Cypress Facility ID: 71002310 Site Code: Not reported Assembly: 74 Senate: 37 Special Program: Not reported Status: Inactive - Needs Evaluation Status Date: Not reported Restricted Use: NO Site Mgmt. Req.: NONE SPECIFIED Funding: Not reported Latitude: 33.63381 Longitude: -117.9351 APN: NONE SPECIFIED Past Use: NONE SPECIFIED Potential COC: NONE SPECIFIED Confirmed COC: NONE SPECIFIED Potential Description: NONE SPECIFIED Alias Name: CAD009640319 Alias Type: EPA Identification Number Alias Name: 71002310 Alias Type: Envirostor ID Number Completed Info: Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Phase 1 Non-Submittal Completed Date: 01/11/2001 Comments: Not reported Future Area Name: Not reported Future Sub Area Name: Not reported Future Document Type: Not reported Future Due Date: Not reported Schedule Area Name: Not reported Schedule Sub Area Name: Not reported Schedule Document Type: Not reported Schedule Due Date: Not reported Schedule Revised Date: Not reported Site Type: Voluntary Cleanup Site Type Detailed: Voluntary Cleanup Acres: 6.8 NPL: NO Regulatory Agencies: SMBRP Lead Agency: SMBRP Program Manager: Maryam Tasnif-Abbasi Supervisor: Emad Yemut Division Branch: Southern California Schools & Brownfields Outreach Facility ID: 60000163 Site Code: 401296 Assembly: 74 Senate: 37 Special Program: CLRRA Liability Immunity (AB 389) Status: Active Status Date: 02/01/2006 TC3529055.2s Page 158 Map ID Direction Distance Elevation Site MAP FINDINGS EDR ID Number Database(s) EPA ID Number THE GRAND PLAN - EATON / NEXUS (Continued) Restricted Use: YES Site Mgmt. Req.: NONE SPECIFIED Funding: Responsible Party Latitude: 33.63381 Longitude: -117.9351 APN: 424-111-01 Past Use: AEROSPACE MANUFACTURING/MAINTENANCE Potential COC: 30022, 30022 Confirmed COC: 30022_30022 Potential Description: OTH, SOIL, SV, SOIL, SV Alias Name: 424-111-01 Alias Type: APN Alias Name: 110033619047 Alias Type: EPA (FRS #) Alias Name: 401296 Alias Type: Project Code (Site Code) Alias Name: 60000163 Alias Type: Envirostor ID Number Completed Info: Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: California Land Reuse and Revitalization Agreement Completed Date: 02/01/2006 Comments: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Land Use Restriction Completed Date: 05/02/2012 Comments: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Correspondence Completed Date: 01/03/2008 Comments: DTSC issued this letter, estimating the projected number of job hours that will be expended on this project in 2008. This is only an estimate, and could change based on project needs. Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Correspondence Completed Date: 11/19/2009 Comments: This is an estimate of the job hours projected for DTSC for the 2010 calender year. The estimate will be adjusted based on the project needs. Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Certification Completed Date: 06/28/2012 Comments: All response actions for soil and soil gas have been completed, with the exception of ongoing O&M activities. Groundwater monitoring is underway. Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported S101360297 TC3529055.2s Page 159 Map ID MAP FINDINGS Direction Distance Elevation Site THE GRAND PLAN - EATON / NEXUS (Continued) Completed Document Type: Preliminary Endangerment Assessment Report Completed Date: 05/10/2006 Comments: Not reported Completed Area Name: Completed Sub Area Name: Completed Document Type: Completed Date: Comments: Completed Area Name: Completed Sub Area Name: Completed Document Type: Completed Date: Comments: Completed Area Name: Completed Sub Area Name: Completed Document Type: Completed Date: Comments: Completed Area Name: Completed Sub Area Name: Completed Document Type: Completed Date: Comments: Completed Area Name: Completed Sub Area Name: Completed Document Type: Completed Date: Comments: Completed Area Name: Completed Sub Area Name: Completed Document Type: Completed Date: Comments: Completed Area Name: Completed Sub Area Name: Completed Document Type: Completed Date: Comments: Completed Area Name: Completed Sub Area Name: Completed Document Type: Completed Date: Comments: Completed Area Name: Completed Sub Area Name PROJECT WIDE Not reported AB 389 Response Plan 12/24/2007 Not reported PROJECT WIDE Not reported Removal Action Completion Report 06/01/2009 Not reported PROJECT WIDE Not reported Site Characterization Report 12/12/2006 The report is considered final. EDR ID Number Database(s) EPA ID Number PROJECT WIDE Not reported Site Characterization Report 01/09/2007 This report was reviewed, and recommendations incorporated in the Draft Response Plan. PROJECT WIDE Not reported Remedial Design - Preliminary/Intermediate 11/17/2007 This was a preliminary document and a letter is not needed. The design will be incorporated into an O&M Plan for official DTSC approval. PROJECT WIDE Not reported Operations and Maintenance Plan 06/05/2009 Approved PROJECT WIDE Not reported 'Correspondence - Received 01/31/2010 Letter was received. No response required. PROJECT WIDE Not reported Human Health Risk Assessment Report 06/08/2010 Not reported PROJECT WIDE Not reported S101360297 TC3529055.2s Page 160 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number THE GRAND PLAN - EATON / NEXUS (Continued) S101360297 Completed Document Type: Operations and Maintenance Plan Amendment Completed Date: 02/17/2011 Comments: Not reported Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Monitoring Plan Completed Date: 05/16/2011 Comments: Not reported Future Area Name: Not reported Future Sub Area Name: Not reported Future Document Type: Not reported Future Due Date: Not reported Schedule Area Name: Not reported Schedule Sub Area Name: Not reported Schedule Document Type: Not reported Schedule Due Date: Not reported Schedule Revised Date: Not reported 74 GULTON-STATHAM TRANSDUCERS INC RCRA-SQG 1000417275 SSW 1644 WHITTIER AVENUE FINDS CAD008237109 1/2-1 COSTA MESA, CA 92627 NPDES 0.937 mi. HAZNET 4945 ft. EMI ENVIROSTOR Relative: R WDS Higher RCRA-SQG: Actual: Date form received by agency: 02/27/2002 107 ft. Facility name: AMETEK AEROSPACE, INC. Facility address: 1644 WHITTIER AVENUE COSTA MESA, CA 92627 EPA ID: CAD008237109 Mailing address: 1644 SHITTIER AVENUE COSTA MESA, CA 92827 Contact: KATHLEEN D NAIMAN Contact address: Not reported Not reported Contact country: Not reported Contact telephone: (949) 642-2400 Telephone ext.: 227 Contact email: Not reported EPA Region: Not reported Land type: Private Classification: Small Small Quantity Generator Description: Handler: generates more than 100 and less than 1000 kg of hazardous waste during any calendar month and accumulates less than 6000 kg of hazardous waste at any time; or generates 100 kg or less of hazardous waste during any calendar month, and accumulates more than 1000 kg of hazardous waste at any time Owner/Operator Summary: Owner/operator name: AMETECK, INC Owner/operator address: Not reported Not reported Owner/operator country: US TC3529055.2s Page 161 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number GULTON-STATHAM TRANSDUCERS INC (Continued) 1000417275 Owner/operator telephone: Not reported Legal status: Private Owner/Operator Type: Owner Owner/Op start date: 05/01/1999 Owner/Op end date: Not reported Owner/operator name: YULILY LIEB Owner/operator address: Not reported Underground injection activity: Not reported Owner/operator country: US Owner/operator telephone: Not reported Legal status: Private Owner/Operator Type: Operator Owner/Op start date: 09/27/1999 Owner/Op end date: Not reported Handler Activities Summary: U.S. importer of hazardous waste: No Mixed waste (haz. and radioactive): No Recycler of hazardous waste: No Transporter of hazardous waste: No Treater, storer or disposer of HW: No Underground injection activity: No On-site burner exemption: No Furnace exemption: No Used oil fuel burner: No Used oil processor: No User oil refiner: No Used oil fuel marketer to burner: No Used oil Specification marketer: No Used oil transfer facility: No Used oil transporter: No Historical Generators: Date form received by agency: 02/27/2002 Facility name: AMETEK AEROSPACE, INC. Classification: Large Quantity Generator Date form received by agency: 05/07/1999 Facility name: AMETEK AEROSPACE, INC. Site name: AMETEK AEROSPACE Classification: Large Quantity Generator Date form received by agency: 03/16/1999 Facility name: AMETEK AEROSPACE, INC. Site name: GULTON-STATHAM TRANSDUCERS, INC. Classification: Large Quantity Generator Date form received by agency: 09/01/1996 Facility name: AMETEK AEROSPACE, INC. Site name: AMETEK AEROSPACE Classification: Small Quantity Generator Date form received by agency: 01/26/1996 Facility name: AMETEK AEROSPACE, INC. Site name: GULTON-STATHAM TRANSDUCERS, INC. TC3529055.2s Page 162 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number GULTON-STATHAM TRANSDUCERS INC (Continued) 1000417275 Classification: Large Quantity Generator Date form received by agency: 03/18/1994 Facility name: AMETEK AEROSPACE, INC. Site name: GULTON-STATHAM TRANSDUCERS, INC Classification: Large Quantity Generator Date form received by agency: 01/21/1992 Facility name: AMETEK AEROSPACE, INC. Site name: GULTON SERVONIC DIV. Classification: Large Quantity Generator Facility Has Received Notices of Violations: Regulation violated: Not reported Area of violation: Generators - General Date violation determined: 06/21/2004 Date achieved compliance: 06/23/2005 Violation lead agency: State Enforcement action: WRITTEN INFORMAL Enforcement action date: 06/21/2004 Enf. disposition status: Not reported Enf. disp. status date: Not reported Enforcement lead agency: State Proposed penalty amount: Not reported Final penalty amount: Not reported Paid penalty amount: Not reported Evaluation Action Summary Evaluation date: 06/22/2006 Evaluation: COMPLIANCE EVALUATION INSPECTION ON-SITE Area of violation: Not reported Date achieved compliance: Not reported Evaluation lead agency: Local Evaluation date: 06/23/2005 Evaluation: COMPLIANCE EVALUATION INSPECTION ON-SITE Area of violation: Not reported Date achieved compliance: Not reported Evaluation lead agency: State Contractor/Grantee Evaluation date: 06/21/2004 Evaluation: COMPLIANCE EVALUATION INSPECTION ON-SITE Area of violation: Generators - General Date achieved compliance: 06/23/2005 Evaluation lead agency: State Contractor/Grantee Evaluation date: 11/16/1993 Evaluation: COMPLIANCE EVALUATION INSPECTION ON-SITE Area of violation: Not reported Date achieved compliance: Not reported Evaluation lead agency: State Contractor/Grantee FINDS: Registry ID: 110009528252 Environmental Interest/Information System TC3529055.2s Page 163 Map ID Direction Distance Elevation MAP FINDINGS Site GULTON-STATHAM TRANSDUCERS INC (Continued) EDR ID Number Database(s) EPA ID Number California Hazardous Waste Tracking System - Datamart (HWTS-DATAMART) provides California with information on hazardous waste shipments for generators, transporters, and treatment, storage, and disposal facilities. US EPA TRIS (Toxics Release Inventory System) contains information from facilities on the amounts of over 300 listed toxic chemicals that these facilities release directly to air, water, land, or that are transported off-site. RCRAInfo is a national information system that supports the Resource Conservation and Recovery Act (RCRA) program through the tracking of events and activities related to facilities that generate, transport, and treat, store, or dispose of hazardous waste. RCRAInfo allows RCRA program staff to track the notification, permit, compliance, and corrective action activities required under RCRA. US National Pollutant Discharge Elimination System (NPDES) module of the Compliance Information System (ICIS) tracks surface water permits issued under the Clean Water Act. Under NPDES, all facilities that discharge pollutants from any point source into waters of the United States are required to obtain a permit. The permit will likely contain limits on what can be discharged, impose monitoring and reporting requirements, and include other provisions to ensure that the discharge does not adversely affect water quality. HAZARDOUS WASTE BIENNIAL REPORTER PCS (Permit Compliance System) is a computerized management information system that contains data on National Pollutant Discharge Elimination System (NPDES) permit holding facilities. PCS tracks the permit, compliance, and enforcement status of NPDES facilities. NPDES: Npdes Number: CAS000001 Facility Status: Active Agency Id: 0 Region: 8 Regulatory Measure Id: 208966 Order No: 97-03-DWQ Regulatory Measure Type: Enrollee Place Id: Not reported WDID: 8301015174 Program Type: Industrial Adoption Date Of Regulatory Measure: Not reported Effective Date Of Regulatory Measure: 06/01/1999 Expiration Date Of Regulatory Measure: Not reported Termination Date Of Regulatory Measure: Not reported Discharge Name: Ametek Aerospace Discharge Address: 1644 Whittier Ave Discharge City: Costa Mesa Discharge State: California Discharge Zip: 92627 HAZNET: 1000417275 TC3529055.2s Page 164 Map ID MAP FINDINGS Direction Distance EDR ID Number Elevation Site Database(s) EPA ID Number GULTON-STATHAM TRANSDUCERS INC (Continued) 1000417275 Year: 2010 Gepaid: CAD008237109 Contact: CRAIG SNAPPY Telephone: 9496422400 Mailing Name: Not reported Mailing Address: 1644 WHITTIER AVE Mailing City,St,Zip: COSTA MESA, CA 926274415 Gen County: Not reported TSD EPA ID: CAD044429835 TSD County: Not reported Waste Category: Unspecified solvent mixture Disposal Method: Storage, Bulking, And/Or Transfer Off Site--No TreatmenUReovery (H010-H129)Or(H131-H135) Tons: 0.225 Facility County: Orange Year: 2010 Gepaid: CAD008237109 Contact: CRAIG SNAPPY Telephone: 9496422400 Mailing Name: Not reported Mailing Address: 1644 WHITTIER AVE Mailing City,St,Zip: COSTA MESA, CA 926274415 Gen County: Not reported TSD EPA ID: CAD044429835 TSD County: Not reported Waste Category: Other inorganic solid waste Disposal Method: Storage, Bulking, And/Or Transfer Off Site--No TreatmenUReovery (H010-H129)Or(H131-H135) Tons: 0.035 Facility County: Orange Year: 2010 Gepaid: CAD008237109 Contact: CRAIG SNAPPY Telephone: 9496422400 Mailing Name: Not reported Mailing Address: 1644 WHITTIER AVE Mailing City,St,Zip: COSTA MESA, CA 926274415 Gen County: Not reported TSD EPA ID: CAD044429835 TSD County: Not reported Waste Category: Unspecified solvent mixture Disposal Method: Storage, Bulking, And/Or Transfer Off Site--No TreatmenUReovery (H010-H129)Or(H131-H135) Tons: 0.225 Facility County: Orange Year: 2010 Gepaid: CAD008237109 Contact: CRAIG SNAPPY Telephone: 9496422400 Mailing Name: Not reported Mailing Address: 1644 WHITTIER AVE Mailing City,St,Zip: COSTA MESA, CA 926274415 Gen County: Not reported TSD EPA ID: CAD044429835 TC3529055.2s Page 165 Map ID MAP FINDINGS Direction Distance Elevation Site GULTON-STATHAM TRANSDUCERS INC (Continued) TSD County: Not reported Waste Category: Off -specification, aged or surplus organics Disposal Method: Storage, Bulking, And/Or Transfer Off Site --No Treatment/Reovery (H010-H129)Or(H131-H135) Tons: 0.075 Facility County: Orange Year: 2010 Gepaid: CAD008237109 Contact: CRAIG SNAPPY Telephone: 9496422400 Mailing Name: Not reported Mailing Address: 1644 WHITTIER AVE Mailing City,St,Zip: COSTA MESA, CA 926274415 Gen County: Not reported TSD EPA ID: CAD980675276 TSD County: Not reported Waste Category: Unspecified aqueous solution Disposal Method: Landfill Or Surface Impoundment That Will Be Closed As Landfill( To Carbon Monoxide Emissions Tons/Yr: Include On -Site Treatment And/Or Stabilization) Tons: 0.225 Facility County: Orange Click this hgpprlink while viewing on your computer to access 193 additional CA_HAZNET: record(s) in the EDR Site Report. EMI: Year: 1990 County Code: 30 Air Basin: SC Facility ID: 46450 Air District Name: SC SIC Code: 3829 Air District Name: SOUTH COAST AQMD Community Health Air Pollution Info System: Not reported Consolidated Emission Reporting Rule: Not reported Total Organic Hydrocarbon Gases Tons/Yr: 1 Reactive Organic Gases Tons/Yr: 1 Carbon Monoxide Emissions Tons/Yr: 0 NOX - Oxides of Nitrogen Tons/Yr: 0 SOX - Oxides of Sulphur Tons/Yr: 0 Particulate Matter Tons/Yr: 0 Part. Matter 10 Micrometers & Smllr Tons/Yr: 0 ENVIROSTOR: Site Type: Tiered Permit Site Type Detailed: Tiered Permit Acres: Not reported NPL: NO Regulatory Agencies: NONE SPECIFIED Lead Agency: NONE SPECIFIED Program Manager: Not reported Supervisor: Not reported Division Branch: Cleanup Cypress Facility ID: 71002151 Site Code: Not reported EDR ID Number Database(s) EPA ID Number 1000417275 TC3529055.2s Page 166 Map ID MAP FINDINGS Direction Distance Elevation Site GULTON-STATHAM TRANSDUCERS INC (Continued) Assembly: 74 Senate: 37 Special Program: Not reported Status: Inactive - Needs Evaluation Status Date: Not reported Restricted Use: NO Site Mgmt. Req.: NONE SPECIFIED Funding: Not reported Latitude: 33.63378 Longitude: -117.9394 APN: NONE SPECIFIED Past Use: NONE SPECIFIED Potential COC: NONE SPECIFIED Confirmed COC: NONE SPECIFIED Potential Description: NONE SPECIFIED Alias Name: CAD008237109 Alias Type: EPA Identification Number Alias Name: 71002151 Alias Type: Envirostor ID Number Completed Info: 9496422400 Completed Area Name: Not reported Completed Sub Area Name: Not reported Completed Document Type: Not reported Completed Date: Not reported Comments: Not reported Future Area Name: Not reported Future Sub Area Name: Not reported Future Document Type: Not reported Future Due Date: Not reported Schedule Area Name: Not reported Schedule Sub Area Name: Not reported Schedule Document Type: Not reported Schedule Due Date: Not reported Schedule Revised Date: Not reported EDR ID Number Database(s) EPA ID Number CA WDS: Facility ID: Santa Ana River 301015174 Facility Type: Industrial - Facility that treats and/or disposes of liquid or semisolid wastes from any servicing, producing, manufacturing or processing operation of whatever nature, including mining, gravel washing, geothermal operations, air conditioning, ship building and repairing, oil production, storage and disposal operations, water pumping. Facility Status: Active - Any facility with a continuous or seasonal discharge that is under Waste Discharge Requirements. NPDES Number: CAS000001 The 1st 2 characters designate the state. The remaining 7 are assigned by the Regional Board Subregion: 8 Facility Telephone: Not reported Facility Contact: Not reported Agency Name: AMETEK AEROSPACE Agency Address: 1644 WHITTER AVENUE Agency City,St,Zip: COSTA MESA 92627 Agency Contact: SYRUS TAJBASH Agency Telephone: 9496422400 1000417275 TC3529055.2s Page 167 Map ID Direction Distance Elevation MAP FINDINGS Site GULTON-STATHAM TRANSDUCERS INC (Continued) EDR ID Number Database(s) EPA ID Number 1000417275 Agency Type: Private SIC Code: 0 SIC Code 2: Not reported Primary Waste: Not reported Primary Waste Type: Not reported Secondary Waste: Not reported Secondary Waste Type: Not reported Design Flow: 0 Baseline Flow: 0 Reclamation: Not reported POTW: Not reported Treat To Water: Minor Threat to Water Quality. A violation of a regional board order should cause a relatively minor impairment of beneficial uses compared to a major or minor threat. Not: All nurds without a TTWQ will be considered a minor threat to water quality unless coded at a higher Level. A Zero (0) may be used to code those NURDS that are found to represent no threat to water quality. Complexity: Category C - Facilities having no waste treatment systems, such as cooling water dischargers or thosewho must comply through best management practices, facilities with passive waste treatment and disposal systems, such as septic systems with subsurface disposal, or dischargers having waste storage systems with land disposal such as dairy waste ponds. 75 HARTMAN ENTERPRISES HIST CORTESE S100181946 SSE 741 OHMS WAY EMI N/A 1/2-1 COSTA MESA, CA 92627 ENVIROSTOR 0.989 mi. 5224 ft. Relative: CORTESE: Lower Region: CORTESE Facility County Code: 30 Actual: Reg By: CALSI 84 ft. Reg Id: 30370007 EMI: Year: 1987 County Code: 30 Air Basin: Sc Facility ID: 16872 Air District Name: SC SIC Code: 3079 Air District Name: SOUTH COAST AQMD Community Health Air Pollution Info System: Not reported Consolidated Emission Reporting Rule: Not reported Total Organic Hydrocarbon Gases Tons/Yr: 0 Reactive Organic Gases Tons/Yr: 0 Carbon Monoxide Emissions Tons/Yr: 0 NOX - Oxides of Nitrogen Tons/Yr: 0 SOX - Oxides of Sulphur Tons/Yr: 0 Particulate Matter Tons/Yr: 0 Part. Matter 10 Micrometers & Smllr Tons/Yr: 0 Year: 1990 County Code: 30 Air Basin: SC TC3529055.2s Page 168 Map ID MAP FINDINGS Direction Distance Elevation Site HARTMAN ENTERPRISES (Continued) Facility ID: 16872 Air District Name: SC SIC Code: 5015 Air District Name: SOUTH COAST AQMD Community Health Air Pollution Info System: Not reported Consolidated Emission Reporting Rule: Not reported Total Organic Hydrocarbon Gases Tons/Yr: 0 Reactive Organic Gases Tons/Yr: 0 Carbon Monoxide Emissions Tons/Yr: 0 NOX - Oxides of Nitrogen Tons/Yr: 0 SOX - Oxides of Sulphur Tons/Yr: 0 Particulate Matter Tons/Yr: 0 Part. Matter 10 Micrometers & Smllr Tons/Yr: 0 ENVIROSTOR: Site Type: Site Type Detailed: Acres: NPL: Regulatory Agencies: Lead Agency: Program Manager: Supervisor: Division Branch: Facility ID: Site Code: Assembly: Senate: Special Program: Status: Status Date: Restricted Use: Site Mgmt. Req.: Funding: Latitude: Longitude: APN: Past Use: Potential COC: Confirmed COC: Potential Description: Alias Name: Alias Type: Evaluation Evaluation 0 NO NONE SPECIFIED NONE SPECIFIED Not reported Greg Holmes Cleanup Cypress 30370007 Not reported 74 37 EPA - PASI Inactive - Needs Evaluation 11/09/2010 NO NONE SPECIFIED EPA Grant 33.63315 -117.9295 NONE SPECIFIED NONE SPECIFIED 10097,10198,20015 NONE SPECIFIED NONE SPECIFIED 30370007 Envirostor ID Number Completed Info: Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: PA/SI Reassessment Completed Date: 02/11/2009 Comments: Not reported EDR ID Number Database(s) EPA ID Number S100181946 Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Site Screening Completed Date: 04/30/1987 Comments: SITE SCREENING DONE RATIONALE FOR PA: NEED MORE INFORMATION. TC3529055.2s Page 169 Map ID Direction Distance Elevation MAP FINDINGS Site HARTMAN ENTERPRISES (Continued) EDR ID Number Database(s) EPA ID Number Completed Area Name: PROJECT WIDE Completed Sub Area Name: Not reported Completed Document Type: Site Screening Completed Date: 05/01/1987 Comments: SITE SCREENING DONE FURTHER RECORD SEARCH REQ'D. Future Area Name: Not reported Future Sub Area Name: Not reported Future Document Type: Not reported Future Due Date: Not reported Schedule Area Name: Not reported Schedule Sub Area Name: Not reported Schedule Document Type: Not reported Schedule Due Date: Not reported Schedule Revised Date: Not reported S100181946 TC3529055.2s Page 170 ] 4 j m L) § o & (\ C k § /o U)of <0 (0 §«°± < bj C/) - o Z) o=ofo o�wm \\\\ §)// <LU«< mmm= wLULe 5/52 mmU)a 000w 0ooz e / GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING To maintain currency of the following federal and state databases, EDR contacts the appropriate governmental agency on a monthly or quarterly basis, as required. Number of Days to Update: Provides confirmation that EDR is reporting records that have been updated within 90 days from the date the government agency made the information available to the public. STANDARD ENVIRONMENTAL RECORDS Federal NPL site list NPL: National Priority List National Priorities List (Superfund). The NPL is a subset of CERCLIS and identifies over 1,200 sites for priority cleanup under the Superfund Program. NPL sites may encompass relatively large areas. As such, EDR provides polygon coverage for over 1,000 NPL site boundaries produced by EPA's Environmental Photographic Interpretation Center (EPIC) and regional EPA offices. Date of Government Version: 10/01/2012 Date Data Arrived at EDR: 10/11/2012 Date Made Active in Reports: 12/20/2012 Number of Days to Update: 70 NPL Site Boundaries Source: EPA Telephone: N/A Last EDR Contact: 01/04/2013 Next Scheduled EDR Contact: 04/22/2013 Data Release Frequency: Quarterly Sources: EPA's Environmental Photographic Interpretation Center (EPIC) Telephone: 202-564-7333 EPA Region 1 Telephone 617-918-1143 EPA Region 3 Telephone 215-814-5418 EPA Region 4 Telephone 404-562-8033 EPA Region 5 Telephone 312-886-6686 EPA Region 10 Telephone 206-553-8665 EPA Region 6 Telephone: 214-655-6659 EPA Region 7 Telephone: 913-551-7247 EPA Region 8 Telephone: 303-312-6774 EPA Region 9 Telephone: 415-947-4246 Proposed NPL: Proposed National Priority List Sites A site that has been proposed for listing on the National Priorities List through the issuance of a proposed rule in the Federal Register. EPA then accepts public comments on the site, responds to the comments, and places on the NPL those sites that continue to meet the requirements for listing. Date of Government Version: 10/01/2012 Date Data Arrived at EDR: 10/11/2012 Date Made Active in Reports: 12/20/2012 Number of Days to Update: 70 Source: EPA Telephone: N/A Last EDR Contact: 01/04/2013 Next Scheduled EDR Contact: 04/22/2013 Data Release Frequency: Quarterly NPL LIENS: Federal Superfund Liens Federal Superfund Liens. Under the authority granted the USEPA by CERCLA of 1980, the USEPA has the authority to file liens against real property in order to recover remedial action expenditures or when the property owner received notification of potential liability. USEPA compiles a listing of filed notices of Superfund Liens. Date of Government Version: 10/15/1991 Date Data Arrived at EDR: 02/02/1994 Date Made Active in Reports: 03/30/1994 Number of Days to Update: 56 Source: EPA Telephone: 202-564-4267 Last EDR Contact: 08/15/2011 Next Scheduled EDR Contact: 11/28/2011 Data Release Frequency: No Update Planned TC3529055.2s Page GR -1 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING Federal Delisted NPL site list DELISTED NPL: National Priority List Deletions The National Oil and Hazardous Substances Pollution Contingency Plan (NCP) establishes the criteria that the EPA uses to delete sites from the NPL. In accordance with 40 CFR 300.425.(e), sites may be deleted from the NPL where no further response is appropriate. Date of Government Version: 10/01/2012 Date Data Arrived at EDR: 10/11/2012 Date Made Active in Reports: 12/20/2012 Number of Days to Update: 70 Federal CERCLIS list Source: EPA Telephone: N/A Last EDR Contact: 01/04/2013 Next Scheduled EDR Contact: 04/22/2013 Data Release Frequency: Quarterly CERCLIS: Comprehensive Environmental Response, Compensation, and Liability Information System CERCLIS contains data on potentially hazardous waste sites that have been reported to the USEPA by states, municipalities, private companies and private persons, pursuant to Section 103 of the Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA). CERCLIS contains sites which are either proposed to or on the National Priorities List (NPL) and sites which are in the screening and assessment phase for possible inclusion on the NPL. Date of Government Version: 11/02/2012 Date Data Arrived at EDR: 11/28/2012 Date Made Active in Reports: 01/07/2013 Number of Days to Update: 40 Source: EPA Telephone: 703-412-9810 Last EDR Contact: 01/04/2013 Next Scheduled EDR Contact: 03/11/2013 Data Release Frequency: Quarterly FEDERAL FACILITY: Federal Facility Site Information listing A listing of National Priority List (NPL) and Base Realignment and Closure (BRAC) sites found in the Comprehensive Environmental Response, Compensation and Liability Information System (CERCLIS) Database where EPA Federal Facilities Restoration and Reuse Office is involved in cleanup activities. Date of Government Version: 07/31/2012 Date Data Arrived at EDR: 10/09/2012 Date Made Active in Reports: 12/20/2012 Number of Days to Update: 72 Federal CERCLIS NFRAP site List Source: Environmental Protection Agency Telephone: 703-603-8704 Last EDR Contact: 01/11/2013 Next Scheduled EDR Contact: 04/22/2013 Data Release Frequency: Varies CERCLIS-NFRAP: CERCLIS No Further Remedial Action Planned Archived sites are sites that have been removed and archived from the inventory of CERCLIS sites. Archived status indicates that, to the best of EPA's knowledge, assessment at a site has been completed and that EPA has determined no further steps will be taken to list this site on the National Priorities List (NPL), unless information indicates this decision was not appropriate or other considerations require a recommendation for listing at a later time. This decision does not necessarily mean that there is no hazard associated with a given site; it only means that, based upon available information, the location is not judged to be a potential NPL site. Date of Government Version: 11/02/2012 Date Data Arrived at EDR: 11/28/2012 Date Made Active in Reports: 01/07/2013 Number of Days to Update: 40 Federal RCRA CORRACTS facilities list Source: EPA Telephone: 703-412-9810 Last EDR Contact: 01/04/2013 Next Scheduled EDR Contact: 03/11/2013 Data Release Frequency: Quarterly CORRACTS: Corrective Action Report CORRACTS identifies hazardous waste handlers with RCRA corrective action activity. TC3529055.2s Page GR -2 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING Date of Government Version: 08/19/2011 Date Data Arrived at EDR: 08/31/2011 Date Made Active in Reports: 01/10/2012 Number of Days to Update: 132 Federal RCRA non-CORRACTS TSD facilities list Source: EPA Telephone: 800-424-9346 Last EDR Contact: 02/08/2013 Next Scheduled EDR Contact: 05/27/2013 Data Release Frequency: Quarterly RCRA-TSDF: RCRA - Treatment, Storage and Disposal RCRAInfo is EPA's comprehensive information system, providing access to data supporting the Resource Conservation and Recovery Act (RCRA) of 1976 and the Hazardous and Solid Waste Amendments (HSWA) of 1984. The database includes selective information on sites which generate, transport, store, treat and/or dispose of hazardous waste as defined by the Resource Conservation and Recovery Act (RCRA). Transporters are individuals or entities that move hazardous waste from the generator offsite to a facility that can recycle, treat, store, or dispose of the waste. TSDFs treat, store, or dispose of the waste. Date of Government Version: 12/11/2012 Date Data Arrived at EDR: 01/03/2013 Date Made Active in Reports: 02/15/2013 Number of Days to Update: 43 Federal RCRA generators list Source: Environmental Protection Agency Telephone: (415) 495-8895 Last EDR Contact: 02/15/2013 Next Scheduled EDR Contact: 04/15/2013 Data Release Frequency: Quarterly RCRA-LQG: RCRA - Large Quantity Generators RCRAInfo is EPA's comprehensive information system, providing access to data supporting the Resource Conservation and Recovery Act (RCRA) of 1976 and the Hazardous and Solid Waste Amendments (HSWA) of 1984. The database includes selective information on sites which generate, transport, store, treat and/or dispose of hazardous waste as defined by the Resource Conservation and Recovery Act (RCRA). Large quantity generators (LQGs) generate over 1,000 kilograms (kg) of hazardous waste, or over 1 kg of acutely hazardous waste per month. Date of Government Version: 12/11/2012 Date Data Arrived at EDR: 01/03/2013 Date Made Active in Reports: 02/15/2013 Number of Days to Update: 43 Source: Environmental Protection Agency Telephone: (415) 495-8895 Last EDR Contact: 02/15/2013 Next Scheduled EDR Contact: 04/15/2013 Data Release Frequency: Quarterly RCRA-SQG: RCRA - Small Quantity Generators RCRAInfo is EPA's comprehensive information system, providing access to data supporting the Resource Conservation and Recovery Act (RCRA) of 1976 and the Hazardous and Solid Waste Amendments (HSWA) of 1984. The database includes selective information on sites which generate, transport, store, treat and/or dispose of hazardous waste as defined by the Resource Conservation and Recovery Act (RCRA). Small quantity generators (SQGs) generate between 100 kg and 1,000 kg of hazardous waste per month. Date of Government Version: 12/11/2012 Date Data Arrived at EDR: 01/03/2013 Date Made Active in Reports: 02/15/2013 Number of Days to Update: 43 Source: Environmental Protection Agency Telephone: (415) 495-8895 Last EDR Contact: 02/15/2013 Next Scheduled EDR Contact: 04/15/2013 Data Release Frequency: Quarterly RCRA-CESQG: RCRA - Conditionally Exempt Small Quantity Generators RCRAInfo is EPA's comprehensive information system, providing access to data supporting the Resource Conservation and Recovery Act (RCRA) of 1976 and the Hazardous and Solid Waste Amendments (HSWA) of 1984. The database includes selective information on sites which generate, transport, store, treat and/or dispose of hazardous waste as defined by the Resource Conservation and Recovery Act (RCRA). Conditionally exempt small quantity generators (CESQGs) generate less than 100 kg of hazardous waste, or less than 1 kg of acutely hazardous waste per month. Date of Government Version: 12/11/2012 Date Data Arrived at EDR: 01/03/2013 Date Made Active in Reports: 02/15/2013 Number of Days to Update: 43 Source: Environmental Protection Agency Telephone: (415) 495-8895 Last EDR Contact: 02/15/2013 Next Scheduled EDR Contact: 04/15/2013 Data Release Frequency: Varies TC3529055.2s Page GR -3 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING Federal institutional controls /engineering controls registries US ENG CONTROLS: Engineering Controls Sites List A listing of sites with engineering controls in place. Engineering controls include various forms of caps, building foundations, liners, and treatment methods to create pathway elimination for regulated substances to enter environmental media or effect human health. Date of Government Version: 07/18/2012 Date Data Arrived at EDR: 07/24/2012 Date Made Active in Reports: 11/05/2012 Number of Days to Update: 104 Source: Environmental Protection Agency Telephone: 703-603-0695 Last EDR Contact: 12/10/2012 Next Scheduled EDR Contact: 03/25/2013 Data Release Frequency: Varies US INST CONTROL: Sites with Institutional Controls A listing of sites with institutional controls in place. Institutional controls include administrative measures, such as groundwater use restrictions, construction restrictions, property use restrictions, and post remediation care requirements intended to prevent exposure to contaminants remaining on site. Deed restrictions are generally required as part of the institutional controls. Date of Government Version: 07/18/2012 Date Data Arrived at EDR: 07/24/2012 Date Made Active in Reports: 11/05/2012 Number of Days to Update: 104 Source: Environmental Protection Agency Telephone: 703-603-0695 Last EDR Contact: 12/10/2012 Next Scheduled EDR Contact: 03/25/2013 Data Release Frequency: Varies LUCIS: Land Use Control Information System LUCIS contains records of land use control information pertaining to the former Navy Base Realignment and Closure properties. Date of Government Version: 12/09/2005 Date Data Arrived at EDR: 12/11/2006 Date Made Active in Reports: 01/11/2007 Number of Days to Update: 31 Federal ERNS list Source: Department of the Navy Telephone: 843-820-7326 Last EDR Contact: 02/18/2013 Next Scheduled EDR Contact: 06/03/2013 Data Release Frequency: Varies ERNS: Emergency Response Notification System Emergency Response Notification System. ERNS records and stores information on reported releases of oil and hazardous substances. Date of Government Version: 12/31/2012 Source: National Response Center, United States Coast Guard Date Data Arrived at EDR: 01/17/2013 Telephone: 202-267-2180 Date Made Active in Reports: 02/15/2013 Last EDR Contact: 01/17/2013 Number of Days to Update: 29 Next Scheduled EDR Contact: 04/15/2013 Data Release Frequency: Annually State- and tribal - equivalent NPL RESPONSE: State Response Sites Identifies confirmed release sites where DTSC is involved in remediation, either in a lead or oversight capacity. These confirmed release sites are generally high-priority and high potential risk. Date of Government Version: 12/05/2012 Date Data Arrived at EDR: 12/06/2012 Date Made Active in Reports: 01/15/2013 Number of Days to Update: 40 State- and tribal - equivalent CERCLIS Source: Department of Toxic Substances Control Telephone: 916-323-3400 Last EDR Contact: 02/05/2013 Next Scheduled EDR Contact: 05/20/2013 Data Release Frequency: Quarterly TC3529055.2s Page GR -4 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING ENVIROSTOR: EnviroStor Database The Department of Toxic Substances Control's (DTSC's) Site Mitigation and Brownfields Reuse Program's (SMBRP's) EnviroStor database identifes sites that have known contamination or sites for which there may be reasons to investigate further. The database includes the following site types: Federal Superfund sites (National Priorities List (NPL)); State Response, including Military Facilities and State Superfund; Voluntary Cleanup; and School sites. EnviroStor provides similar information to the information that was available in CalSites, and provides additional site information, including, but not limited to, identification of formerly -contaminated properties that have been released for reuse, properties where environmental deed restrictions have been recorded to prevent inappropriate land uses, and risk characterization information that is used to assess potential impacts to public health and the environment at contaminated sites. Date of Government Version: 12/05/2012 Source: Department of Toxic Substances Control Date Data Arrived at EDR: 12/06/2012 Telephone: 916-323-3400 Date Made Active in Reports: 01/15/2013 Last EDR Contact: 02/05/2013 Number of Days to Update: 40 Next Scheduled EDR Contact: 05/20/2013 Data Release Frequency: Quarterly State and tribal landfill and/or solid waste disposal site lists SWF/LF (SWIS): Solid Waste Information System Active, Closed and Inactive Landfills. SWF/LF records typically contain an inve ntory of solid waste disposal facilities or landfills. These may be active or i nactive facilities or open dumps that failed to meet RCRA Section 4004 criteria for solid waste landfills or disposal sites. Date of Government Version: 11/19/2012 Source: Department of Resources Recycling and Recovery Date Data Arrived at EDR: 11/19/2012 Telephone: 916-341-6320 Date Made Active in Reports: 01/04/2013 Last EDR Contact: 02/18/2013 Number of Days to Update: 46 Next Scheduled EDR Contact: 06/03/2013 Data Release Frequency: Quarterly State and tribal leaking storage tank lists LUST REG 8: Leaking Underground Storage Tanks California Regional Water Quality Control Board Santa Ana Region (8). For more current information, please refer to the State Water Resources Control Board's LUST database. Date of Government Version: 02/14/2005 Source: California Regional Water Quality Control Board Santa Ana Region (8) Date Data Arrived at EDR: 02/15/2005 Telephone: 909-782-4496 Date Made Active in Reports: 03/28/2005 Last EDR Contact: 08/15/2011 Number of Days to Update: 41 Next Scheduled EDR Contact: 11/28/2011 Data Release Frequency: Varies LUST REG 7: Leaking Underground Storage Tank Case Listing Leaking Underground Storage Tank locations. Imperial, Riverside, San Diego, Santa Barbara counties. Date of Government Version: 02/26/2004 Source: California Regional Water Quality Control Board Colorado River Basin Region (7) Date Data Arrived at EDR: 02/26/2004 Telephone: 760-776-8943 Date Made Active in Reports: 03/24/2004 Last EDR Contact: 08/01/2011 Number of Days to Update: 27 Next Scheduled EDR Contact: 11/14/2011 Data Release Frequency: No Update Planned LUST REG 6V: Leaking Underground Storage Tank Case Listing Leaking Underground Storage Tank locations. Inyo, Kern, Los Angeles, Mono, San Bernardino counties. Date of Government Version: 06/07/2005 Source: California Regional Water Quality Control Board Victorville Branch Office (6) Date Data Arrived at EDR: 06/07/2005 Telephone: 760-241-7365 Date Made Active in Reports: 06/29/2005 Last EDR Contact: 09/12/2011 Number of Days to Update: 22 Next Scheduled EDR Contact: 12/26/2011 Data Release Frequency: No Update Planned TC3529055.2s Page GR -5 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING LUST REG 6L: Leaking Underground Storage Tank Case Listing For more current information, please refer to the State Water Resources Control Board's LUST database. Date of Government Version: 09/09/2003 Source: California Regional Water Quality Control Board Lahontan Region (6) Date Data Arrived at EDR: 09/10/2003 Telephone: 530-542-5572 Date Made Active in Reports: 10/07/2003 Last EDR Contact: 09/12/2011 Number of Days to Update: 27 Next Scheduled EDR Contact: 12/26/2011 Data Release Frequency: No Update Planned LUST REG 5: Leaking Underground Storage Tank Database Leaking Underground Storage Tank locations. Alameda, Alpine, Amador, Butte, Colusa, Contra Costa, Calveras, EI Dorado, Fresno, Glenn, Kern, Kings, Lake, Lassen, Madera, Mariposa, Merced, Modoc, Napa, Nevada, Placer, Plumas, Sacramento, San Joaquin, Shasta, Solano, Stanislaus, Sutter, Tehama, Tulare, Tuolumne, Yolo, Yuba counties. Date of Government Version: 07/01/2008 Source: California Regional Water Quality Control Board Central Valley Region (5) Date Data Arrived at EDR: 07/22/2008 Telephone: 916-464-4834 Date Made Active in Reports: 07/31/2008 Last EDR Contact: 07/01/2011 Number of Days to Update: 9 Next Scheduled EDR Contact: 10/17/2011 Data Release Frequency: No Update Planned LUST REG 4: Underground Storage Tank Leak List Los Angeles, Ventura counties. For more current information, please refer to the State Water Resources Control Board's LUST database. Date of Government Version: 09/07/2004 Source: California Regional Water Quality Control Board Los Angeles Region (4) Date Data Arrived at EDR: 09/07/2004 Telephone: 213-576-6710 Date Made Active in Reports: 10/12/2004 Last EDR Contact: 09/06/2011 Number of Days to Update: 35 Next Scheduled EDR Contact: 12/19/2011 Data Release Frequency: No Update Planned LUST REG 3: Leaking Underground Storage Tank Database Leaking Underground Storage Tank locations. Monterey, San Benito, San Luis Obispo, Santa Barbara, Santa Cruz counties. Date of Government Version: 05/19/2003 Source: California Regional Water Quality Control Board Central Coast Region (3) Date Data Arrived at EDR: 05/19/2003 Telephone: 805-542-4786 Date Made Active in Reports: 06/02/2003 Last EDR Contact: 07/18/2011 Number of Days to Update: 14 Next Scheduled EDR Contact: 10/31/2011 Data Release Frequency: No Update Planned LUST REG 2: Fuel Leak List Leaking Underground Storage Tank locations. Alameda, Contra Costa, Marin, Napa, San Francisco, San Mateo, Santa Clara, Solano, Sonoma counties. Date of Government Version: 09/30/2004 Source: California Regional Water Quality Control Board San Francisco Bay Region (2) Date Data Arrived at EDR: 10/20/2004 Telephone: 510-622-2433 Date Made Active in Reports: 11/19/2004 Last EDR Contact: 09/19/2011 Number of Days to Update: 30 Next Scheduled EDR Contact: 01/02/2012 Data Release Frequency: Quarterly LUST REG 1: Active Toxic Site Investigation Del Norte, Humboldt, Lake, Mendocino, Modoc, Siskiyou, Sonoma, Trinity counties. For more current information, please refer to the State Water Resources Control Board's LUST database. Date of Government Version: 02/01/2001 Source: California Regional Water Quality Control Board North Coast (1) Date Data Arrived at EDR: 02/28/2001 Telephone: 707-570-3769 Date Made Active in Reports: 03/29/2001 Last EDR Contact: 08/01/2011 Number of Days to Update: 29 Next Scheduled EDR Contact: 11/14/2011 Data Release Frequency: No Update Planned TC3529055.2s Page GR -6 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING LUST: Geotracker's Leaking Underground Fuel Tank Report Leaking Underground Storage Tank Incident Reports. LUST records contain an inventory of reported leaking underground storage tank incidents. Not all states maintain these records, and the information stored varies by state. For more information on a particular leaking underground storage tank sites, please contact the appropriate regulatory agency. Date of Government Version: 12/17/2012 Source: State Water Resources Control Board Date Data Arrived at EDR: 12/17/2012 Telephone: see region list Date Made Active in Reports: 01/25/2013 Last EDR Contact: 01/31/2013 Number of Days to Update: 39 Next Scheduled EDR Contact: 04/01/2013 Data Release Frequency: Quarterly LUST REG 9: Leaking Underground Storage Tank Report Orange, Riverside, San Diego counties. For more current information, please refer to the State Water Resources Control Board's LUST database. Date of Government Version: 03/01/2001 Source: California Regional Water Quality Control Board San Diego Region (9) Date Data Arrived at EDR: 04/23/2001 Telephone: 858-637-5595 Date Made Active in Reports: 05/21/2001 Last EDR Contact: 09/26/2011 Number of Days to Update: 28 Next Scheduled EDR Contact: 01/09/2012 Data Release Frequency: No Update Planned SLIC: Statewide SLIC Cases The SLIC (Spills, Leaks, Investigations and Cleanup) program is designed to protect and restore water quality from spills, leaks, and similar discharges. Date of Government Version: 12/17/2012 Source: State Water Resources Control Board Date Data Arrived at EDR: 12/17/2012 Telephone: 866-480-1028 Date Made Active in Reports: 01/25/2013 Last EDR Contact: 01/31/2013 Number of Days to Update: 39 Next Scheduled EDR Contact: 04/01/2013 Data Release Frequency: Varies SLIC REG 1: Active Toxic Site Investigations The SLIC (Spills, Leaks, Investigations and Cleanup) program is designed to protect and restore water quality from spills, leaks, and similar discharges. Date of Government Version: 04/03/2003 Source: California Regional Water Quality Control Board, North Coast Region (1) Date Data Arrived at EDR: 04/07/2003 Telephone: 707-576-2220 Date Made Active in Reports: 04/25/2003 Last EDR Contact: 08/01/2011 Number of Days to Update: 18 Next Scheduled EDR Contact: 11/14/2011 Data Release Frequency: No Update Planned SLIC REG 2: Spills, Leaks, Investigation & Cleanup Cost Recovery Listing The SLIC (Spills, Leaks, Investigations and Cleanup) program is designed to protect and restore water quality from spills, leaks, and similar discharges. Date of Government Version: 09/30/2004 Source: Regional Water Quality Control Board San Francisco Bay Region (2) Date Data Arrived at EDR: 10/20/2004 Telephone: 510-286-0457 Date Made Active in Reports: 11/19/2004 Last EDR Contact: 09/19/2011 Number of Days to Update: 30 Next Scheduled EDR Contact: 01/02/2012 Data Release Frequency: Quarterly SLIC REG 3: Spills, Leaks, Investigation & Cleanup Cost Recovery Listing The SLIC (Spills, Leaks, Investigations and Cleanup) program is designed to protect and restore water quality from spills, leaks, and similar discharges. Date of Government Version: 05/18/2006 Source: California Regional Water Quality Control Board Central Coast Region (3) Date Data Arrived at EDR: 05/18/2006 Telephone: 805-549-3147 Date Made Active in Reports: 06/15/2006 Last EDR Contact: 07/18/2011 Number of Days to Update: 28 Next Scheduled EDR Contact: 10/31/2011 Data Release Frequency: Semi -Annually TC3529055.2s Page GR -7 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING SLIC REG 4: Spills, Leaks, Investigation & Cleanup Cost Recovery Listing The SLIC (Spills, Leaks, Investigations and Cleanup) program is designed to protect and restore water quality from spills, leaks, and similar discharges. Date of Government Version: 11/17/2004 Source: Region Water Quality Control Board Los Angeles Region (4) Date Data Arrived at EDR: 11/18/2004 Telephone: 213-576-6600 Date Made Active in Reports: 01/04/2005 Last EDR Contact: 07/01/2011 Number of Days to Update: 47 Next Scheduled EDR Contact: 10/17/2011 Data Release Frequency: Varies SLIC REG 5: Spills, Leaks, Investigation & Cleanup Cost Recovery Listing The SLIC (Spills, Leaks, Investigations and Cleanup) program is designed to protect and restore water quality from spills, leaks, and similar discharges. Date of Government Version: 04/01/2005 Source: Regional Water Quality Control Board Central Valley Region (5) Date Data Arrived at EDR: 04/05/2005 Telephone: 916-464-3291 Date Made Active in Reports: 04/21/2005 Last EDR Contact: 09/12/2011 Number of Days to Update: 16 Next Scheduled EDR Contact: 12/26/2011 Data Release Frequency: Semi -Annually SLIC REG 6V: Spills, Leaks, Investigation & Cleanup Cost Recovery Listing The SLIC (Spills, Leaks, Investigations and Cleanup) program is designed to protect and restore water quality from spills, leaks, and similar discharges. Date of Government Version: 05/24/2005 Source: Regional Water Quality Control Board, Victorville Branch Date Data Arrived at EDR: 05/25/2005 Telephone: 619-241-6583 Date Made Active in Reports: 06/16/2005 Last EDR Contact: 08/15/2011 Number of Days to Update: 22 Next Scheduled EDR Contact: 11/28/2011 Data Release Frequency: Semi -Annually SLIC REG 6L: SLIC Sites The SLIC (Spills, Leaks, Investigations and Cleanup) program is designed to protect and restore water quality from spills, leaks, and similar discharges. Date of Government Version: 09/07/2004 Source: California Regional Water Quality Control Board, Lahontan Region Date Data Arrived at EDR: 09/07/2004 Telephone: 530-542-5574 Date Made Active in Reports: 10/12/2004 Last EDR Contact: 08/15/2011 Number of Days to Update: 35 Next Scheduled EDR Contact: 11/28/2011 Data Release Frequency: No Update Planned SLIC REG 7: SLIC List The SLIC (Spills, Leaks, Investigations and Cleanup) program is designed to protect and restore water quality from spills, leaks, and similar discharges. Date of Government Version: 11/24/2004 Source: California Regional Quality Control Board, Colorado River Basin Region Date Data Arrived at EDR: 11/29/2004 Telephone: 760-346-7491 Date Made Active in Reports: 01/04/2005 Last EDR Contact: 08/01/2011 Number of Days to Update: 36 Next Scheduled EDR Contact: 11/14/2011 Data Release Frequency: No Update Planned SLIC REG 8: Spills, Leaks, Investigation & Cleanup Cost Recovery Listing The SLIC (Spills, Leaks, Investigations and Cleanup) program is designed to protect and restore water quality from spills, leaks, and similar discharges. Date of Government Version: 04/03/2008 Source: California Region Water Quality Control Board Santa Ana Region (8) Date Data Arrived at EDR: 04/03/2008 Telephone: 951-782-3298 Date Made Active in Reports: 04/14/2008 Last EDR Contact: 09/12/2011 Number of Days to Update: 11 Next Scheduled EDR Contact: 12/26/2011 Data Release Frequency: Semi -Annually TC3529055.2s Page GR -8 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING SLIC REG 9: Spills, Leaks, Investigation & Cleanup Cost Recovery Listing The SLIC (Spills, Leaks, Investigations and Cleanup) program is designed to protect and restore water quality from spills, leaks, and similar discharges. Date of Government Version: 09/10/2007 Source: California Regional Water Quality Control Board San Diego Region (9) Date Data Arrived at EDR: 09/11/2007 Telephone: 858-467-2980 Date Made Active in Reports: 09/28/2007 Last EDR Contact: 08/08/2011 Number of Days to Update: 17 Next Scheduled EDR Contact: 11/21/2011 Data Release Frequency: Annually INDIAN LUST R10: Leaking Underground Storage Tanks on Indian Land LUSTs on Indian land in Alaska, Idaho, Oregon and Washington. Date of Government Version: 08/01/2012 Date Data Arrived at EDR: 08/02/2012 Date Made Active in Reports: 10/16/2012 Number of Days to Update: 75 Source: EPA Region 10 Telephone: 206-553-2857 Last EDR Contact: 10/30/2012 Next Scheduled EDR Contact: 05/13/2013 Data Release Frequency: Quarterly INDIAN LUST R1: Leaking Underground Storage Tanks on Indian Land A listing of leaking underground storage tank locations on Indian Land. Date of Government Version: 04/12/2012 Date Data Arrived at EDR: 05/09/2012 Date Made Active in Reports: 07/10/2012 Number of Days to Update: 62 Source: EPA Region 1 Telephone: 617-918-1313 Last EDR Contact: 02/01/2013 Next Scheduled EDR Contact: 05/13/2013 Data Release Frequency: Varies INDIAN LUST R8: Leaking Underground Storage Tanks on Indian Land LUSTS on Indian land in Colorado, Montana, North Dakota, South Dakota, Utah and Wyoming. Date of Government Version: 08/27/2012 Date Data Arrived at EDR: 08/28/2012 Date Made Active in Reports: 10/16/2012 Number of Days to Update: 49 Source: EPA Region 8 Telephone: 303-312-6271 Last EDR Contact: 01/28/2013 Next Scheduled EDR Contact: 05/13/2013 Data Release Frequency: Quarterly INDIAN LUST R6: Leaking Underground Storage Tanks on Indian Land LUSTs on Indian land in New Mexico and Oklahoma. Date of Government Version: 09/12/2011 Date Data Arrived at EDR: 09/13/2011 Date Made Active in Reports: 11/11/2011 Number of Days to Update: 59 Source: EPA Region 6 Telephone: 214-665-6597 Last EDR Contact: 01/28/2013 Next Scheduled EDR Contact: 05/13/2013 Data Release Frequency: Varies INDIAN LUST R4: Leaking Underground Storage Tanks on Indian Land LUSTs on Indian land in Florida, Mississippi and North Carolina. Date of Government Version: 12/14/2011 Date Data Arrived at EDR: 12/15/2011 Date Made Active in Reports: 01/10/2012 Number of Days to Update: 26 Source: EPA Region 4 Telephone: 404-562-8677 Last EDR Contact: 01/28/2013 Next Scheduled EDR Contact: 05/13/2013 Data Release Frequency: Semi -Annually INDIAN LUST R7: Leaking Underground Storage Tanks on Indian Land LUSTs on Indian land in Iowa, Kansas, and Nebraska Date of Government Version: 08/17/2012 Date Data Arrived at EDR: 08/28/2012 Date Made Active in Reports: 10/16/2012 Number of Days to Update: 49 Source: EPA Region 7 Telephone: 913-551-7003 Last EDR Contact: 01/28/2013 Next Scheduled EDR Contact: 05/13/2013 Data Release Frequency: Varies TC3529055.2s Page GR -9 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING INDIAN LUST R9: Leaking Underground Storage Tanks on Indian Land LUSTs on Indian land in Arizona, California, New Mexico and Nevada Date of Government Version: 09/06/2012 Date Data Arrived at EDR: 09/07/2012 Date Made Active in Reports: 10/16/2012 Number of Days to Update: 39 State and tribal registered storage tank lists Source: Environmental Protection Agency Telephone: 415-972-3372 Last EDR Contact: 01/28/2013 Next Scheduled EDR Contact: 05/13/2013 Data Release Frequency: Quarterly UST: Active UST Facilities Active UST facilities gathered from the local regulatory agencies Date of Government Version: 12/17/2012 Date Data Arrived at EDR: 12/18/2012 Date Made Active in Reports: 01/25/2013 Number of Days to Update: 38 Source: SWRCB Telephone: 916-341-5851 Last EDR Contact: 01/31/2013 Next Scheduled EDR Contact: 04/01/2013 Data Release Frequency: Semi -Annually AST: Aboveground Petroleum Storage Tank Facilities Registered Aboveground Storage Tanks. Date of Government Version: 08/01/2009 Date Data Arrived at EDR: 09/10/2009 Date Made Active in Reports: 10/01/2009 Number of Days to Update: 21 Source: State Water Resources Control Board Telephone: 916-327-5092 Last EDR Contact: 01/07/2013 Next Scheduled EDR Contact: 04/22/2013 Data Release Frequency: Quarterly INDIAN UST R10: Underground Storage Tanks on Indian Land The Indian Underground Storage Tank (UST) database provides information about underground storage tanks on Indian land in EPA Region 10 (Alaska, Idaho, Oregon, Washington, and Tribal Nations). Date of Government Version: 08/01/2012 Date Data Arrived at EDR: 08/02/2012 Date Made Active in Reports: 10/16/2012 Number of Days to Update: 75 Source: EPA Region 10 Telephone: 206-553-2857 Last EDR Contact: 01/28/2013 Next Scheduled EDR Contact: 05/13/2013 Data Release Frequency: Quarterly INDIAN UST R9: Underground Storage Tanks on Indian Land The Indian Underground Storage Tank (UST) database provides information about underground storage tanks on Indian land in EPA Region 9 (Arizona, California, Hawaii, Nevada, the Pacific Islands, and Tribal Nations). Date of Government Version: 09/06/2012 Date Data Arrived at EDR: 09/07/2012 Date Made Active in Reports: 10/16/2012 Number of Days to Update: 39 Source: EPA Region 9 Telephone: 415-972-3368 Last EDR Contact: 01/28/2013 Next Scheduled EDR Contact: 05/13/2013 Data Release Frequency: Quarterly INDIAN UST R8: Underground Storage Tanks on Indian Land The Indian Underground Storage Tank (UST) database provides information about underground storage tanks on Indian land in EPA Region 8 (Colorado, Montana, North Dakota, South Dakota, Utah, Wyoming and 27 Tribal Nations). Date of Government Version: 08/27/2012 Date Data Arrived at EDR: 08/28/2012 Date Made Active in Reports: 10/16/2012 Number of Days to Update: 49 Source: EPA Region 8 Telephone: 303-312-6137 Last EDR Contact: 01/28/2013 Next Scheduled EDR Contact: 05/13/2013 Data Release Frequency: Quarterly TC3529055.2s Page GR -10 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING INDIAN UST R7: Underground Storage Tanks on Indian Land The Indian Underground Storage Tank (UST) database provides information about underground storage tanks on Indian land in EPA Region 7 (Iowa, Kansas, Missouri, Nebraska, and 9 Tribal Nations). Date of Government Version: 08/17/2012 Date Data Arrived at EDR: 08/28/2012 Date Made Active in Reports: 10/16/2012 Number of Days to Update: 49 Source: EPA Region 7 Telephone: 913-551-7003 Last EDR Contact: 01/28/2013 Next Scheduled EDR Contact: 05/13/2013 Data Release Frequency: Varies INDIAN UST R6: Underground Storage Tanks on Indian Land The Indian Underground Storage Tank (UST) database provides information about underground storage tanks on Indian land in EPA Region 6 (Louisiana, Arkansas, Oklahoma, New Mexico, Texas and 65 Tribes). Date of Government Version: 05/10/2011 Date Data Arrived at EDR: 05/11/2011 Date Made Active in Reports: 06/14/2011 Number of Days to Update: 34 Source: EPA Region 6 Telephone: 214-665-7591 Last EDR Contact: 01/28/2013 Next Scheduled EDR Contact: 05/13/2013 Data Release Frequency: Semi -Annually INDIAN UST R5: Underground Storage Tanks on Indian Land The Indian Underground Storage Tank (UST) database provides information about underground storage tanks on Indian land in EPA Region 5 (Michigan, Minnesota and Wisconsin and Tribal Nations). Date of Government Version: 08/02/2012 Date Data Arrived at EDR: 08/03/2012 Date Made Active in Reports: 11/05/2012 Number of Days to Update: 94 Source: EPA Region 5 Telephone: 312-886-6136 Last EDR Contact: 01/28/2013 Next Scheduled EDR Contact: 05/13/2013 Data Release Frequency: Varies INDIAN UST R4: Underground Storage Tanks on Indian Land The Indian Underground Storage Tank (UST) database provides information about underground storage tanks on Indian land in EPA Region 4 (Alabama, Florida, Georgia, Kentucky, Mississippi, North Carolina, South Carolina, Tennessee and Tribal Nations) Date of Government Version: 12/14/2011 Date Data Arrived at EDR: 12/15/2011 Date Made Active in Reports: 01/10/2012 Number of Days to Update: 26 Source: EPA Region 4 Telephone: 404-562-9424 Last EDR Contact: 01/28/2013 Next Scheduled EDR Contact: 05/13/2013 Data Release Frequency: Semi -Annually INDIAN UST R1: Underground Storage Tanks on Indian Land The Indian Underground Storage Tank (UST) database provides information about underground storage tanks on Indian land in EPA Region 1 (Connecticut, Maine, Massachusetts, New Hampshire, Rhode Island, Vermont and ten Tribal Nations). Date of Government Version: 04/12/2012 Date Data Arrived at EDR: 05/02/2012 Date Made Active in Reports: 07/16/2012 Number of Days to Update: 75 Source: EPA, Region 1 Telephone: 617-918-1313 Last EDR Contact: 02/01/2013 Next Scheduled EDR Contact: 05/13/2013 Data Release Frequency: Varies FEMA UST: Underground Storage Tank Listing A listing of all FEMA owned underground storage tanks. Date of Government Version: 01/01/2010 Date Data Arrived at EDR: 02/16/2010 Date Made Active in Reports: 04/12/2010 Number of Days to Update: 55 Source: FEMA Telephone: 202-646-5797 Last EDR Contact: 01/14/2013 Next Scheduled EDR Contact: 04/29/2013 Data Release Frequency: Varies TC3529055.2s Page GR -11 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING State and tribal voluntary cleanup sites INDIAN VCP R7: Voluntary Cleanup Priority Lisitng A listing of voluntary cleanup priority sites located on Indian Land located in Region 7. Date of Government Version: 03/20/2008 Date Data Arrived at EDR: 04/22/2008 Date Made Active in Reports: 05/19/2008 Number of Days to Update: 27 Source: EPA, Region 7 Telephone: 913-551-7365 Last EDR Contact: 04/20/2009 Next Scheduled EDR Contact: 07/20/2009 Data Release Frequency: Varies VCP: Voluntary Cleanup Program Properties Contains low threat level properties with either confirmed or unconfirmed releases and the project proponents have request that DTSC oversee investigation and/or cleanup activities and have agreed to provide coverage for DTSC's costs. Date of Government Version: 12/05/2012 Date Data Arrived at EDR: 12/06/2012 Date Made Active in Reports: 01/15/2013 Number of Days to Update: 40 Source: Department of Toxic Substances Control Telephone: 916-323-3400 Last EDR Contact: 02/05/2013 Next Scheduled EDR Contact: 05/20/2013 Data Release Frequency: Quarterly INDIAN VCP Ri: Voluntary Cleanup Priority Listing A listing of voluntary cleanup priority sites located on Indian Land located in Region 1. Date of Government Version: 09/28/2012 Date Data Arrived at EDR: 10/02/2012 Date Made Active in Reports: 10/16/2012 Number of Days to Update: 14 ADDITIONAL ENVIRONMENTAL RECORDS Local Brownfield lists Source: EPA, Region 1 Telephone: 617-918-1102 Last EDR Contact: 01/04/2013 Next Scheduled EDR Contact: 04/15/2013 Data Release Frequency: Varies US BROWNFIELDS: A Listing of Brownfields Sites Brownfields are real property, the expansion, redevelopment, or reuse of which may be complicated by the presence or potential presence of a hazardous substance, pollutant, or contaminant. Cleaning up and reinvesting in these properties takes development pressures off of undeveloped, open land, and both improves and protects the environment. Assessment, Cleanup and Redevelopment Exchange System (ACRES) stores information reported by EPA Brownfields grant recipients on brownfields properties assessed or cleaned up with grant funding as well as information on Targeted Brownfields Assessments performed by EPA Regions. A listing of ACRES Brownfield sites is obtained from Cleanups in My Community. Cleanups in My Community provides information on Brownfields properties for which information is reported back to EPA, as well as areas served by Brownfields grant programs. Date of Government Version: 12/10/2012 Date Data Arrived at EDR: 12/11/2012 Date Made Active in Reports: 12/20/2012 Number of Days to Update: 9 Source: Environmental Protection Agency Telephone: 202-566-2777 Last EDR Contact: 02/14/2013 Next Scheduled EDR Contact: 04/08/2013 Data Release Frequency: Semi -Annually Local Lists of Landfill / Solid Waste Disposal Sites ODI: Open Dump Inventory An open dump is defined as a disposal facility that does not comply with one or more of the Part 257 or Part 258 Subtitle D Criteria. Date of Government Version: 06/30/1985 Date Data Arrived at EDR: 08/09/2004 Date Made Active in Reports: 09/17/2004 Number of Days to Update: 39 Source: Environmental Protection Agency Telephone: 800-424-9346 Last EDR Contact: 06/09/2004 Next Scheduled EDR Contact: N/A Data Release Frequency: No Update Planned TC3529055.2s Page GR -12 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING DEBRIS REGION 9: Torres Martinez Reservation Illegal Dump Site Locations A listing of illegal dump sites location on the Torres Martinez Indian Reservation located in eastern Riverside County and northern Imperial County, California. Date of Government Version: 01/12/2009 Date Data Arrived at EDR: 05/07/2009 Date Made Active in Reports: 09/21/2009 Number of Days to Update: 137 Source: EPA, Region 9 Telephone: 415-947-4219 Last EDR Contact: 01/28/2013 Next Scheduled EDR Contact: 05/13/2013 Data Release Frequency: No Update Planned WMUDS/SWAT: Waste Management Unit Database Waste Management Unit Database System. WMUDS is used by the State Water Resources Control Board staff and the Regional Water Quality Control Boards for program tracking and inventory of waste management units. WMUDS is composed of the following databases: Facility Information, Scheduled Inspections Information, Waste Management Unit Information, SWAT Program Information, SWAT Report Summary Information, SWAT Report Summary Data, Chapter 15 (formerly Subchapter 15) Information, Chapter 15 Monitoring Parameters, TPCA Program Information, RCRA Program Information, Closure Information, and Interested Parties Information. Date of Government Version: 04/01/2000 Date Data Arrived at EDR: 04/10/2000 Date Made Active in Reports: 05/10/2000 Number of Days to Update: 30 SWRCY: Recycler Database A listing of recycling facilities in California. Date of Government Version: 12/18/2012 Date Data Arrived at EDR: 12/20/2012 Date Made Active in Reports: 01/25/2013 Number of Days to Update: 36 HAULERS: Registered Waste Tire Haulers Listing A listing of registered waste tire haulers. Date of Government Version: 11/15/2012 Date Data Arrived at EDR: 11/20/2012 Date Made Active in Reports: 01/04/2013 Number of Days to Update: 45 Source: State Water Resources Control Board Telephone: 916-227-4448 Last EDR Contact: 02/11/2013 Next Scheduled EDR Contact: 05/27/2013 Data Release Frequency: No Update Planned Source: Department of Conservation Telephone: 916-323-3836 Last EDR Contact: 12/20/2012 Next Scheduled EDR Contact: 04/01/2013 Data Release Frequency: Quarterly Source: Integrated Waste Management Board Telephone: 916-341-6422 Last EDR Contact: 02/18/2013 Next Scheduled EDR Contact: 06/03/2013 Data Release Frequency: Varies INDIAN ODI: Report on the Status of Open Dumps on Indian Lands Location of open dumps on Indian land. Date of Government Version: 12/31/1998 Date Data Arrived at EDR: 12/03/2007 Date Made Active in Reports: 01/24/2008 Number of Days to Update: 52 Source: Environmental Protection Agency Telephone: 703-308-8245 Last EDR Contact: 02/05/2013 Next Scheduled EDR Contact: 05/20/2013 Data Release Frequency: Varies Local Lists of Hazardous waste / Contaminated Sites US CDL: Clandestine Drug Labs A listing of clandestine drug lab locations. The U.S. Department of Justice ("the Department') provides this web site as a public service. It contains addresses of some locations where law enforcement agencies reported they found chemicals or other items that indicated the presence of either clandestine drug laboratories or dumpsites. In most cases, the source of the entries is not the Department, and the Department has not verified the entry and does not guarantee its accuracy. Members of the public must verify the accuracy of all entries by, for example, contacting local law enforcement and local health departments. TC3529055.2s Page GR -13 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING Date of Government Version: 11/14/2012 Date Data Arrived at EDR: 12/11/2012 Date Made Active in Reports: 02/15/2013 Number of Days to Update: 66 Source: Drug Enforcement Administration Telephone: 202-307-1000 Last EDR Contact: 12/03/2012 Next Scheduled EDR Contact: 03/18/2013 Data Release Frequency: Quarterly HIST CAL -SITES: Calsites Database The Calsites database contains potential or confirmed hazardous substance release properties. In 1996, California EPA reevaluated and significantly reduced the number of sites in the Calsites database. No longer updated by the state agency. It has been replaced by ENVIROSTOR. Date of Government Version: 08/08/2005 Date Data Arrived at EDR: 08/03/2006 Date Made Active in Reports: 08/24/2006 Number of Days to Update: 21 Source: Department of Toxic Substance Control Telephone: 916-323-3400 Last EDR Contact: 02/23/2009 Next Scheduled EDR Contact: 05/25/2009 Data Release Frequency: No Update Planned SCH: School Property Evaluation Program This category contains proposed and existing school sites that are being evaluated by DTSC for possible hazardous materials contamination. In some cases, these properties may be listed in the CalSites category depending on the level of threat to public health and safety or the environment they pose. Date of Government Version: 12/05/2012 Date Data Arrived at EDR: 12/06/2012 Date Made Active in Reports: 01/15/2013 Number of Days to Update: 40 Source: Department of Toxic Substances Control Telephone: 916-323-3400 Last EDR Contact: 02/05/2013 Next Scheduled EDR Contact: 05/20/2013 Data Release Frequency: Quarterly TOXIC PITS: Toxic Pits Cleanup Act Sites Toxic PITS Cleanup Act Sites. TOXIC PITS identifies sites suspected of containing hazardous substances where cleanup has not yet been completed. Date of Government Version: 07/01/1995 Date Data Arrived at EDR: 08/30/1995 Date Made Active in Reports: 09/26/1995 Number of Days to Update: 27 Source: State Water Resources Control Board Telephone: 916-227-4364 Last EDR Contact: 01/26/2009 Next Scheduled EDR Contact: 04/27/2009 Data Release Frequency: No Update Planned CDL: Clandestine Drug Labs A listing of drug lab locations. Listing of a location in this database does not indicate that any illegal drug lab materials were or were not present there, and does not constitute a determination that the location either requires or does not require additional cleanup work. Date of Government Version: 06/30/2012 Date Data Arrived at EDR: 09/12/2012 Date Made Active in Reports: 10/03/2012 Number of Days to Update: 21 Source: Department of Toxic Substances Control Telephone: 916-255-6504 Last EDR Contact: 12/28/2012 Next Scheduled EDR Contact: 04/15/2013 Data Release Frequency: Varies US HIST CDL: National Clandestine Laboratory Register A listing of clandestine drug lab locations. The U.S. Department of Justice ("the Department') provides this web site as a public service. It contains addresses of some locations where law enforcement agencies reported they found chemicals or other items that indicated the presence of either clandestine drug laboratories or dumpsites. In most cases, the source of the entries is not the Department, and the Department has not verified the entry and does not guarantee its accuracy. Members of the public must verify the accuracy of all entries by, for example, contacting local law enforcement and local health departments. Date of Government Version: 09/01/2007 Date Data Arrived at EDR: 11/19/2008 Date Made Active in Reports: 03/30/2009 Number of Days to Update: 131 Source: Drug Enforcement Administration Telephone: 202-307-1000 Last EDR Contact: 03/23/2009 Next Scheduled EDR Contact: 06/22/2009 Data Release Frequency: No Update Planned TC3529055.2s Page GR -14 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING Local Lists of Registered Storage Tanks CA FID UST: Facility Inventory Database The Facility Inventory Database (FID) contains a historical listing of active and inactive underground storage tank locations from the State Water Resource Control Board. Refer to local/county source for current data. Date of Government Version: 10/31/1994 Source: California Environmental Protection Agency Date Data Arrived at EDR: 09/05/1995 Telephone: 916-341-5851 Date Made Active in Reports: 09/29/1995 Last EDR Contact: 12/28/1998 Number of Days to Update: 24 Next Scheduled EDR Contact: N/A Data Release Frequency: No Update Planned UST MENDOCINO: Mendocino County UST Database A listing of underground storage tank locations in Mendocino County. Date of Government Version: 09/23/2009 Date Data Arrived at EDR: 09/23/2009 Date Made Active in Reports: 10/01/2009 Number of Days to Update: 8 Source: Department of Public Health Telephone: 707-463-4466 Last EDR Contact: 12/03/2012 Next Scheduled EDR Contact: 03/18/2013 Data Release Frequency: Annually HIST UST: Hazardous Substance Storage Container Database The Hazardous Substance Storage Container Database is a historical listing of UST sites. Refer to local/county source for current data. Date of Government Version: 10/15/1990 Date Data Arrived at EDR: 01/25/1991 Date Made Active in Reports: 02/12/1991 Number of Days to Update: 18 Source: State Water Resources Control Board Telephone: 916-341-5851 Last EDR Contact: 07/26/2001 Next Scheduled EDR Contact: N/A Data Release Frequency: No Update Planned SWEEPS UST: SWEEPS UST Listing Statewide Environmental Evaluation and Planning System. This underground storage tank listing was updated and maintained by a company contacted by the SWRCB in the early 1990's. The listing is no longer updated or maintained. The local agency is the contact for more information on a site on the SWEEPS list. Date of Government Version: 06/01/1994 Date Data Arrived at EDR: 07/07/2005 Date Made Active in Reports: 08/11/2005 Number of Days to Update: 35 Local Land Records Source: State Water Resources Control Board Telephone: N/A Last EDR Contact: 06/03/2005 Next Scheduled EDR Contact: N/A Data Release Frequency: No Update Planned LIENS 2: CERCLA Lien Information A Federal CERCLA ('Superfund') lien can exist by operation of law at any site or property at which EPA has spent Superfund monies. These monies are spent to investigate and address releases and threatened releases of contamination. CERCLIS provides information as to the identity of these sites and properties. Date of Government Version: 02/16/2012 Date Data Arrived at EDR: 03/26/2012 Date Made Active in Reports: 06/14/2012 Number of Days to Update: 80 Source: Environmental Protection Agency Telephone: 202-564-6023 Last EDR Contact: 01/28/2013 Next Scheduled EDR Contact: 05/13/2013 Data Release Frequency: Varies LIENS: Environmental Liens Listing A listing of property locations with environmental liens for California where DTSC is a lien holder. Date of Government Version: 12/17/2012 Date Data Arrived at EDR: 12/18/2012 Date Made Active in Reports: 01/21/2013 Number of Days to Update: 34 Source: Department of Toxic Substances Control Telephone: 916-323-3400 Last EDR Contact: 12/10/2012 Next Scheduled EDR Contact: 03/25/2013 Data Release Frequency: Varies TC3529055.2s Page GR -15 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING DEED: Deed Restriction Listing Site Mitigation and Brownfields Reuse Program Facility Sites with Deed Restrictions & Hazardous Waste Management Program Facility Sites with Deed / Land Use Restriction. The DTSC Site Mitigation and Brownfields Reuse Program (SMBRP) list includes sites cleaned up under the program's oversight and generally does not include current or former hazardous waste facilities that required a hazardous waste facility permit. The list represents deed restrictions that are active. Some sites have multiple deed restrictions. The DTSC Hazardous Waste Management Program (HWMP) has developed a list of current or former hazardous waste facilities that have a recorded land use restriction at the local county recorder's office. The land use restrictions on this list were required by the DTSC HWMP as a result of the presence of hazardous substances that remain on site after the facility (or part of the facility) has been closed or cleaned up. The types of land use restriction include deed notice, deed restriction. or a land use restriction that binds current and future owners. Date of Government Version: 12/10/2012 Date Data Arrived at EDR: 12/11/2012 Date Made Active in Reports: 01/15/2013 Number of Days to Update: 35 Records of Emergency Release Reports Source: Department of Toxic Substances Control Telephone: 916-323-3400 Last EDR Contact: 12/11/2012 Next Scheduled EDR Contact: 03/25/2013 Data Release Frequency: Semi -Annually HMIRS: Hazardous Materials Information Reporting System Hazardous Materials Incident Report System. HMIRS contains hazardous material spill incidents reported to DOT. Date of Government Version: 04/01/2012 Date Data Arrived at EDR: 04/03/2012 Date Made Active in Reports: 06/14/2012 Number of Days to Update: 72 Source: U.S. Department of Transportation Telephone: 202-366-4555 Last EDR Contact: 01/03/2013 Next Scheduled EDR Contact: 04/15/2013 Data Release Frequency: Annually CHMIRS: California Hazardous Material Incident Report System California Hazardous Material Incident Reporting System. CHMIRS contains information on reported hazardous material incidents (accidental releases or spills). Date of Government Version: 03/28/2012 Date Data Arrived at EDR: 05/01/2012 Date Made Active in Reports: 05/25/2012 Number of Days to Update: 24 Source: Office of Emergency Services Telephone: 916-845-8400 Last EDR Contact: 01/29/2013 Next Scheduled EDR Contact: 05/13/2013 Data Release Frequency: Varies LDS: Land Disposal Sites Listing The Land Disposal program regulates of waste discharge to land for treatment, storage and disposal in waste management units. Date of Government Version: 12/17/2012 Date Data Arrived at EDR: 12/17/2012 Date Made Active in Reports: 01/21/2013 Number of Days to Update: 35 Source: State Water Qualilty Control Board Telephone: 866-480-1028 Last EDR Contact: 01/31/2013 Next Scheduled EDR Contact: 04/01/2013 Data Release Frequency: Quarterly MCS: Military Cleanup Sites Listing The State Water Resources Control Board and nine Regional Water Quality Control Boards partner with the Department of Defense (DoD) through the Defense and State Memorandum of Agreement (DSMOA) to oversee the investigation and remediation of water quality issues at military facilities. Date of Government Version: 12/17/2012 Date Data Arrived at EDR: 12/17/2012 Date Made Active in Reports: 01/25/2013 Number of Days to Update: 39 Other Ascertainable Records Source: State Water Resources Control Board Telephone: 866-480-1028 Last EDR Contact: 01/31/2013 Next Scheduled EDR Contact: 04/01/2013 Data Release Frequency: Quarterly TC3529055.2s Page GR -16 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING RCRA NonGen / NLR: RCRA - Non Generators RCRAInfo is EPA's comprehensive information system, providing access to data supporting the Resource Conservation and Recovery Act (RCRA) of 1976 and the Hazardous and Solid Waste Amendments (HSWA) of 1984. The database includes selective information on sites which generate, transport, store, treat and/or dispose of hazardous waste as defined by the Resource Conservation and Recovery Act (RCRA). Non -Generators do not presently generate hazardous waste. Date of Government Version: 12/11/2012 Date Data Arrived at EDR: 01/03/2013 Date Made Active in Reports: 02/15/2013 Number of Days to Update: 43 Source: Environmental Protection Agency Telephone: (415) 495-8895 Last EDR Contact: 02/15/2013 Next Scheduled EDR Contact: 04/15/2013 Data Release Frequency: Varies DOT OPS: Incident and Accident Data Department of Transporation, Office of Pipeline Safety Incident and Accident data. Date of Government Version: 07/31/2012 Source: Department of Transporation, Office of Pipeline Safety Date Data Arrived at EDR: 08/07/2012 Telephone: 202-366-4595 Date Made Active in Reports: 09/18/2012 Last EDR Contact: 02/05/2013 Number of Days to Update: 42 Next Scheduled EDR Contact: 05/20/2013 Data Release Frequency: Varies DOD: Department of Defense Sites This data set consists of federally owned or administered lands, administered by the Department of Defense, that have any area equal to or greater than 640 acres of the United States, Puerto Rico, and the U.S. Virgin Islands. Date of Government Version: 12/31/2005 Date Data Arrived at EDR: 11/10/2006 Date Made Active in Reports: 01/11/2007 Number of Days to Update: 62 Source: USGS Telephone: 888-275-8747 Last EDR Contact: 01/17/2013 Next Scheduled EDR Contact: 04/29/2013 Data Release Frequency: Semi -Annually FUDS: Formerly Used Defense Sites The listing includes locations of Formerly Used Defense Sites properties where the US Army Corps of Engineers is actively working or will take necessary cleanup actions. Date of Government Version: 12/31/2009 Date Data Arrived at EDR: 08/12/2010 Date Made Active in Reports: 12/02/2010 Number of Days to Update: 112 Source: U.S. Army Corps of Engineers Telephone: 202-528-4285 Last EDR Contact: 12/10/2012 Next Scheduled EDR Contact: 03/25/2013 Data Release Frequency: Varies CONSENT: Superfund (CERCLA) Consent Decrees Major legal settlements that establish responsibility and standards for cleanup at NPL (Superfund) sites. Released periodically by United States District Courts after settlement by parties to litigation matters. Date of Government Version: 10/01/2012 Source: Department of Justice, Consent Decree Library Date Data Arrived at EDR: 10/19/2012 Telephone: Varies Date Made Active in Reports: 12/20/2012 Last EDR Contact: 12/28/2012 Number of Days to Update: 62 Next Scheduled EDR Contact: 04/15/2013 Data Release Frequency: Varies ROD: Records Of Decision Record of Decision. ROD documents mandate a permanent remedy at an NPL (Superfund) site containing technical and health information to aid in the cleanup. Date of Government Version: 02/27/2012 Date Data Arrived at EDR: 03/14/2012 Date Made Active in Reports: 06/14/2012 Number of Days to Update: 92 Source: EPA Telephone: 703-416-0223 Last EDR Contact: 12/11/2012 Next Scheduled EDR Contact: 03/25/2013 Data Release Frequency: Annually TC3529055.2s Page GR -17 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING UMTRA: Uranium Mill Tailings Sites Uranium ore was mined by private companies for federal government use in national defense programs. When the mills shut down, large piles of the sand -like material (mill tailings) remain after uranium has been extracted from the ore. Levels of human exposure to radioactive materials from the piles are low; however, in some cases tailings were used as construction materials before the potential health hazards of the tailings were recognized. Date of Government Version: 09/14/2010 Date Data Arrived at EDR: 10/07/2011 Date Made Active in Reports: 03/01/2012 Number of Days to Update: 146 Source: Department of Energy Telephone: 505-845-0011 Last EDR Contact: 02/25/2013 Next Scheduled EDR Contact: 06/10/2013 Data Release Frequency: Varies US MINES: Mines Master Index File Contains all mine identification numbers issued for mines active or opened since 1971. The data also includes violation information. Date of Government Version: 08/18/2011 Source: Department of Labor, Mine Safety and Health Administration Date Data Arrived at EDR: 09/08/2011 Telephone: 303-231-5959 Date Made Active in Reports: 09/29/2011 Last EDR Contact: 12/05/2012 Number of Days to Update: 21 Next Scheduled EDR Contact: 03/18/2013 Data Release Frequency: Semi -Annually TRIS: Toxic Chemical Release Inventory System Toxic Release Inventory System. TRIS identifies facilities which release toxic chemicals to the air, water and land in reportable quantities under SARA Title III Section 313. Date of Government Version: 12/31/2009 Date Data Arrived at EDR: 09/01/2011 Date Made Active in Reports: 01/10/2012 Number of Days to Update: 131 Source: EPA Telephone: 202-566-0250 Last EDR Contact: 11/28/2012 Next Scheduled EDR Contact: 03/11/2013 Data Release Frequency: Annually TSCA: Toxic Substances Control Act Toxic Substances Control Act. TSCA identifies manufacturers and importers of chemical substances included on the TSCA Chemical Substance Inventory list. It includes data on the production volume of these substances by plant site. Date of Government Version: 12/31/2006 Date Data Arrived at EDR: 09/29/2010 Date Made Active in Reports: 12/02/2010 Number of Days to Update: 64 Source: EPA Telephone: 202-260-5521 Last EDR Contact: 12/28/2012 Next Scheduled EDR Contact: 04/08/2013 Data Release Frequency: Every 4 Years FTTS: FIFRA/ TSCA Tracking System - FIFRA (Federal Insecticide, Fungicide, & Rodenticide Act)/TSCA (Toxic Substances Control Act) FTTS tracks administrative cases and pesticide enforcement actions and compliance activities related to FIFRA, TSCA and EPCRA (Emergency Planning and Community Right -to -Know Act). To maintain currency, EDR contacts the Agency on a quarterly basis. Date of Government Version: 04/09/2009 Source: EPA/Office of Prevention, Pesticides and Toxic Substances Date Data Arrived at EDR: 04/16/2009 Telephone: 202-566-1667 Date Made Active in Reports: 05/11/2009 Last EDR Contact: 02/25/2013 Number of Days to Update: 25 Next Scheduled EDR Contact: 06/10/2013 Data Release Frequency: Quarterly FTTS INSP: FIFRA/ TSCA Tracking System - FIFRA (Federal Insecticide, Fungicide, & Rodenticide Act)/TSCA (Toxic Substances Control Act) A listing of FIFRA/TSCA Tracking System (FTTS) inspections and enforcements. Date of Government Version: 04/09/2009 Date Data Arrived at EDR: 04/16/2009 Date Made Active in Reports: 05/11/2009 Number of Days to Update: 25 Source: EPA Telephone: 202-566-1667 Last EDR Contact: 02/25/2013 Next Scheduled EDR Contact: 06/10/2013 Data Release Frequency: Quarterly TC3529055.2s Page GR -18 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING HIST FTTS: FIFRA/TSCA Tracking System Administrative Case Listing A complete administrative case listing from the FIFRA/TSCA Tracking System (FTTS) for all ten EPA regions. The information was obtained from the National Compliance Database (NCDB). NCDB supports the implementation of FIFRA (Federal Insecticide, Fungicide, and Rodenticide Act) and TSCA (Toxic Substances Control Act). Some EPA regions are now closing out records. Because of that, and the fact that some EPA regions are not providing EPA Headquarters with updated records, it was decided to create a HIST FTTS database. It included records that may not be included in the newer FTTS database updates. This database is no longer updated. Date of Government Version: 10/19/2006 Date Data Arrived at EDR: 03/01/2007 Date Made Active in Reports: 04/10/2007 Number of Days to Update: 40 Source: Environmental Protection Agency Telephone: 202-564-2501 Last EDR Contact: 12/17/2007 Next Scheduled EDR Contact: 03/17/2008 Data Release Frequency: No Update Planned HIST FTTS INSP: FIFRA/TSCA Tracking System Inspection & Enforcement Case Listing A complete inspection and enforcement case listing from the FIFRA/TSCA Tracking System (FTTS) for all ten EPA regions. The information was obtained from the National Compliance Database (NCDB). NCDB supports the implementation of FIFRA (Federal Insecticide, Fungicide, and Rodenticide Act) and TSCA (Toxic Substances Control Act). Some EPA regions are now closing out records. Because of that, and the fact that some EPA regions are not providing EPA Headquarters with updated records, it was decided to create a HIST FTTS database. It included records that may not be included in the newer FTTS database updates. This database is no longer updated. Date of Government Version: 10/19/2006 Date Data Arrived at EDR: 03/01/2007 Date Made Active in Reports: 04/10/2007 Number of Days to Update: 40 Source: Environmental Protection Agency Telephone: 202-564-2501 Last EDR Contact: 12/17/2008 Next Scheduled EDR Contact: 03/17/2008 Data Release Frequency: No Update Planned SSTS: Section 7 Tracking Systems Section 7 of the Federal Insecticide, Fungicide and Rodenticide Act, as amended (92 Stat. 829) requires all registered pesticide -producing establishments to submit a report to the Environmental Protection Agency by March 1 st each year. Each establishment must report the types and amounts of pesticides, active ingredients and devices being produced, and those having been produced and sold or distributed in the past year. Date of Government Version: 12/31/2009 Date Data Arrived at EDR: 12/10/2010 Date Made Active in Reports: 02/25/2011 Number of Days to Update: 77 Source: EPA Telephone: 202-564-4203 Last EDR Contact: 01/28/2013 Next Scheduled EDR Contact: 05/13/2013 Data Release Frequency: Annually ICIS: Integrated Compliance Information System The Integrated Compliance Information System (ICIS) supports the information needs of the national enforcement and compliance program as well as the unique needs of the National Pollutant Discharge Elimination System (NPDES) program. Date of Government Version: 07/20/2011 Date Data Arrived at EDR: 11/10/2011 Date Made Active in Reports: 01/10/2012 Number of Days to Update: 61 Source: Environmental Protection Agency Telephone: 202-564-5088 Last EDR Contact: 01/17/2013 Next Scheduled EDR Contact: 04/29/2013 Data Release Frequency: Quarterly PADS: PCB Activity Database System PCB Activity Database. PADS Identifies generators, transporters, commercial storers and/or brokers and disposers of PCB's who are required to notify the EPA of such activities. Date of Government Version: 11/01/2010 Date Data Arrived at EDR: 11/10/2010 Date Made Active in Reports: 02/16/2011 Number of Days to Update: 98 Source: EPA Telephone: 202-566-0500 Last EDR Contact: 01/16/2013 Next Scheduled EDR Contact: 04/29/2013 Data Release Frequency: Annually TC3529055.2s Page GR -19 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING MILTS: Material Licensing Tracking System MILTS is maintained by the Nuclear Regulatory Commission and contains a list of approximately 8,100 sites which possess or use radioactive materials and which are subject to NRC licensing requirements. To maintain currency, EDR contacts the Agency on a quarterly basis. Date of Government Version: 06/21/2011 Date Data Arrived at EDR: 07/15/2011 Date Made Active in Reports: 09/13/2011 Number of Days to Update: 60 Source: Nuclear Regulatory Commission Telephone: 301-415-7169 Last EDR Contact: 12/10/2012 Next Scheduled EDR Contact: 03/25/2013 Data Release Frequency: Quarterly RADINFO: Radiation Information Database The Radiation Information Database (RADINFO) contains information about facilities that are regulated by U.S. Environmental Protection Agency (EPA) regulations for radiation and radioactivity. Date of Government Version: 10/02/2012 Date Data Arrived at EDR: 10/02/2012 Date Made Active in Reports: 11/05/2012 Number of Days to Update: 34 Source: Environmental Protection Agency Telephone: 202-343-9775 Last EDR Contact: 01/09/2013 Next Scheduled EDR Contact: 04/22/2013 Data Release Frequency: Quarterly FINDS: Facility Index System/Facility Registry System Facility Index System. FINDS contains both facility information and 'pointers' to other sources that contain more detail. EDR includes the following FINDS databases in this report: PCS (Permit Compliance System), AIRS (Aerometric Information Retrieval System), DOCKET (Enforcement Docket used to manage and track information on civil judicial enforcement cases for all environmental statutes), FURS (Federal Underground Injection Control), C -DOCKET (Criminal Docket System used to track criminal enforcement actions for all environmental statutes), FFIS (Federal Facilities Information System), STATE (State Environmental Laws and Statutes), and PADS (PCB Activity Data System). Date of Government Version: 10/23/2011 Date Data Arrived at EDR: 12/13/2011 Date Made Active in Reports: 03/01/2012 Number of Days to Update: 79 Source: EPA Telephone: (415) 947-8000 Last EDR Contact: 12/11/2012 Next Scheduled EDR Contact: 03/25/2013 Data Release Frequency: Quarterly RAATS: RCRA Administrative Action Tracking System RCRA Administration Action Tracking System. RAATS contains records based on enforcement actions issued under RCRA pertaining to major violators and includes administrative and civil actions brought by the EPA. For administration actions after September 30, 1995, data entry in the RAATS database was discontinued. EPA will retain a copy of the database for historical records. It was necessary to terminate RAATS because a decrease in agency resources made it impossible to continue to update the information contained in the database. Date of Government Version: 04/17/1995 Date Data Arrived at EDR: 07/03/1995 Date Made Active in Reports: 08/07/1995 Number of Days to Update: 35 RMP: Risk Management Plans Source: EPA Telephone: 202-564-4104 Last EDR Contact: 06/02/2008 Next Scheduled EDR Contact: 09/01/2008 Data Release Frequency: No Update Planned TC3529055.2s Page GR -20 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING When Congress passed the Clean Air Act Amendments of 1990, it required EPA to publish regulations and guidance for chemical accident prevention at facilities using extremely hazardous substances. The Risk Management Program Rule (RMP Rule) was written to implement Section 112(r) of these amendments. The rule, which built upon existing industry codes and standards, requires companies of all sizes that use certain flammable and toxic substances to develop a Risk Management Program, which includes a(n): Hazard assessment that details the potential effects of an accidental release, an accident history of the last five years, and an evaluation of worst-case and alternative accidental releases; Prevention program that includes safety precautions and maintenance, monitoring, and employee training measures; and Emergency response program that spells out emergency health care, employee training measures and procedures for informing the public and response agencies (e.g the fire department) should an accident occur. Date of Government Version: 05/08/2012 Date Data Arrived at EDR: 05/25/2012 Date Made Active in Reports: 07/10/2012 Number of Days to Update: 46 Source: Environmental Protection Agency Telephone: 202-564-8600 Last EDR Contact: 01/28/2013 Next Scheduled EDR Contact: 05/13/2013 Data Release Frequency: Varies BRS: Biennial Reporting System The Biennial Reporting System is a national system administered by the EPA that collects data on the generation and management of hazardous waste. BRS captures detailed data from two groups: Large Quantity Generators (LQG) and Treatment, Storage, and Disposal Facilities. Date of Government Version: 12/31/2009 Date Data Arrived at EDR: 03/01/2011 Date Made Active in Reports: 05/02/2011 Number of Days to Update: 62 Source: EPA/NTIS Telephone: 800-424-9346 Last EDR Contact: 11/30/2012 Next Scheduled EDR Contact: 03/11/2013 Data Release Frequency: Biennially CA BOND EXP. PLAN: Bond Expenditure Plan Department of Health Services developed a site-specific expenditure plan as the basis for an appropriation of Hazardous Substance Cleanup Bond Act funds. It is not updated. Date of Government Version: 01/01/1989 Date Data Arrived at EDR: 07/27/1994 Date Made Active in Reports: 08/02/1994 Number of Days to Update: 6 Source: Department of Health Services Telephone: 916-255-2118 Last EDR Contact: 05/31/1994 Next Scheduled EDR Contact: N/A Data Release Frequency: No Update Planned NPDES: NPDES Permits Listing A listing of NPDES permits, including stormwater. Date of Government Version: 11/19/2012 Date Data Arrived at EDR: 11/19/2012 Date Made Active in Reports: 01/15/2013 Number of Days to Update: 57 UIC: UIC Listing A listing of underground control injection wells. Date of Government Version: 10/17/2012 Date Data Arrived at EDR: 12/21/2012 Date Made Active in Reports: 01/25/2013 Number of Days to Update: 35 Source: State Water Resources Control Board Telephone: 916-445-9379 Last EDR Contact: 02/18/2013 Next Scheduled EDR Contact: 06/03/2013 Data Release Frequency: Quarterly Source: Deaprtment of Conservation Telephone: 916-445-2408 Last EDR Contact: 12/21/2012 Next Scheduled EDR Contact: 12/31/2012 Data Release Frequency: Varies CORTESE: "Cortese" Hazardous Waste & Substances Sites List The sites for the list are designated by the State Water Resource Control Board (LUST), the Integrated Waste Board (SWF/LS), and the Department of Toxic Substances Control (Cal -Sites). TC3529055.2s Page GR -21 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING Date of Government Version: 01/02/2013 Source: CAL EPA/Office of Emergency Information Date Data Arrived at EDR: 01/03/2013 Telephone: 916-323-3400 Date Made Active in Reports: 02/22/2013 Last EDR Contact: 01/03/2013 Number of Days to Update: 50 Next Scheduled EDR Contact: 04/15/2013 Data Release Frequency: Quarterly HIST CORTESE: Hazardous Waste & Substance Site List The sites for the list are designated by the State Water Resource Control Board [LUST], the Integrated Waste Board [SWF/LS], and the Department of Toxic Substances Control [CALSITES]. This listing is no longer updated by the state agency. Date of Government Version: 04/01/2001 Date Data Arrived at EDR: 01/22/2009 Date Made Active in Reports: 04/08/2009 Number of Days to Update: 76 Source: Department of Toxic Substances Control Telephone: 916-323-3400 Last EDR Contact: 01/22/2009 Next Scheduled EDR Contact: N/A Data Release Frequency: No Update Planned NOTIFY 65: Proposition 65 Records Listings of all Proposition 65 incidents reported to counties by the State Water Resources Control Board and the Regional Water Quality Control Board. This database is no longer updated by the reporting agency. Date of Government Version: 10/21/1993 Date Data Arrived at EDR: 11/01/1993 Date Made Active in Reports: 11/19/1993 Number of Days to Update: 18 Source: State Water Resources Control Board Telephone: 916-445-3846 Last EDR Contact: 12/18/2012 Next Scheduled EDR Contact: 04/08/2013 Data Release Frequency: No Update Planned DRYCLEANERS: Cleaner Facilities A list of drycleaner related facilities that have EPA ID numbers. These are facilities with certain SIC codes: power laundries, family and commercial; garment pressing and cleaner's agents; linen supply; coin-operated laundries and cleaning; drycleaning plants, except rugs; carpet and upholster cleaning; industrial launderers; laundry and garment services. Date of Government Version: 12/11/2012 Date Data Arrived at EDR: 12/12/2012 Date Made Active in Reports: 01/04/2013 Number of Days to Update: 23 Source: Department of Toxic Substance Control Telephone: 916-327-4498 Last EDR Contact: 12/10/2012 Next Scheduled EDR Contact: 12/24/2012 Data Release Frequency: Annually WIP: Well Investigation Program Case List Well Investigation Program case in the San Gabriel and San Fernando Valley area. Date of Government Version: 07/03/2009 Date Data Arrived at EDR: 07/21/2009 Date Made Active in Reports: 08/03/2009 Number of Days to Update: 13 Source: Los Angeles Water Quality Control Board Telephone: 213-576-6726 Last EDR Contact: 12/28/2012 Next Scheduled EDR Contact: 04/15/2013 Data Release Frequency: Varies ENF: Enforcement Action Listing A listing of Water Board Enforcement Actions. Formal is everything except Oral/Verbal Communication, Notice of Violation, Expedited Payment Letter, and Staff Enforcement Letter. Date of Government Version: 11/16/2012 Date Data Arrived at EDR: 11/20/2012 Date Made Active in Reports: 01/21/2013 Number of Days to Update: 62 Source: State Water Resoruces Control Board Telephone: 916-445-9379 Last EDR Contact: 01/08/2013 Next Scheduled EDR Contact: 05/13/2013 Data Release Frequency: Varies HAZNET: Facility and Manifest Data Facility and Manifest Data. The data is extracted from the copies of hazardous waste manifests received each year by the DTSC. The annual volume of manifests is typically 700,000 - 1,000,000 annually, representing approximately 350,000 - 500,000 shipments. Data are from the manifests submitted without correction, and therefore many contain some invalid values for data elements such as generator ID, TSD ID, waste category, and disposal method. TC3529055.2s Page GR -22 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING Date of Government Version: 12/31/2011 Source: California Environmental Protection Agency Date Data Arrived at EDR: 06/22/2012 Telephone: 916-255-1136 Date Made Active in Reports: 07/06/2012 Last EDR Contact: 01/14/2013 Number of Days to Update: 14 Next Scheduled EDR Contact: 04/29/2013 Data Release Frequency: Annually EMI: Emissions Inventory Data Toxics and criteria pollutant emissions data collected by the ARB and local air pollution agencies. Date of Government Version: 12/31/2008 Date Data Arrived at EDR: 09/29/2010 Date Made Active in Reports: 10/18/2010 Number of Days to Update: 19 Source: California Air Resources Board Telephone: 916-322-2990 Last EDR Contact: 12/28/2012 Next Scheduled EDR Contact: 04/08/2013 Data Release Frequency: Varies INDIAN RESERV: Indian Reservations This map layer portrays Indian administered lands of the United States that have any area equal to or greater than 640 acres. Date of Government Version: 12/31/2005 Date Data Arrived at EDR: 12/08/2006 Date Made Active in Reports: 01/11/2007 Number of Days to Update: 34 Source: USGS Telephone: 202-208-3710 Last EDR Contact: 01/17/2013 Next Scheduled EDR Contact: 04/29/2013 Data Release Frequency: Semi -Annually SCRD DRYCLEANERS: State Coalition for Remediation of Drycleaners Listing The State Coalition for Remediation of Drycleaners was established in 1998, with support from the U.S. EPA Office of Superfund Remediation and Technology Innovation. It is comprised of representatives of states with established drycleaner remediation programs. Currently the member states are Alabama, Connecticut, Florida, Illinois, Kansas, Minnesota, Missouri, North Carolina, Oregon, South Carolina, Tennessee, Texas, and Wisconsin. Date of Government Version: 03/07/2011 Date Data Arrived at EDR: 03/09/2011 Date Made Active in Reports: 05/02/2011 Number of Days to Update: 54 Source: Environmental Protection Agency Telephone: 615-532-8599 Last EDR Contact: 01/21/2013 Next Scheduled EDR Contact: 05/06/2013 Data Release Frequency: Varies US FIN ASSUR: Financial Assurance Information All owners and operators of facilities that treat, store, or dispose of hazardous waste are required to provide proof that they will have sufficient funds to pay for the clean up, closure, and post -closure care of their facilities. Date of Government Version: 08/20/2012 Date Data Arrived at EDR: 08/28/2012 Date Made Active in Reports: 11/05/2012 Number of Days to Update: 69 Source: Environmental Protection Agency Telephone: 202-566-1917 Last EDR Contact: 02/19/2013 Next Scheduled EDR Contact: 06/03/2013 Data Release Frequency: Quarterly PCB TRANSFORMER: PCB Transformer Registration Database The database of PCB transformer registrations that includes all PCB registration submittals. Date of Government Version: 02/01/2011 Date Data Arrived at EDR: 10/19/2011 Date Made Active in Reports: 01/10/2012 Number of Days to Update: 83 PROC: Certified Processors Database A listing of certified processors. Source: Environmental Protection Agency Telephone: 202-566-0517 Last EDR Contact: 02/01/2013 Next Scheduled EDR Contact: 05/13/2013 Data Release Frequency: Varies TC3529055.2s Page GR -23 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING Date of Government Version: 12/18/2012 Date Data Arrived at EDR: 12/20/2012 Date Made Active in Reports: 01/25/2013 Number of Days to Update: 36 Source: Department of Conservation Telephone: 916-323-3836 Last EDR Contact: 12/20/2012 Next Scheduled EDR Contact: 04/01/2013 Data Release Frequency: Quarterly MWMP: Medical Waste Management Program Listing The Medical Waste Management Program (MWMP) ensures the proper handling and disposal of medical waste by permitting and inspecting medical waste Offsite Treatment Facilities (PDF) and Transfer Stations (PDF) throughout the state. MWMP also oversees all Medical Waste Transporters. Date of Government Version: 12/07/2012 Date Data Arrived at EDR: 12/12/2012 Date Made Active in Reports: 01/15/2013 Number of Days to Update: 34 Source: Department of Public Health Telephone: 916-558-1784 Last EDR Contact: 12/10/2012 Next Scheduled EDR Contact: 03/25/2013 Data Release Frequency: Varies COAL ASH DOE: Sleam-Electric Plan Operation Data A listing of power plants that store ash in surface ponds. Date of Government Version: 12/31/2005 Date Data Arrived at EDR: 08/07/2009 Date Made Active in Reports: 10/22/2009 Number of Days to Update: 76 Source: Department of Energy Telephone: 202-586-8719 Last EDR Contact: 01/15/2013 Next Scheduled EDR Contact: 04/29/2013 Data Release Frequency: Varies COAL ASH EPA: Coal Combustion Residues Surface Impoundments List A listing of coal combustion residues surface impoundments with high hazard potential ratings. Date of Government Version: 08/17/2010 Date Data Arrived at EDR: 01/03/2011 Date Made Active in Reports: 03/21/2011 Number of Days to Update: 77 Source: Environmental Protection Agency Telephone: N/A Last EDR Contact: 12/11/2012 Next Scheduled EDR Contact: 03/25/2013 Data Release Frequency: Varies HWT: Registered Hazardous Waste Transporter Database A listing of hazardous waste transporters. In California, unless specifically exempted, it is unlawful for any person to transport hazardous wastes unless the person holds a valid registration issued by DTSC. A hazardous waste transporter registration is valid for one year and is assigned a unique registration number. Date of Government Version: 01/15/2013 Date Data Arrived at EDR: 01/15/2013 Date Made Active in Reports: 02/22/2013 Number of Days to Update: 38 Source: Department of Toxic Substances Control Telephone: 916-440-7145 Last EDR Contact: 01/15/2013 Next Scheduled EDR Contact: 04/29/2013 Data Release Frequency: Quarterly HWP: EnviroStor Permitted Facilities Listing Detailed information on permitted hazardous waste facilities and corrective action ("cleanups") tracked in EnviroStor. Date of Government Version: 11/26/2012 Date Data Arrived at EDR: 11/28/2012 Date Made Active in Reports: 01/09/2013 Number of Days to Update: 42 Source: Department of Toxic Substances Control Telephone: 916-323-3400 Last EDR Contact: 11/28/2012 Next Scheduled EDR Contact: 03/11/2013 Data Release Frequency: Quarterly Financial Assurance 2: Financial Assurance Information Listing A listing of financial assurance information for solid waste facilities. Financial assurance is intended to ensure that resources are available to pay for the cost of closure, post -closure care, and corrective measures if the owner or operator of a regulated facility is unable or unwilling to pay. TC3529055.2s Page GR -24 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING Date of Government Version: 11/19/2012 Source: California Integrated Waste Management Board Date Data Arrived at EDR: 11/20/2012 Telephone: 916-341-6066 Date Made Active in Reports: 01/04/2013 Last EDR Contact: 02/18/2013 Number of Days to Update: 45 Next Scheduled EDR Contact: 06/03/2013 Data Release Frequency: Varies Financial Assurance 1: Financial Assurance Information Listing Financial Assurance information Date of Government Version: 03/01/2007 Date Data Arrived at EDR: 06/01/2007 Date Made Active in Reports: 06/29/2007 Number of Days to Update: 28 Source: Department of Toxic Substances Control Telephone: 916-255-3628 Last EDR Contact: 02/01/2013 Next Scheduled EDR Contact: 05/13/2013 Data Release Frequency: Varies 2020 COR ACTION: 2020 Corrective Action Program List The EPA has set ambitious goals for the RCRA Corrective Action program by creating the 2020 Corrective Action Universe. This RCRA cleanup baseline includes facilities expected to need corrective action. The 2020 universe contains a wide variety of sites. Some properties are heavily contaminated while others were contaminated but have since been cleaned up. Still others have not been fully investigated yet, and may require little or no remediation. Inclusion in the 2020 Universe does not necessarily imply failure on the part of a facility to meet its RCRA obligations. Date of Government Version: 11/11/2011 Date Data Arrived at EDR: 05/18/2012 Date Made Active in Reports: 05/25/2012 Number of Days to Update: 7 Source: Environmental Protection Agency Telephone: 703-308-4044 Last EDR Contact: 02/15/2013 Next Scheduled EDR Contact: 05/27/2013 Data Release Frequency: Varies FEDLAND: Federal and Indian Lands Federally and Indian administrated lands of the United States. Lands included are administrated by: Army Corps of Engineers, Bureau of Reclamation, National Wild and Scenic River, National Wildlife Refuge, Public Domain Land, Wilderness, Wilderness Study Area, Wildlife Management Area, Bureau of Indian Affairs, Bureau of Land Management, Department of Justice, Forest Service, Fish and Wildlife Service, National Park Service. Date of Government Version: 12/31/2005 Date Data Arrived at EDR: 02/06/2006 Date Made Active in Reports: 01/11/2007 Number of Days to Update: 339 Source: U.S. Geological Survey Telephone: 888-275-8747 Last EDR Contact: 01/17/2013 Next Scheduled EDR Contact: 04/29/2013 Data Release Frequency: N/A PRP: Potentially Responsible Parties A listing of verified Potentially Responsible Parties Date of Government Version: 10/01/2012 Date Data Arrived at EDR: 10/04/2012 Date Made Active in Reports: 11/05/2012 Number of Days to Update: 32 Source: EPA Telephone: 202-564-6023 Last EDR Contact: 01/03/2013 Next Scheduled EDR Contact: 04/15/2013 Data Release Frequency: Quarterly WDS: Waste Discharge System Sites which have been issued waste discharge requirements. Date of Government Version: 06/19/2007 Date Data Arrived at EDR: 06/20/2007 Date Made Active in Reports: 06/29/2007 Number of Days to Update: 9 Source: State Water Resources Control Board Telephone: 916-341-5227 Last EDR Contact: 02/25/2013 Next Scheduled EDR Contact: 06/10/2013 Data Release Frequency: Quarterly US AIRS (AFS): Aerometric Information Retrieval System Facility Subsystem (AFS) The database is a sub -system of Aerometric Information Retrieval System (AIRS). AFS contains compliance data on air pollution point sources regulated by the U.S. EPA and/or state and local air regulatory agencies. This information comes from source reports by various stationary sources of air pollution, such as electric power plants, steel mills, factories, and universities, and provides information about the air pollutants they produce. Action, air program, air program pollutant, and general level plant data. It is used to track emissions and compliance data from industrial plants. TC3529055.2s Page GR -25 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING Date of Government Version: 11/15/2012 Date Data Arrived at EDR: 11/16/2012 Date Made Active in Reports: 02/15/2013 Number of Days to Update: 91 US AIRS MINOR: Air Facility System Data A listing of minor source facilities. Date of Government Version: 11/15/2012 Date Data Arrived at EDR: 11/16/2012 Date Made Active in Reports: 02/15/2013 Number of Days to Update: 91 Source: EPA Telephone: 202-564-5962 Last EDR Contact: 12/28/2012 Next Scheduled EDR Contact: 04/15/2013 Data Release Frequency: Annually Source: EPA Telephone: 202-564-5962 Last EDR Contact: 12/28/2012 Next Scheduled EDR Contact: 04/15/2013 Data Release Frequency: Annually EPA WATCH LIST: EPA WATCH LIST EPA maintains a "Watch List" to facilitate dialogue between EPA, state and local environmental agencies on enforcement matters relating to facilities with alleged violations identified as either significant or high priority. Being on the Watch List does not mean that the facility has actually violated the law only that an investigation by EPA or a state or local environmental agency has led those organizations to allege that an unproven violation has in fact occurred. Being on the Watch List does not represent a higher level of concern regarding the alleged violations that were detected, but instead indicates cases requiring additional dialogue between EPA, state and local agencies - primarily because of the length of time the alleged violation has gone unaddressed or unresolved. Date of Government Version: 07/31/2012 Date Data Arrived at EDR: 08/13/2012 Date Made Active in Reports: 09/18/2012 Number of Days to Update: 36 EDR HIGH RISK HISTORICAL RECORDS EDR Exclusive Records Source: Environmental Protection Agency Telephone: 617-520-3000 Last EDR Contact: 02/12/2013 Next Scheduled EDR Contact: 05/27/2013 Data Release Frequency: Quarterly EDR MGP: EDR Proprietary Manufactured Gas Plants The EDR Proprietary Manufactured Gas Plant Database includes records of coal gas plants (manufactured gas plants) compiled by EDR's researchers. Manufactured gas sites were used in the United States from the 1800's to 1950's to produce a gas that could be distributed and used as fuel. These plants used whale oil, rosin, coal, or a mixture of coal, oil, and water that also produced a significant amount of waste. Many of the byproducts of the gas production, such as coal tar (oily waste containing volatile and non-volatile chemicals), sludges, oils and other compounds are potentially hazardous to human health and the environment. The byproduct from this process was frequently disposed of directly at the plant site and can remain or spread slowly, serving as a continuous source of soil and groundwater contamination. Date of Government Version: N/A Source: EDR, Inc. Date Data Arrived at EDR: N/A Telephone: N/A Date Made Active in Reports: N/A Last EDR Contact: N/A Number of Days to Update: N/A Next Scheduled EDR Contact: N/A Data Release Frequency: No Update Planned EDR US Hist Auto Stat: EDR Exclusive Historic Gas Stations EDR has searched selected national collections of business directories and has collected listings of potential gas station/filling station/service station sites that were available to EDR researchers. EDR's review was limited to those categories of sources that might, in EDR's opinion, include gas station/filling station/service station establishments. The categories reviewed included, but were not limited to gas, gas station, gasoline station, filling station, auto, automobile repair, auto service station, service station, etc. This database falls within a category of information EDR classifies as "High Risk Historical Records", or HRHR. EDR's HRHR effort presents unique and sometimes proprietary data about past sites and operations that typically create environmental concerns, but may not show up in current government records searches. TC3529055.2s Page GR -26 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING Date of Government Version: N/A Date Data Arrived at EDR: N/A Date Made Active in Reports: N/A Number of Days to Update: N/A Source: EDR, Inc. Telephone: N/A Last EDR Contact: N/A Next Scheduled EDR Contact: N/A Data Release Frequency: Varies EDR US Hist Cleaners: EDR Exclusive Historic Dry Cleaners EDR has searched selected national collections of business directories and has collected listings of potential dry cleaner sites that were available to EDR researchers. EDR's review was limited to those categories of sources that might, in EDR's opinion, include dry cleaning establishments. The categories reviewed included, but were not limited to dry cleaners, cleaners, laundry, laundromat, cleaning/laundry, wash & dry etc. This database falls within a category of information EDR classifies as "High Risk Historical Records", or HRHR. EDR's HRHR effort presents unique and sometimes proprietary data about past sites and operations that typically create environmental concerns, but may not show up in current government records searches. Date of Government Version: N/A Date Data Arrived at EDR: N/A Date Made Active in Reports: N/A Number of Days to Update: N/A Source: EDR, Inc. Telephone: N/A Last EDR Contact: N/A Next Scheduled EDR Contact: N/A Data Release Frequency: Varies EDR US Hist Cleaners: EDR Proprietary Historic Dry Cleaners - Cole Date of Government Version: N/A Date Data Arrived at EDR: N/A Date Made Active in Reports: N/A Number of Days to Update: N/A Source: N/A Telephone: N/A Last EDR Contact: N/A Next Scheduled EDR Contact: N/A Data Release Frequency: Varies EDR US Hist Auto Stat: EDR Proprietary Historic Gas Stations - Cole Date of Government Version: N/A Date Data Arrived at EDR: N/A Date Made Active in Reports: N/A Number of Days to Update: N/A COUNTY RECORDS ALAMEDA COUNTY: Source: N/A Telephone: N/A Last EDR Contact: N/A Next Scheduled EDR Contact: N/A Data Release Frequency: Varies Contaminated Sites A listing of contaminated sites overseen by the Toxic Release Program (oil and groundwater contamination from chemical releases and spills) and the Leaking Underground Storage Tank Program (soil and ground water contamination from leaking petroleum USTs). Date of Government Version: 01/16/2013 Source: Alameda County Environmental Health Services Date Data Arrived at EDR: 01/17/2013 Telephone: 510-567-6700 Date Made Active in Reports: 02/22/2013 Last EDR Contact: 12/28/2012 Number of Days to Update: 36 Next Scheduled EDR Contact: 04/15/2013 Data Release Frequency: Semi -Annually Underground Tanks Underground storage tank sites located in Alameda county. Date of Government Version: 01/16/2013 Source: Alameda County Environmental Health Services Date Data Arrived at EDR: 01/17/2013 Telephone: 510-567-6700 Date Made Active in Reports: 01/31/2013 Last EDR Contact: 12/28/2012 Number of Days to Update: 14 Next Scheduled EDR Contact: 04/15/2013 Data Release Frequency: Semi -Annually AMADOR COUNTY: TC3529055.2s Page GR -27 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING CUPA Facility List Cupa Facility List Date of Government Version: 12/20/2012 Date Data Arrived at EDR: 01/04/2013 Date Made Active in Reports: 02/22/2013 Number of Days to Update: 49 BUTTE COUNTY: CUPA Facility Listing Cupa facility list. Date of Government Version: 10/16/2012 Date Data Arrived at EDR: 10/17/2012 Date Made Active in Reports: 11/13/2012 Number of Days to Update: 27 CALVERAS COUNTY: CUPA Facility Listing Cupa Facility Listing Date of Government Version: 12/21/2012 Date Data Arrived at EDR: 01/04/2013 Date Made Active in Reports: 02/22/2013 Number of Days to Update: 49 COLUSA COUNTY: CUPA Facility List Cupa facility list. Date of Government Version: 08/16/2012 Date Data Arrived at EDR: 08/22/2012 Date Made Active in Reports: 10/03/2012 Number of Days to Update: 42 CONTRA COSTA COUNTY: Source: Amador County Environmental Health Telephone: 209-223-6439 Last EDR Contact: 12/20/2012 Next Scheduled EDR Contact: 03/25/2013 Data Release Frequency: Varies Source: Public Health Department Telephone: 530-538-7149 Last EDR Contact: 01/28/2013 Next Scheduled EDR Contact: 04/29/2013 Data Release Frequency: Varies Source: Calveras County Environmental Health Telephone: 209-754-6399 Last EDR Contact: 12/20/2012 Next Scheduled EDR Contact: 04/15/2013 Data Release Frequency: Quarterly Source: Health & Human Services Telephone: 530-458-0396 Last EDR Contact: 02/11/2013 Next Scheduled EDR Contact: 05/27/2013 Data Release Frequency: Varies Site List List includes sites from the underground tank, hazardous waste generator and business plan/2185 programs. Date of Government Version: 11/27/2012 Date Data Arrived at EDR: 11/28/2012 Date Made Active in Reports: 01/15/2013 Number of Days to Update: 48 DEL NORTE COUNTY: Source: Contra Costa Health Services Department Telephone: 925-646-2286 Last EDR Contact: 02/04/2013 Next Scheduled EDR Contact: 05/20/2013 Data Release Frequency: Semi -Annually TC3529055.2s Page GR -28 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING CUPA Facility List Cupa Facility list Date of Government Version: 01/09/2013 Date Data Arrived at EDR: 01/10/2013 Date Made Active in Reports: 02/25/2013 Number of Days to Update: 46 EL DORADO COUNTY: CUPA Facility List CUPA facility list. Date of Government Version: 11/19/2012 Date Data Arrived at EDR: 11/20/2012 Date Made Active in Reports: 01/15/2013 Number of Days to Update: 56 FRESNO COUNTY: Source: Del Norte County Environmental Health Division Telephone: 707-465-0426 Last EDR Contact: 01/08/2013 Next Scheduled EDR Contact: 05/20/2013 Data Release Frequency: Varies Source: EI Dorado County Environmental Management Department Telephone: 530-621-6623 Last EDR Contact: 02/04/2013 Next Scheduled EDR Contact: 05/20/2013 Data Release Frequency: Varies CUPA Resources List Certified Unified Program Agency. CUPA's are responsible for implementing a unified hazardous materials and hazardous waste management regulatory program. The agency provides oversight of businesses that deal with hazardous materials, operate underground storage tanks or aboveground storage tanks. Date of Government Version: 09/30/2012 Date Data Arrived at EDR: 10/05/2012 Date Made Active in Reports: 10/23/2012 Number of Days to Update: 18 HUMBOLDT COUNTY: CUPA Facility List CUPA facility list. Date of Government Version: 12/21/2012 Date Data Arrived at EDR: 12/21/2012 Date Made Active in Reports: 01/22/2013 Number of Days to Update: 32 CUPA Facility List Cupa facility list. Date of Government Version: 05/01/2012 Date Data Arrived at EDR: 05/02/2012 Date Made Active in Reports: 06/11/2012 Number of Days to Update: 40 INYO COUNTY: Source: Dept. of Community Health Telephone: 559-445-3271 Last EDR Contact: 02/08/2013 Next Scheduled EDR Contact: 04/29/2013 Data Release Frequency: Semi -Annually Source: Humboldt County Environmental Health Telephone: N/A Last EDR Contact: 02/25/2013 Next Scheduled EDR Contact: 06/10/2013 Data Release Frequency: Varies Source: San Diego Border Field Office Telephone: 760-339-2777 Last EDR Contact: 01/28/2013 Next Scheduled EDR Contact: 05/13/2013 Data Release Frequency: Varies TC3529055.2s Page GR -29 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING CUPA Facility List Cupa facility list. Date of Government Version: 06/26/2012 Date Data Arrived at EDR: 06/27/2012 Date Made Active in Reports: 08/17/2012 Number of Days to Update: 51 KERN COUNTY: Underground Storage Tank Sites & Tank Listing Kern County Sites and Tanks Listing. Date of Government Version: 08/31/2010 Date Data Arrived at EDR: 09/01/2010 Date Made Active in Reports: 09/30/2010 Number of Days to Update: 29 KINGS COUNTY: Source: Inyo County Environmental Health Services Telephone: 760-878-0238 Last EDR Contact: 02/25/2013 Next Scheduled EDR Contact: 06/10/2013 Data Release Frequency: Varies Source: Kern County Environment Health Services Department Telephone: 661-862-8700 Last EDR Contact: 02/11/2013 Next Scheduled EDR Contact: 05/27/2013 Data Release Frequency: Quarterly CUPA Facility List A listing of sites included in the county?s Certified Unified Program Agency database. California?s Secretary for Environmental Protection established the unified hazardous materials and hazardous waste regulatory program as required by chapter 6.11 of the California Health and Safety Code. The Unified Program consolidates the administration, permits, inspections, and enforcement activities. Date of Government Version: 07/10/2012 Date Data Arrived at EDR: 07/12/2012 Date Made Active in Reports: 09/06/2012 Number of Days to Update: 56 LOS ANGELES COUNTY: Source: Kings County Department of Public Health Telephone: 559-584-1411 Last EDR Contact: 02/12/2013 Next Scheduled EDR Contact: 06/10/2013 Data Release Frequency: Varies San Gabriel Valley Areas of Concern San Gabriel Valley areas where VOC contamination is at or above the MCL as designated by region 9 EPA office. Date of Government Version: 03/30/2009 Date Data Arrived at EDR: 03/31/2009 Date Made Active in Reports: 10/23/2009 Number of Days to Update: 206 Source: EPA Region 9 Telephone: 415-972-3178 Last EDR Contact: 12/18/2012 Next Scheduled EDR Contact: 04/01/2013 Data Release Frequency: No Update Planned HMS: Street Number List Industrial Waste and Underground Storage Tank Sites. Date of Government Version: 10/31/2012 Date Data Arrived at EDR: 12/28/2012 Date Made Active in Reports: 01/25/2013 Number of Days to Update: 28 List of Solid Waste Facilities Solid Waste Facilities in Los Angeles County. Source: Department of Public Works Telephone: 626-458-3517 Last EDR Contact: 07/16/2012 Next Scheduled EDR Contact: 10/26/2012 Data Release Frequency: Semi -Annually TC3529055.2s Page GR -30 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING Date of Government Version: 10/22/2012 Date Data Arrived at EDR: 10/23/2012 Date Made Active in Reports: 11/30/2012 Number of Days to Update: 38 Source: La County Department of Public Works Telephone: 818-458-5185 Last EDR Contact: 01/22/2013 Next Scheduled EDR Contact: 05/06/2013 Data Release Frequency: Varies City of Los Angeles Landfills Landfills owned and maintained by the City of Los Angeles. Date of Government Version: 03/05/2009 Date Data Arrived at EDR: 03/10/2009 Date Made Active in Reports: 04/08/2009 Number of Days to Update: 29 Source: Engineering & Construction Division Telephone: 213-473-7869 Last EDR Contact: 02/18/2013 Next Scheduled EDR Contact: 06/03/2013 Data Release Frequency: Varies Site Mitigation List Industrial sites that have had some sort of spill or complaint. Date of Government Version: 12/29/2011 Date Data Arrived at EDR: 02/02/2012 Date Made Active in Reports: 02/21/2012 Number of Days to Update: 19 Source: Community Health Services Telephone: 323-890-7806 Last EDR Contact: 01/21/2013 Next Scheduled EDR Contact: 05/06/2013 Data Release Frequency: Annually City of EI Segundo Underground Storage Tank Underground storage tank sites located in EI Segundo city. Date of Government Version: 10/23/2012 Date Data Arrived at EDR: 10/25/2012 Date Made Active in Reports: 11/30/2012 Number of Days to Update: 36 Source: City of EI Segundo Fire Department Telephone: 310-524-2236 Last EDR Contact: 01/21/2013 Next Scheduled EDR Contact: 05/06/2013 Data Release Frequency: Semi -Annually City of Long Beach Underground Storage Tank Underground storage tank sites located in the city of Long Beach. Date of Government Version: 03/28/2003 Date Data Arrived at EDR: 10/23/2003 Date Made Active in Reports: 11/26/2003 Number of Days to Update: 34 Source: City of Long Beach Fire Department Telephone: 562-570-2563 Last EDR Contact: 01/29/2013 Next Scheduled EDR Contact: 05/13/2013 Data Release Frequency: Annually City of Torrance Underground Storage Tank Underground storage tank sites located in the city of Torrance. Date of Government Version: 01/14/2013 Date Data Arrived at EDR: 01/15/2013 Date Made Active in Reports: 01/31/2013 Number of Days to Update: 16 MADERA COUNTY: Source: City of Torrance Fire Department Telephone: 310-618-2973 Last EDR Contact: 01/14/2013 Next Scheduled EDR Contact: 04/29/2013 Data Release Frequency: Semi -Annually CUPA Facility List A listing of sites included in the county?s Certified Unified Program Agency database. California?s Secretary for Environmental Protection established the unified hazardous materials and hazardous waste regulatory program as required by chapter 6.11 of the California Health and Safety Code. The Unified Program consolidates the administration, permits, inspections, and enforcement activities. TC3529055.2s Page GR -31 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING Date of Government Version: 12/18/2012 Date Data Arrived at EDR: 12/20/2012 Date Made Active in Reports: 02/08/2013 Number of Days to Update: 50 MARIN COUNTY: Underground Storage Tank Sites Currently permitted USTs in Marin County. Date of Government Version: 11/26/2012 Date Data Arrived at EDR: 11/28/2012 Date Made Active in Reports: 01/21/2013 Number of Days to Update: 54 MERCED COUNTY: CUPA Facility List CUPA facility list. Date of Government Version: 09/18/2012 Date Data Arrived at EDR: 09/19/2012 Date Made Active in Reports: 10/03/2012 Number of Days to Update: 14 MONO COUNTY: CUPA Facility List CUPA Facility List Date of Government Version: 12/26/2012 Date Data Arrived at EDR: 01/08/2013 Date Made Active in Reports: 02/25/2013 Number of Days to Update: 48 MONTEREY COUNTY: Source: Madera County Environmental Health Telephone: 559-675-7823 Last EDR Contact: 02/25/2013 Next Scheduled EDR Contact: 06/10/2013 Data Release Frequency: Varies Source: Public Works Department Waste Management Telephone: 415-499-6647 Last EDR Contact: 01/21/2013 Next Scheduled EDR Contact: 04/22/2013 Data Release Frequency: Semi -Annually Source: Merced County Environmental Health Telephone: 209-381-1094 Last EDR Contact: 02/25/2013 Next Scheduled EDR Contact: 06/10/2013 Data Release Frequency: Varies Source: Mono County Health Department Telephone: 760-932-5580 Last EDR Contact: 12/20/2012 Next Scheduled EDR Contact: 03/18/2013 Data Release Frequency: Varies CUPA Facility Listing CUPA Program listing from the Environmental Health Division. Date of Government Version: 12/18/2012 Date Data Arrived at EDR: 12/20/2012 Date Made Active in Reports: 02/08/2013 Number of Days to Update: 50 NAPA COUNTY: Source: Monterey County Health Department Telephone: 831-796-1297 Last EDR Contact: 02/25/2013 Next Scheduled EDR Contact: 06/10/2013 Data Release Frequency: Varies Sites With Reported Contamination A listing of leaking underground storage tank sites located in Napa county. TC3529055.2s Page GR -32 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING Date of Government Version: 12/05/2011 Source: Napa County Department of Environmental Management Date Data Arrived at EDR: 12/06/2011 Telephone: 707-253-4269 Date Made Active in Reports: 02/07/2012 Last EDR Contact: 12/03/2012 Number of Days to Update: 63 Next Scheduled EDR Contact: 03/18/2013 Data Release Frequency: No Update Planned Closed and Operating Underground Storage Tank Sites Underground storage tank sites located in Napa county. Date of Government Version: 01/15/2008 Date Data Arrived at EDR: 01/16/2008 Date Made Active in Reports: 02/08/2008 Number of Days to Update: 23 NEVADA COUNTY: CUPA Facility List CUPA facility list. Date of Government Version: 11/05/2012 Date Data Arrived at EDR: 11/06/2012 Date Made Active in Reports: 11/30/2012 Number of Days to Update: 24 ORANGE COUNTY: List of Industrial Site Cleanups Petroleum and non -petroleum spills. Date of Government Version: 11/05/2012 Date Data Arrived at EDR: 11/16/2012 Date Made Active in Reports: 12/03/2012 Number of Days to Update: 17 Source: Napa County Department of Environmental Management Telephone: 707-253-4269 Last EDR Contact: 12/05/2012 Next Scheduled EDR Contact: 03/18/2013 Data Release Frequency: No Update Planned Source: Community Development Agency Telephone: 530-265-1467 Last EDR Contact: 02/18/2013 Next Scheduled EDR Contact: 05/20/2013 Data Release Frequency: Varies Source: Health Care Agency Telephone: 714-834-3446 Last EDR Contact: 02/13/2013 Next Scheduled EDR Contact: 05/27/2013 Data Release Frequency: Annually List of Underground Storage Tank Cleanups Orange County Underground Storage Tank Cleanups (LUST). Date of Government Version: 11/05/2012 Date Data Arrived at EDR: 11/16/2012 Date Made Active in Reports: 12/03/2012 Number of Days to Update: 17 Source: Health Care Agency Telephone: 714-834-3446 Last EDR Contact: 02/12/2013 Next Scheduled EDR Contact: 05/27/2013 Data Release Frequency: Quarterly List of Underground Storage Tank Facilities Orange County Underground Storage Tank Facilities (UST). Date of Government Version: 11/05/2012 Date Data Arrived at EDR: 11/15/2012 Date Made Active in Reports: 12/03/2012 Number of Days to Update: 18 PLACER COUNTY: Source: Health Care Agency Telephone: 714-834-3446 Last EDR Contact: 02/12/2013 Next Scheduled EDR Contact: 05/27/2013 Data Release Frequency: Quarterly TC3529055.2s Page GR -33 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING Master List of Facilities List includes aboveground tanks, underground tanks and cleanup sites. Date of Government Version: 12/11/2012 Source: Placer County Health and Human Services Date Data Arrived at EDR: 12/12/2012 Telephone: 530-745-2363 Date Made Active in Reports: 01/15/2013 Last EDR Contact: 12/10/2012 Number of Days to Update: 34 Next Scheduled EDR Contact: 03/25/2013 Data Release Frequency: Semi -Annually RIVERSIDE COUNTY: Listing of Underground Tank Cleanup Sites Riverside County Underground Storage Tank Cleanup Sites (LUST). Date of Government Version: 10/16/2012 Source: Department of Environmental Health Date Data Arrived at EDR: 10/18/2012 Telephone: 951-358-5055 Date Made Active in Reports: 11/07/2012 Last EDR Contact: 12/26/2012 Number of Days to Update: 20 Next Scheduled EDR Contact: 04/08/2013 Data Release Frequency: Quarterly Underground Storage Tank Tank List Underground storage tank sites located in Riverside county. Date of Government Version: 10/16/2012 Source: Department of Environmental Health Date Data Arrived at EDR: 10/18/2012 Telephone: 951-358-5055 Date Made Active in Reports: 11/07/2012 Last EDR Contact: 12/26/2012 Number of Days to Update: 20 Next Scheduled EDR Contact: 04/08/2013 Data Release Frequency: Quarterly SACRAMENTO COUNTY: Toxic Site Clean -Up List List of sites where unauthorized releases of potentially hazardous materials have occurred. Date of Government Version: 11/29/2012 Source: Sacramento County Environmental Management Date Data Arrived at EDR: 01/10/2013 Telephone: 916-875-8406 Date Made Active in Reports: 02/22/2013 Last EDR Contact: 01/07/2013 Number of Days to Update: 43 Next Scheduled EDR Contact: 04/22/2013 Data Release Frequency: Quarterly Master Hazardous Materials Facility List Any business that has hazardous materials on site - hazardous material storage sites, underground storage tanks, waste generators. Date of Government Version: 11/02/2012 Source: Sacramento County Environmental Management Date Data Arrived at EDR: 01/15/2013 Telephone: 916-875-8406 Date Made Active in Reports: 02/22/2013 Last EDR Contact: 01/07/2013 Number of Days to Update: 38 Next Scheduled EDR Contact: 04/22/2013 Data Release Frequency: Quarterly SAN BERNARDINO COUNTY: Hazardous Material Permits This listing includes underground storage tanks, medical waste handlers/generators, hazardous materials handlers, hazardous waste generators, and waste oil generators/handlers. TC3529055.2s Page GR -34 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING Date of Government Version: 12/12/2012 Date Data Arrived at EDR: 12/18/2012 Date Made Active in Reports: 01/25/2013 Number of Days to Update: 38 SAN DIEGO COUNTY: Source: San Bernardino County Fire Department Hazardous Materials Division Telephone: 909-387-3041 Last EDR Contact: 02/11/2013 Next Scheduled EDR Contact: 05/27/2013 Data Release Frequency: Quarterly Hazardous Materials Management Division Database The database includes: HE58 - This report contains the business name, site address, business phone number, establishment 'H' permit number, type of permit, and the business status. HE17 - In addition to providing the same information provided in the HE58 listing, HE17 provides inspection dates, violations received by the establishment, hazardous waste generated, the quantity, method of storage, treatment/disposal of waste and the hauler, and information on underground storage tanks. Unauthorized Release List - Includes a summary of environmental contamination cases in San Diego County (underground tank cases, non -tank cases, groundwater contamination, and soil contamination are included.) Date of Government Version: 08/17/2012 Date Data Arrived at EDR: 08/20/2012 Date Made Active in Reports: 10/03/2012 Number of Days to Update: 44 Solid Waste Facilities San Diego County Solid Waste Facilities. Date of Government Version: 10/31/2012 Date Data Arrived at EDR: 11/06/2012 Date Made Active in Reports: 11/30/2012 Number of Days to Update: 24 Source: Hazardous Materials Management Division Telephone: 619-338-2268 Last EDR Contact: 01/02/2013 Next Scheduled EDR Contact: 03/25/2013 Data Release Frequency: Quarterly Source: Department of Health Services Telephone: 619-338-2209 Last EDR Contact: 01/28/2013 Next Scheduled EDR Contact: 05/13/2013 Data Release Frequency: Varies Environmental Case Listing The listing contains all underground tank release cases and projects pertaining to properties contaminated with hazardous substances that are actively under review by the Site Assessment and Mitigation Program. Date of Government Version: 03/23/2010 Date Data Arrived at EDR: 06/15/2010 Date Made Active in Reports: 07/09/2010 Number of Days to Update: 24 SAN FRANCISCO COUNTY: Source: San Diego County Department of Environmental Health Telephone: 619-338-2371 Last EDR Contact: 12/10/2012 Next Scheduled EDR Contact: 03/25/2013 Data Release Frequency: No Update Planned Local Oversite Facilities A listing of leaking underground storage tank sites located in San Francisco county. Date of Government Version: 09/19/2008 Source: Department Of Public Health San Francisco County Date Data Arrived at EDR: 09/19/2008 Telephone: 415-252-3920 Date Made Active in Reports: 09/29/2008 Last EDR Contact: 02/11/2013 Number of Days to Update: 10 Next Scheduled EDR Contact: 05/27/2013 Data Release Frequency: Quarterly Underground Storage Tank Information Underground storage tank sites located in San Francisco county. Date of Government Version: 11/29/2010 Date Data Arrived at EDR: 03/10/2011 Date Made Active in Reports: 03/15/2011 Number of Days to Update: 5 SAN JOAQUIN COUNTY: Source: Department of Public Health Telephone: 415-252-3920 Last EDR Contact: 02/11/2013 Next Scheduled EDR Contact: 05/27/2013 Data Release Frequency: Quarterly TC3529055.2s Page GR -35 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING San Joaquin Co. UST A listing of underground storage tank locations in San Joaquin county. Date of Government Version: 12/18/2012 Date Data Arrived at EDR: 12/21/2012 Date Made Active in Reports: 01/30/2013 Number of Days to Update: 40 SAN LUIS OBISPO COUNTY: CUPA Facility List Cupa Facility List. Source: Environmental Health Department Telephone: N/A Last EDR Contact: 01/22/2013 Next Scheduled EDR Contact: 04/08/2013 Data Release Frequency: Semi -Annually Date of Government Version: 11/26/2012 Source: San Luis Obispo County Public Health Department Date Data Arrived at EDR: 11/26/2012 Telephone: 805-781-5596 Date Made Active in Reports: 01/17/2013 Last EDR Contact: 02/25/2013 Number of Days to Update: 52 Next Scheduled EDR Contact: 06/10/2013 Data Release Frequency: Varies SAN MATEO COUNTY: Business Inventory List includes Hazardous Materials Business Plan, hazardous waste generators, and underground storage tanks. Date of Government Version: 01/02/2013 Source: San Mateo County Environmental Health Services Division Date Data Arrived at EDR: 01/03/2013 Telephone: 650-363-1921 Date Made Active in Reports: 02/22/2013 Last EDR Contact: 12/12/2012 Number of Days to Update: 50 Next Scheduled EDR Contact: 04/01/2013 Data Release Frequency: Annually Fuel Leak List A listing of leaking underground storage tank sites located in San Mateo county. Date of Government Version: 12/12/2012 Source: San Mateo County Environmental Health Services Division Date Data Arrived at EDR: 12/17/2012 Telephone: 650-363-1921 Date Made Active in Reports: 01/22/2013 Last EDR Contact: 12/12/2012 Number of Days to Update: 36 Next Scheduled EDR Contact: 04/01/2013 Data Release Frequency: Semi -Annually SANTA BARBARA COUNTY: CUPA Facility Listing CUPA Program Listing from the Environmental Health Services division. Date of Government Version: 09/08/2011 Source: Santa Barbara County Public Health Department Date Data Arrived at EDR: 09/09/2011 Telephone: 805-686-8167 Date Made Active in Reports: 10/07/2011 Last EDR Contact: 02/25/2013 Number of Days to Update: 28 Next Scheduled EDR Contact: 06/10/2013 Data Release Frequency: Varies SANTA CLARA COUNTY: Cupa Facility List Cupa facility list TC3529055.2s Page GR -36 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING Date of Government Version: 01/08/2013 Date Data Arrived at EDR: 01/10/2013 Date Made Active in Reports: 02/08/2013 Number of Days to Update: 29 Source: Department of Environmental Health Telephone: 408-918-1973 Last EDR Contact: 01/08/2013 Next Scheduled EDR Contact: 03/18/2013 Data Release Frequency: Varies HIST LUST - Fuel Leak Site Activity Report A listing of open and closed leaking underground storage tanks. This listing is no longer updated by the county. Leaking underground storage tanks are now handled by the Department of Environmental Health. Date of Government Version: 03/29/2005 Date Data Arrived at EDR: 03/30/2005 Date Made Active in Reports: 04/21/2005 Number of Days to Update: 22 Source: Santa Clara Valley Water District Telephone: 408-265-2600 Last EDR Contact: 03/23/2009 Next Scheduled EDR Contact: 06/22/2009 Data Release Frequency: No Update Planned LOP Listing A listing of leaking underground storage tanks located in Santa Clara county. Date of Government Version: 12/03/2012 Date Data Arrived at EDR: 12/05/2012 Date Made Active in Reports: 01/15/2013 Number of Days to Update: 41 Source: Department of Environmental Health Telephone: 408-918-3417 Last EDR Contact: 12/03/2012 Next Scheduled EDR Contact: 03/18/2013 Data Release Frequency: Annually Hazardous Material Facilities Hazardous material facilities, including underground storage tank sites. Date of Government Version: 11/13/2012 Date Data Arrived at EDR: 11/14/2012 Date Made Active in Reports: 12/03/2012 Number of Days to Update: 19 SANTA CRUZ COUNTY: CUPA Facility List CUPA facility listing. Date of Government Version: 11/29/2012 Date Data Arrived at EDR: 11/30/2012 Date Made Active in Reports: 01/15/2013 Number of Days to Update: 46 SHASTA COUNTY: CUPA Facility List Cupa Facility List. Date of Government Version: 11/27/2012 Date Data Arrived at EDR: 11/28/2012 Date Made Active in Reports: 01/17/2013 Number of Days to Update: 50 SOLANO COUNTY: Source: City of San Jose Fire Department Telephone: 408-535-7694 Last EDR Contact: 02/11/2013 Next Scheduled EDR Contact: 05/27/2013 Data Release Frequency: Annually Source: Santa Cruz County Environmental Health Telephone: 831-464-2761 Last EDR Contact: 02/25/2013 Next Scheduled EDR Contact: 06/10/2013 Data Release Frequency: Varies Source: Shasta County Department of Resource Management Telephone: 530-225-5789 Last EDR Contact: 02/25/2013 Next Scheduled EDR Contact: 06/10/2013 Data Release Frequency: Varies TC3529055.2s Page GR -37 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING Leaking Underground Storage Tanks A listing of leaking underground storage tank sites located in Solano county. Date of Government Version: 12/12/2012 Source: Solano County Department of Environmental Management Date Data Arrived at EDR: 12/17/2012 Telephone: 707-784-6770 Date Made Active in Reports: 01/22/2013 Last EDR Contact: 12/12/2012 Number of Days to Update: 36 Next Scheduled EDR Contact: 04/01/2013 Data Release Frequency: Quarterly Underground Storage Tanks Underground storage tank sites located in Solano county. Date of Government Version: 12/12/2012 Date Data Arrived at EDR: 12/17/2012 Date Made Active in Reports: 01/25/2013 Number of Days to Update: 39 SONOMA COUNTY: Source: Solano County Department of Environmental Management Telephone: 707-784-6770 Last EDR Contact: 12/12/2012 Next Scheduled EDR Contact: 04/01/2013 Data Release Frequency: Quarterly Leaking Underground Storage Tank Sites A listing of leaking underground storage tank sites located in Sonoma county. Date of Government Version: 01/02/2013 Date Data Arrived at EDR: 01/02/2013 Date Made Active in Reports: 01/25/2013 Number of Days to Update: 23 SUTTER COUNTY: Source: Department of Health Services Telephone: 707-565-6565 Last EDR Contact: 12/28/2012 Next Scheduled EDR Contact: 04/15/2013 Data Release Frequency: Quarterly Underground Storage Tanks Underground storage tank sites located in Sutter county. Date of Government Version: 12/10/2012 Date Data Arrived at EDR: 12/11/2012 Date Made Active in Reports: 01/15/2013 Number of Days to Update: 35 VENTURA COUNTY: Source: Sutter County Department of Agriculture Telephone: 530-822-7500 Last EDR Contact: 12/10/2012 Next Scheduled EDR Contact: 03/25/2013 Data Release Frequency: Semi -Annually Business Plan, Hazardous Waste Producers, and Operating Underground Tanks The BWT list indicates by site address whether the Environmental Health Division has Business Plan (B), Waste Producer (W), and/or Underground Tank (T) information. Date of Government Version: 03/30/2012 Source: Ventura County Environmental Health Division Date Data Arrived at EDR: 05/25/2012 Telephone: 805-654-2813 Date Made Active in Reports: 07/06/2012 Last EDR Contact: 02/21/2013 Number of Days to Update: 42 Next Scheduled EDR Contact: 06/03/2013 Data Release Frequency: Quarterly Inventory of Illegal Abandoned and Inactive Sites Ventura County Inventory of Closed, Illegal Abandoned, and Inactive Sites. Date of Government Version: 12/01/2011 Date Data Arrived at EDR: 12/01/2011 Date Made Active in Reports: 01/19/2012 Number of Days to Update: 49 Source: Environmental Health Division Telephone: 805-654-2813 Last EDR Contact: 01/07/2013 Next Scheduled EDR Contact: 04/22/2013 Data Release Frequency: Annually TC3529055.2s Page GR -38 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING Listing of Underground Tank Cleanup Sites Ventura County Underground Storage Tank Cleanup Sites (LUST). Date of Government Version: 05/29/2008 Date Data Arrived at EDR: 06/24/2008 Date Made Active in Reports: 07/31/2008 Number of Days to Update: 37 Source: Environmental Health Division Telephone: 805-654-2813 Last EDR Contact: 02/18/2013 Next Scheduled EDR Contact: 06/03/2013 Data Release Frequency: Quarterly Medical Waste Program List To protect public health and safety and the environment from potential exposure to disease causing agents, the Environmental Health Division Medical Waste Program regulates the generation, handling, storage, treatment and disposal of medical waste throughout the County. Date of Government Version: 10/29/2012 Source: Ventura County Resource Management Agency Date Data Arrived at EDR: 11/06/2012 Telephone: 805-654-2813 Date Made Active in Reports: 12/03/2012 Last EDR Contact: 01/29/2013 Number of Days to Update: 27 Next Scheduled EDR Contact: 05/13/2013 Data Release Frequency: Quarterly Underground Tank Closed Sites List Ventura County Operating Underground Storage Tank Sites (UST)/Underground Tank Closed Sites List. Date of Government Version: 12/04/2012 Date Data Arrived at EDR: 12/20/2012 Date Made Active in Reports: 01/25/2013 Number of Days to Update: 36 YOLO COUNTY: Source: Environmental Health Division Telephone: 805-654-2813 Last EDR Contact: 12/17/2012 Next Scheduled EDR Contact: 04/01/2013 Data Release Frequency: Quarterly Underground Storage Tank Comprehensive Facility Report Underground storage tank sites located in Yolo county. Date of Government Version: 12/19/2012 Date Data Arrived at EDR: 12/28/2012 Date Made Active in Reports: 01/30/2013 Number of Days to Update: 33 YUBA COUNTY: CUPA Facility List CUPA facility listing for Yuba County. Date of Government Version: 08/16/2012 Date Data Arrived at EDR: 08/16/2012 Date Made Active in Reports: 10/03/2012 Number of Days to Update: 48 OTHER DATABASE(S) Source: Yolo County Department of Health Telephone: 530-666-8646 Last EDR Contact: 12/18/2012 Next Scheduled EDR Contact: 04/08/2013 Data Release Frequency: Annually Source: Yuba County Environmental Health Department Telephone: 530-749-7523 Last EDR Contact: 02/18/2013 Next Scheduled EDR Contact: 05/20/2013 Data Release Frequency: Varies Depending on the geographic area covered by this report, the data provided in these specialty databases may or may not be complete. For example, the existence of wetlands information data in a specific report does not mean that all wetlands in the area covered by the report are included. Moreover, the absence of any reported wetlands information does not necessarily mean that wetlands do not exist in the area covered by the report. TC3529055.2s Page GR -39 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING CT MANIFEST: Hazardous Waste Manifest Data Facility and manifest data. Manifest is a document that lists and tracks hazardous waste from the generator through transporters to a tsd facility. Date of Government Version: 11/19/2012 Source: Department of Energy & Environmental Protection Date Data Arrived at EDR: 11/19/2012 Telephone: 860-424-3375 Date Made Active in Reports: 01/03/2013 Last EDR Contact: 02/18/2013 Number of Days to Update: 45 Next Scheduled EDR Contact: 06/03/2013 Data Release Frequency: Annually NJ MANIFEST: Manifest Information Hazardous waste manifest information. Date of Government Version: 12/31/2011 Source: Department of Environmental Protection Date Data Arrived at EDR: 07/19/2012 Telephone: N/A Date Made Active in Reports: 08/28/2012 Last EDR Contact: 01/15/2013 Number of Days to Update: 40 Next Scheduled EDR Contact: 04/29/2013 Data Release Frequency: Annually NY MANIFEST: Facility and Manifest Data Manifest is a document that lists and tracks hazardous waste from the generator through transporters to a TSD facility. Date of Government Version: 11/01/2012 Source: Department of Environmental Conservation Date Data Arrived at EDR: 11/07/2012 Telephone: 518-402-8651 Date Made Active in Reports: 12/11/2012 Last EDR Contact: 02/07/2013 Number of Days to Update: 34 Next Scheduled EDR Contact: 05/20/2013 Data Release Frequency: Annually PA MANIFEST: Manifest Information Hazardous waste manifest information. Date of Government Version: 12/31/2011 Source: Department of Environmental Protection Date Data Arrived at EDR: 07/23/2012 Telephone: 717-783-8990 Date Made Active in Reports: 09/18/2012 Last EDR Contact: 01/21/2013 Number of Days to Update: 57 Next Scheduled EDR Contact: 05/06/2013 Data Release Frequency: Annually RI MANIFEST: Manifest information Hazardous waste manifest information Date of Government Version: 12/31/2011 Source: Department of Environmental Management Date Data Arrived at EDR: 06/22/2012 Telephone: 401-222-2797 Date Made Active in Reports: 07/31/2012 Last EDR Contact: 02/25/2013 Number of Days to Update: 39 Next Scheduled EDR Contact: 06/10/2013 Data Release Frequency: Annually WI MANIFEST: Manifest Information Hazardous waste manifest information. Date of Government Version: 12/31/2011 Date Data Arrived at EDR: 07/19/2012 Date Made Active in Reports: 09/27/2012 Number of Days to Update: 70 Source: Department of Natural Resources Telephone: N/A Last EDR Contact: 12/13/2012 Next Scheduled EDR Contact: 04/01/2013 Data Release Frequency: Annually Oil/Gas Pipelines: This data was obtained by EDR from the USGS in 1994. It is referred to by USGS as GeoData Digital Line Graphs from 1:100,000 -Scale Maps. It was extracted from the transportation category including some oil, but primarily gas pipelines. Electric Power Transmission Line Data Source: Rextag Strategies Corp. Telephone: (281) 769-2247 U.S. Electric Transmission and Power Plants Systems Digital GIS Data TC3529055.2s Page GR -40 GOVERNMENT RECORDS SEARCHED /DATA CURRENCY TRACKING Sensitive Receptors: There are individuals deemed sensitive receptors due to their fragile immune systems and special sensitivity to environmental discharges. These sensitive receptors typically include the elderly, the sick, and children. While the location of all sensitive receptors cannot be determined, EDR indicates those buildings and facilities - schools, daycares, hospitals, medical centers, and nursing homes - where individuals who are sensitive receptors are likely to be located. AHA Hospitals: Source: American Hospital Association, Inc. Telephone: 312-280-5991 The database includes a listing of hospitals based on the American Hospital Association's annual survey of hospitals. Medical Centers: Provider of Services Listing Source: Centers for Medicare & Medicaid Services Telephone: 410-786-3000 A listing of hospitals with Medicare provider number, produced by Centers of Medicare & Medicaid Services, a federal agency within the U.S. Department of Health and Human Services. Nursing Homes Source: National Institutes of Health Telephone: 301-594-6248 Information on Medicare and Medicaid certified nursing homes in the United States. Public Schools Source: National Center for Education Statistics Telephone: 202-502-7300 The National Center for Education Statistics' primary database on elementary and secondary public education in the United States. It is a comprehensive, annual, national statistical database of all public elementary and secondary schools and school districts, which contains data that are comparable across all states. Private Schools Source: National Center for Education Statistics Telephone: 202-502-7300 The National Center for Education Statistics' primary database on private school locations in the United States. Daycare Centers: Licensed Facilities Source: Department of Social Services Telephone: 916-657-4041 Flood Zone Data: This data, available in select counties across the country, was obtained by EDR in 2003 & 2011 from the Federal Emergency Management Agency (FEMA). Data depicts 100 -year and 500 -year flood zones as defined by FEMA. NWI: National Wetlands Inventory. This data, available in select counties across the country, was obtained by EDR in 2002 and 2005 from the U.S. Fish and Wildlife Service. Scanned Digital USGS 7.5' Topographic Map (DRG) Source: United States Geologic Survey A digital raster graphic (DRG) is a scanned image of a U.S. Geological Survey topographic map. The map images are made by scanning published paper maps on high-resolution scanners. The raster image is georeferenced and fit to the Universal Transverse Mercator (UTM) projection. STREET AND ADDRESS INFORMATION © 2010 Tele Atlas North America, Inc. All rights reserved. This material is proprietary and the subject of copyright protection and other intellectual property rights owned by or licensed to Tele Atlas North America, Inc. The use of this material is subject to the terms of a license agreement. You will be held liable for any unauthorized copying or disclosure of this material. TC3529055.2s Page GR -41 GEOCHECK®- PHYSICAL SETTING SOURCE ADDENDUM TARGET PROPERTY ADDRESS COMMERCIAL LOTS 2025-2027 PLACENTIA AVE COSTA MESA, CA 92627 TARGET PROPERTY COORDINATES Latitude (North): Longitude (West): Universal Tranverse Mercator: UTM X (Meters): UTM Y (Meters): Elevation: USGS TOPOGRAPHIC MAP Target Property Map: Most Recent Revision 33.6478 - 33° 38' 52.08" 117.9332 - 117° 55' 59.52" Zone 11 413463.5 3723303.0 96 ft. above sea level 33117-F8 NEWPORT BEACH (DIGITAL), CA 0 EDR's GeoCheck Physical Setting Source Addendum is provided to assist the environmental professional in forming an opinion about the impact of potential contaminant migration. Assessment of the impact of contaminant migration generally has two principal investigative components: 1. Groundwater flow direction, and 2. Groundwater flow velocity. Groundwater flow direction may be impacted by surface topography, hydrology, hydrogeology, characteristics of the soil, and nearby wells. Groundwater flow velocity is generally impacted by the nature of the geologic strata. TC3529055.2s Page A-1 GEOCHECK®- PHYSICAL SETTING SOURCE SUMMARY GROUNDWATER FLOW DIRECTION INFORMATION Groundwater flow direction for a particular site is best determined by a qualified environmental professional using site-specific well data. If such data is not reasonably ascertainable, it may be necessary to rely on other sources of information, such as surface topographic information, hydrologic information, hydrogeologic data collected on nearby properties, and regional groundwater flow information (from deep aquifers). TOPOGRAPHIC INFORMATION Surface topography may be indicative of the direction of surficial groundwater flow. This information can be used to assist the environmental professional in forming an opinion about the impact of nearby contaminated properties or, should contamination exist on the target property, what downgradient sites might be impacted. TARGET PROPERTY TOPOGRAPHY General Topographic Gradient: General WNW SURROUNDING TOPOGRAPHY: ELEVATION PROFILES > . - . - . - . - . - . - . - . - . - . - . North TP South 0 0 A A N w _ N w V O W West East TP 0 1/2 1 Miles Target Property Elevation: 96 ft. Source: Topography has been determined from the USGS 7.5' Digital Elevation Model and should be evaluated on a relative (not an absolute) basis. Relative elevation information between sites of close proximity should be field verified. TC3529055.2s Page A-2 GEOCHECK®- PHYSICAL SETTING SOURCE SUMMARY HYDROLOGIC INFORMATION Surface water can act as a hydrologic barrier to groundwater flow. Such hydrologic information can be used to assist the environmental professional in forming an opinion about the impact of nearby contaminated properties or, should contamination exist on the target property, what downgradient sites might be impacted. Refer to the Physical Setting Source Map following this summary for hydrologic information (major waterways and bodies of water). FEMA FLOOD ZONE Target Property County ORANGE, CA Flood Plain Panel at Target Property: Additional Panels in search area: NATIONAL WETLAND INVENTORY NWI Quad at Target Property COSTA MESA HYDROGEOLOGIC INFORMATION FEMA Flood Electronic Data YES - refer to the Overview Map and Detail Map 06059C - FEMA DFIRM Flood data Not Reported NWI Electronic Data Coverage YES - refer to the Overview Map and Detail Map Hydrogeologic information obtained by installation of wells on a specific site can often be an indicator of groundwater flow direction in the immediate area. Such hydrogeologic information can be used to assist the environmental professional in forming an opinion about the impact of nearby contaminated properties or, should contamination exist on the target property, what downgradient sites might be impacted. Site -Specific Hydrogeological Data*: Search Radius: 1.25 miles Location Relative to TP: 1 - 2 Miles South Site Name: HUGHES AIRCRAFT CO Site EPA ID Number: CAD057468944 Groundwater Flow Direction: GENERALLY SE IN THE ALLUVIAL ZONE AT AN APPROXIMATE RATE OF 250 TO 1,000 FEET PER YEAR AND GENERALLY SE IN THE MONTEREY FORMATION AT AN APPROXIMATE RATE OF 2 TO 25 FEET PER YEAR. Measured Depth to Water: 33 to 45 feet in the alluvial zone and 48 to 57 feet in the Monterey formation. Hydraulic Connection: The shallow alluvial zone is considered a perched aquifer that overlies the silty clay Monterey formation. Sole Source Aquifer: No information about a sole source aquifer is available Data Quality: Information based on site-specific subsurface investigations is documented in the CERCLIS investigation report(s) AQUIFLOWO Search Radius: 1.000 Mile. EDR has developed the AQUIFLOW Information System to provide data on the general direction of groundwater flow at specific points. EDR has reviewed reports submitted by environmental professionals to regulatory authorities at select sites and has extracted the date of the report, groundwater flow direction as determined hydrogeologically, and the depth to water table. LOCATION GENERAL DIRECTION MAP ID FROM TP GROUNDWATER FLOW ©1996 Site-specific hydrogeological data gathered by CERCLIS Alerts, Inc., Bainbridge Island, WA. All rights reserved. All of the information and opinions presented are those of the cited EPA report(s), which were completed under a Comprehensive Environmental Response Compensation and Liability Information System (CERCLIS) investigation. TC3529055.2s Page A-3 MAP ID 1 2 A3 A4 B5 B6 B7 8 9 11 C12 C13 C14 16 GEOCHECK®- PHYSICAL SETTING SOURCE SUMMARY LOCATION FROM TP 1/8 - 1/4 Mile SSE 1/4 -1/2 Mile NNE 1/4 - 1/2 Mile SSE 1/4 - 1/2 Mile SSE 1/2 - 1 Mile North 1/2 - 1 Mile North 1/2 - 1 Mile North 1/2 - 1 Mile SSW 1/2 - 1 Mile ESE 1/2 - 1 Mile South 1/2 - 1 Mile East 1/2 - 1 Mile East 1/2 - 1 Mile East 1/2 - 1 Mile SE GENERAL DIRECTION GROUNDWATER FLOW SE Not Reported WSW NW E E E W N, NW Not Reported Not Reported S ESE S For additional site information, refer to Physical Setting Source Map Findings. TC3529055.2s Page A-4 GEOCHECK®- PHYSICAL SETTING SOURCE SUMMARY GROUNDWATER FLOW VELOCITY INFORMATION Groundwater flow velocity information for a particular site is best determined by a qualified environmental professional using site specific geologic and soil strata data. If such data are not reasonably ascertainable, it may be necessary to rely on other sources of information, including geologic age identification, rock stratigraphic unit and soil characteristics data collected on nearby properties and regional soil information. In general, contaminant plumes move more quickly through sandy -gravelly types of soils than silty -clayey types of soils. GEOLOGIC INFORMATION IN GENERAL AREA OF TARGET PROPERTY Geologic information can be used by the environmental professional in forming an opinion about the relative speed at which contaminant migration may be occurring. ROCK STRATIGRAPHIC UNIT H X01 11610 [ow_[r] =1 191 ;1 .1111 a W -A I IQ kq Era: Cenozoic Category: Stratifed Sequence System: Quaternary Series: Quaternary Code: Q (decoded above as Era, System & Series) Geologic Age and Rock Stratigraphic Unit Source: P.G. Schruben, R.E. Arndt and W.J. Bawiec, Geology of the Conterminous U.S. at 1:2,500,000 Scale - a digital representation of the 1974 P.B. King and H.M. Beikman Map, USGS Digital Data Series DDS - 11 (1994). TC3529055.2s Page A-5 SSURGO SOIL MAP - 3529055.2s Target Property SSURGO Soil Water 9 116 118 14M,I,, SITE NAME: Commercial Lots CLIENT: Stantec ADDRESS: 2025-2027 PLACENTIA AVE CONTACT: Kristen Daly Costa Mesa CA 92627 INQUIRY #: 3529055.2s LAT/LONG: 33.6478/117.9332 DATE: February 25, 2013 7:59 pm Copyright cn 2013 ED R, Inc. n 2010 Tele Atlas Rel. 07/2009. GEOCHECK®- PHYSICAL SETTING SOURCE SUMMARY DOMINANT SOIL COMPOSITION IN GENERAL AREA OF TARGET PROPERTY The U.S. Department of Agriculture's (USDA) Soil Conservation Service (SCS) leads the National Cooperative Soil Survey (NCSS) and is responsible for collecting, storing, maintaining and distributing soil survey information for privately owned lands in the United States. A soil map in a soil survey is a representation of soil patterns in a landscape. The following information is based on Soil Conservation Service SSURGO data. Soil Map ID: 1 Soil Component Name: MYFORD Soil Surface Texture: sandy loam Hydrologic Group: Class D - Very slow infiltration rates. Soils are clayey, have a high water table, or are shallow to an impervious layer. Soil Drainage Class: Moderately well drained Hydric Status: Not hydric Corrosion Potential - Uncoated Steel: High Depth to Bedrock Min: > 0 inches Depth to Watertable Min: > 0 inches Soil Layer Information Boundary Classification Saturated hydraulic conductivity Soil Reaction Layer Upper Lower Soil Texture Class AASHTO Group Unified Soil micro m/sec (pH) 1 0 inches 11 inches sandy loam Granular FINE-GRAINED Max: 14 Max: 6.5 materials (35 SOILS, Silts and Min: 4 Min: 6.1 pct. or less Clays (liquid passing No. limit less than 200), Silty, or 50%), Lean Clay. Clayey Gravel FINE-GRAINED and Sand. SOILS, Silts and Clays (liquid limit less than 50%), silt. 2 11 inches 18 inches sandy clay Granular FINE-GRAINED Max: 14 Max: 6.5 materials (35 SOILS, Silts and Min: 4 Min: 6.1 pct. or less Clays (liquid passing No. limit less than 200), Silty, or 50%), Lean Clay. Clayey Gravel FINE-GRAINED and Sand. SOILS, Silts and Clays (liquid limit less than 50%), silt. TC3529055.2s Page A-7 GEOCHECK®- PHYSICAL SETTING SOURCE SUMMARY Soil Layer Information MYFORD Boundary sandy loam Classification Saturated water table, or are shallow to an impervious layer. Soil Drainage Class: Moderately well drained Hydric Status: Not hydric hydraulic conductivity Soil Reaction Layer Upper Lower Soil Texture Class AASHTO Group Unified Soil micro m/sec (pH) 3 18 inches 27 inches sandy clay loam Granular FINE-GRAINED Max: 14 Max: 6.5 materials (35 SOILS, Silts and Min: 4 Min: 6.1 pct. or less Clays (liquid passing No. limit less than 200), Silty, or 50%), Lean Clay. Clayey Gravel FINE-GRAINED and Sand. SOILS, Silts and Clays (liquid limit less than 50%), silt. 4 27 inches 70 inches sandy clay loam Granular FINE-GRAINED Max: 14 Max: 6.5 materials (35 SOILS, Silts and Min: 4 Min: 6.1 pct. or less Clays (liquid passing No. limit less than 200), Silty, or 50%), Lean Clay. Clayey Gravel FINE-GRAINED and Sand. SOILS, Silts and Clays (liquid limit less than 50%), silt. 5 70 inches 79 inches sandy loam Granular FINE-GRAINED Max: 14 Max: 6.5 materials (35 SOILS, Silts and Min: 4 Min: 6.1 pct. or less Clays (liquid passing No. limit less than 200), Silty, or 50%), Lean Clay. Clayey Gravel FINE-GRAINED and Sand. SOILS, Silts and Clays (liquid limit less than 50%), silt. Soil Map ID: 2 Soil Component Name: MYFORD Soil Surface Texture: sandy loam Hydrologic Group: Class D - Very slow infiltration rates. Soils are clayey, have a high water table, or are shallow to an impervious layer. Soil Drainage Class: Moderately well drained Hydric Status: Not hydric Corrosion Potential - Uncoated Steel: High Depth to Bedrock Min: > 0 inches Depth to Watertable Min: > 0 inches TC3529055.2s Page A-8 GEOCHECK®- PHYSICAL SETTING SOURCE SUMMARY Soil Layer Information Boundary Classification Saturated hydraulic conductivity Soil Reaction Layer Upper Lower Soil Texture Class AASHTO Group Unified Soil micro m/sec (pH) 1 0 inches 11 inches sandy loam Not reported Not reported Max: 14 Max: 6.5 materials (35 SOILS, Silts and Min:4 Min: 6.1 2 11 inches 18 inches sandy clay Not reported Not reported Max: 14 Max: 6.5 passing No. limit less than Min:4 Min: 6.1 3 18 inches 27 inches sandy clay loam Not reported Not reported Max: 14 Max: 6.5 Clayey Gravel FINE-GRAINED Min:4 Min: 6.1 4 27 inches 70 inches clay loam Not reported Not reported Max: 14 Max: 6.5 Clays (liquid Min:4 Min: 6.1 5 70 inches 79 inches sandy loam Not reported Not reported Max: 14 Max: 6.5 50%), silt. Min:4 Min: 6.1 Soil Map ID: 3 Soil Component Name: MYFORD Soil Surface Texture: sandy loam Hydrologic Group: Class D - Very slow infiltration rates. Soils are clayey, have a high water table, or are shallow to an impervious layer. Soil Drainage Class: Moderately well drained Hydric Status: Not hydric Corrosion Potential - Uncoated Steel: High Depth to Bedrock Min: > 0 inches Depth to Watertable Min: > 0 inches Soil Layer Information Boundary Classification Saturated hydraulic conductivity Soil Reaction Layer Upper Lower Soil Texture Class AASHTO Group Unified Soil micro m/sec (pH) 1 0 inches 7 inches sandy loam Granular FINE-GRAINED Max: 14 Max: 6.5 materials (35 SOILS, Silts and Min: 4 Min: 6.1 pct. or less Clays (liquid passing No. limit less than 200), Silty, or 50%), Lean Clay. Clayey Gravel FINE-GRAINED and Sand. SOILS, Silts and Clays (liquid limit less than 50%), silt. TC3529055.2s Page A-9 GEOCHECK® - PHYSICAL SETTING SOURCE SUMMARY Soil Layer Information Boundary Classification Saturated hydraulic conductivity Soil Reaction Layer Upper Lower Soil Texture Class AASHTO Group Unified Soil micro m/sec (pH) 2 7 inches 11 inches sandy clay Granular FINE-GRAINED Max: 14 Max: 6.5 materials (35 SOILS, Silts and Min: 4 Min: 6.1 pct. or less Clays (liquid passing No. limit less than 200), Silty, or 50%), Lean Clay. Clayey Gravel FINE-GRAINED and Sand. SOILS, Silts and Clays (liquid limit less than 50%), silt. 3 11 inches 20 inches sandy clay loam Granular FINE-GRAINED Max: 14 Max: 6.5 materials (35 SOILS, Silts and Min: 4 Min: 6.1 pct. or less Clays (liquid passing No. limit less than 200), Silty, or 50%), Lean Clay. Clayey Gravel FINE-GRAINED and Sand. SOILS, Silts and Clays (liquid limit less than 50%), silt. 4 20 inches 64 inches sandy clay loam Granular FINE-GRAINED Max: 14 Max: 6.5 materials (35 SOILS, Silts and Min: 4 Min: 6.1 pct. or less Clays (liquid passing No. limit less than 200), Silty, or 50%), Lean Clay. Clayey Gravel FINE-GRAINED and Sand. SOILS, Silts and Clays (liquid limit less than 50%), silt. 5 64 inches 79 inches sandy loam Granular FINE-GRAINED Max: 14 Max: 6.5 materials (35 SOILS, Silts and Min: 4 Min: 6.1 pct. or less Clays (liquid passing No. limit less than 200), Silty, or 50%), Lean Clay. Clayey Gravel FINE-GRAINED and Sand. SOILS, Silts and Clays (liquid limit less than 50%), silt. LOCAL / REGIONAL WATER AGENCY RECORDS EDR Local/Regional Water Agency records provide water well information to assist the environmental professional in assessing sources that may impact ground water flow direction, and in forming an opinion about the impact of contaminant migration on nearby drinking water wells. TC3529055.2s Page A-10 GEOCHECK®- PHYSICAL SETTING SOURCE SUMMARY WELL SEARCH DISTANCE INFORMATION DATABASE SEARCH DISTANCE (miles) Federal USGS 1.000 Federal FRDS PWS Nearest PWS within 1 mile State Database 1.000 FEDERAL USGS WELL INFORMATION FEDERAL FRDS PUBLIC WATER SUPPLY SYSTEM INFORMATION LOCATION MAP ID WELL ID FROM TP 21 CA3010004 1/2 - 1 Mile ESE Note: PWS System location is not always the same as well location. STATE DATABASE WELL INFORMATION LOCATION MAP ID WELL ID FROM TP No Wells Found OTHER STATE DATABASE INFORMATION STATE OIL/GAS WELL INFORMATION LOCATION MAP ID WELL ID FROM TP 10 USGS3125434 1/2 - 1 Mile West 17 USGS3125437 1/2 -1 Mile West D18 USGS3125284 1/2 - 1 Mile North D19 USGS3125285 1/2 - 1 Mile North D20 USGS3125286 1/2 -1 Mile North FEDERAL FRDS PUBLIC WATER SUPPLY SYSTEM INFORMATION LOCATION MAP ID WELL ID FROM TP 21 CA3010004 1/2 - 1 Mile ESE Note: PWS System location is not always the same as well location. STATE DATABASE WELL INFORMATION LOCATION MAP ID WELL ID FROM TP No Wells Found OTHER STATE DATABASE INFORMATION STATE OIL/GAS WELL INFORMATION TC3529055.2s Page A-11 LOCATION MAP ID WELL ID FROM TP 1 CAOG9A000003862 1/8 - 1/4 Mile North 2 CAOG9A000003858 1/8 -1/4 Mile NNW 3 CAOG9A000003819 1/8 - 1/4 Mile ESE 4 CAOG9A000003805 1/4 - 1/2 Mile WSW 5 CAOG9A000003765 1/4 - 1/2 Mile SSE 6 CAOG9A000003877 1/4 - 1/2 Mile NW 7 CAOG9A000003770 1/4 -1/2 Mile SE 8 CAOG9A000003825 1/4 - 1/2 Mile East 9 CAOG9A000003882 1/4 - 1/2 Mile NW 10 CAOG9A000003704 1/2-1 Mile SSW 11 CAOG9A000003876 1/2-1 Mile ENE 12 CAOG9A000003678 1/2-1 Mile SSE A13 CAOG9A000003772 1/2-1 Mile WSW A14 CAOG9A000003775 1/2-1 Mile WSW 15 CAOG9A000003915 1/2-1 Mile NE TC3529055.2s Page A-11 GEOCHECK®- PHYSICAL SETTING SOURCE SUMMARY STATE OIL/GAS WELL INFORMATION TC3529055.2s Page A-12 LOCATION MAP ID WELL ID FROM TP B16 CAOG9A000003750 1/2 - 1 Mile SW 17 CAOG9A000003839 1/2-1 Mile West C18 CAOG9A000003649 1/2-1 Mile SSE B19 CAOG9A000003730 1/2-1 Mile SW D20 CAOG9A000003718 1/2-1 Mile SW B21 CAOG9A000003739 1/2-1 Mile SW 22 CAOG9A000003552 1/2-1 Mile South E23 CAOG9A000004065 1/2-1 Mile NNE B24 CAOG9A000003746 1/2-1 Mile WSW D25 CAOG9A000003717 1/2-1 Mile SW C26 CAOG9A000003598 1/2-1 Mile SSE D27 CAOG9A000003714 1/2-1 Mile SW D28 CAOG9A000003715 1/2-1 Mile SW F29 CAOG9A000003547 1/2-1 Mile SSW G30 CAOG9A000003731 1/2-1 Mile SW F31 CAOG9A000003546 1/2-1 Mile SSW E32 CAOG9A000004088 1/2-1 Mile North D33 CAOG9A000003679 1/2-1 Mile SW F34 CAOG9A000003520 1/2-1 Mile SSW D35 CAOG9A000003698 1/2-1 Mile SW G36 CAOG9A000003713 1/2-1 Mile SW H37 CAOG9A000003747 1/2-1 Mile WSW G38 CAOG9A000003697 1/2-1 Mile SW G39 CAOG9A000003699 1/2-1 Mile SW 40 CAOG9A000004045 1/2-1 Mile NNE G41 CAOG9A000003740 1/2 - 1 Mile WSW 42 CAOG9A000003781 1/2 - 1 Mile WSW 43 CAOG9A000003936 1/2-1 Mile NW G44 CAOG9A000003727 1/2 - 1 Mile WSW 145 CAOG9A000003617 1/2-1 Mile SW J46 CAOG9A000003470 1/2-1 Mile SSE 147 CAOG9A000003627 1/2-1 Mile SW J48 CAOG9A000003477 1/2-1 Mile SSE 149 CAOG9A000003623 1/2-1 Mile SW 150 CAOG9A000003620 1/2-1 Mile SW K51 CAOG9A000003694 1/2-1 Mile SW 52 CAOG9A000003856 1/2-1 Mile West K53 CAOG9A000003674 1/2-1 Mile SW K54 CAOG9A000003683 1/2-1 Mile SW L55 CAOG9A000003441 1/2-1 Mile South J56 CAOG9A000003474 1/2-1 Mile SSE 57 CAOG9A000003439 1/2-1 Mile South M58 CAOG9A000003472 1/2-1 Mile SSE H59 CAOG9A000003741 1/2-1 Mile WSW N60 CAOG9A000003652 1/2-1 Mile SW M61 CAOG9A000003467 1/2-1 Mile SSE 062 CAOG9A000003724 1/2-1 Mile WSW 163 CAOG9A000003596 1/2-1 Mile SW N64 CAOG9A000003653 1/2-1 Mile SW J65 CAOG9A000003443 1/2-1 Mile SSE K66 CAOG9A000003705 1/2-1 Mile SW M67 CAOG9A000003469 1/2-1 Mile SSE 68 CAOG9A000004159 1/2-1 Mile NNE K69 CAOG9A000003682 1/2-1 Mile SW P70 CAOG9A000003749 1/2-1 Mile WSW K71 CAOG9A000003693 1/2-1 Mile SW TC3529055.2s Page A-12 GEOCHECK®- PHYSICAL SETTING SOURCE SUMMARY STATE OIL/GAS WELL INFORMATION TC3529055.2s Page A-13 LOCATION MAP ID WELL ID FROM TP 172 CAOG9A000003595 1/2 - 1 Mile SW K73 CAOG9A000003667 1/2-1 Mile SW 74 CAOG9A000004168 1/2-1 Mile NNW 175 CAOG9A000003573 1/2-1 Mile SW N76 CAOG9A000003639 1/2-1 Mile SW N77 CAOG9A000003614 1/2-1 Mile SW M78 CAOG9A000003440 1/2-1 Mile SSE 79 CAOG9A000003424 1/2-1 Mile SSW 080 CAOG9A000003720 1/2-1 Mile WSW N81 CAOG9A000003640 1/2-1 Mile SW L82 CAOG9A000003392 1/2-1 Mile South N83 CAOG9A000003609 1/2-1 Mile SW Q84 CAOG9A000003548 1/2-1 Mile SW Q85 CAOG9A000003583 1/2-1 Mile SW Q86 CAOG9A000003576 1/2-1 Mile SW N87 CAOG9A000003591 1/2-1 Mile SW 88 CAOG9A000004180 1/2-1 Mile NNW R89 CAOG9A000003435 1/2-1 Mile SSE P90 CAOG9A000003745 1/2-1 Mile WSW S91 CAOG9A000003586 1/2-1 Mile SW M92 CAOG9A000003415 1/2-1 Mile SSE T93 CAOG9A000003768 1/2-1 Mile WSW U94 CAOG9A000003387 1/2-1 Mile SSE 95 CAOG9A000004155 1/2-1 Mile NNW S96 CAOG9A000003612 1/2-1 Mile SW 97 CAOG9A000003482 1/2-1 Mile SSW 098 CAOG9A000003688 1/2 - 1 Mile WSW V99 CAOG9A000003663 1/2-1 Mile SW Q100 CAOG9A000003568 1/2-1 Mile SW Q101 CAOG9A000003542 1/2-1 Mile SW S102 CAOG9A000003607 1/2-1 Mile SW 103 CAOG9A000004052 1/2-1 Mile NW W104 CAOG9A000003725 1/2 - 1 Mile WSW S105 CAOG9A000003602 1/2-1 Mile SW Q106 CAOG9A000003510 1/2-1 Mile SW S107 CAOG9A000003603 1/2-1 Mile SW V108 CAOG9A000003644 1/2-1 Mile SW Q109 CAOG9A000003531 1/2-1 Mile SW W110 CAOG9A000003707 1/2 - 1 Mile WSW V111 CAOG9A000003672 1/2-1 Mile SW V112 CAOG9A000003654 1/2-1 Mile SW S113 CAOG9A000003556 1/2-1 Mile SW S114 CAOG9A000003566 1/2-1 Mile SW U115 CAOG9A000003365 1/2-1 Mile SSE V116 CAOG9A000003642 1/2-1 Mile SW S117 CAOG9A000003562 1/2-1 Mile SW R118 CAOG9A000003386 1/2-1 Mile SSE W119 CAOG9A000003729 1/2 - 1 Mile WSW Q120 CAOG9A000003496 1/2-1 Mile SW T121 CAOG9A000003759 1/2-1 Mile WSW Q122 CAOG9A000003493 1/2-1 Mile SW W123 CAOG9A000003710 1/2 -1 Mile WSW X124 CAOG9A000003366 1/2-1 Mile SSE Q125 CAOG9A000003495 1/2-1 Mile SW W126 CAOG9A000003706 1/2 -1 Mile WSW Y127 CAOG9A000003487 1/2-1 Mile SW TC3529055.2s Page A-13 GEOCHECK®- PHYSICAL SETTING SOURCE SUMMARY STATE OIL/GAS WELL INFORMATION TC3529055.2s Page A-14 LOCATION MAP ID WELL ID FROM TP V128 CAOG9A000003646 1/2-1 Mile SW W129 CAOG9A000003690 1/2 - 1 Mile WSW 130 CAOG9A000004174 1/2-1 Mile NNE Y131 CAOG9A000003494 1/2-1 Mile SW V132 CAOG9A000003650 1/2-1 Mile SW S133 CAOG9A000003539 1/2-1 Mile SW Y134 CAOG9A000003521 1/2-1 Mile SW 135 CAOG9A000003941 1/2 - 1 Mile WNW Z136 CAOG9A000003594 1/2-1 Mile SW Z137 CAOG9A000003579 1/2-1 Mile SW Z138 CAOG9A000003593 1/2-1 Mile SW V139 CAOG9A000003655 1/2-1 Mile SW V140 CAOG9A000003628 1/2-1 Mile SW T141 CAOG9A000003769 1/2 - 1 Mile WSW Z142 CAOG9A000003572 1/2-1 Mile SW Z143 CAOG9A000003551 1/2-1 Mile SW W144 CAOG9A000003711 1/2 - 1 Mile WSW Y145 CAOG9A000003461 1/2-1 Mile SW Y146 CAOG9A000003450 1/2-1 Mile SW X147 CAOG9A000003348 1/2-1 Mile SSE 148 CAOG9A000003517 1/2-1 Mile SW Z149 CAOG9A000003567 1/2-1 Mile SW W150 CAOG9A000003695 1/2 - 1 Mile WSW TC3529055.2s Page A-14 PHYSICAL SETTING SOURCE MAP - 3529055.2s County Boundary Major Roads Contour Lines Earthquake Fault Lines OEarthquake epicenter, Richter 5 or greater ® Water Wells © Public Water Supply Wells ® Cluster of Multiple Icons 0 1/4 1/2 1 Miles Groundwater Flow Direction c Indeterminate Groundwater Flow at Location c v Groundwater Flow Varies at Location 4= Closest Hydrogeological Data • Oil, gas or related wells SITE NAME: Commercial Lots CLIENT: Stantec ADDRESS: 2025-2027 PLACENTIA AVE CONTACT: Kristen Daly Costa Mesa CA 92627 INQUIRY #: 3529055.2s LAT/LONG: 33.6478/117.9332 DATE: February 25, 2013 7:59 pm Copyright 0 2013 EDR, Inc. 0 2010 Tele Atlas Rel. 07/2009. Map ID Direction Distance Elevation GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Database EDR ID Number 1 Site ID: 083000616T SSE Groundwater Flow: SE AQUIFLOW 55030 1/8 - 1/4 Mile Shallow Water Depth: 10.44 Higher Deep Water Depth: 11.28 Average Water Depth: Not Reported Date: 10/04/1991 2 Site ID: 083002667T NNE Groundwater Flow: Not Reported AQUIFLOW 65338 1/4 - 1/2 Mile Lower Shallow Water Depth: Not Reported Deep Water Depth: Not Reported Average Water Depth: 35 Date: 12/20/1995 A3 Site ID: 083002860T SSE Groundwater Flow: WSW AQUIFLOW 66540 1/4 - 1/2 Mile Shallow Water Depth: 29.89 Higher Deep Water Depth: 31.34 Average Water Depth: Not Reported Date: 04/1999 A4 Site ID: 083002665 SSE Groundwater Flow: NW AQUIFLOW 50941 1/4 - 1/2 Mile Shallow Water Depth: 31 ft Higher Deep Water Depth: 32 ft Average Water Depth: Not Reported Date: 07/12/1994 B5 Site ID: Not Reported North Groundwater Flow: E AQUIFLOW 38671 1/2-1 Mile Shallow Water Depth: 101.1 Lower Deep Water Depth: 102.3 Average Water Depth: Not Reported Date: 10/30/1998 B6 Site ID: Not Reported North Groundwater Flow: E AQUIFLOW 38672 1/2-1 Mile Lower Shallow Water Depth: 101.1 Deep Water Depth: 102.3 Average Water Depth: Not Reported Date: 10/30/1998 B7 Site ID: 083002956T North Groundwater Flow: E AQUIFLOW 38670 1/2-1 Mile Lower Shallow Water Depth: 101.1 Deep Water Depth: 102.3 Average Water Depth: Not Reported Date: 10/30/1998 TC3529055.2s Page A-16 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Map ID Direction Distance Elevation 8 Site ID: 083001460T SSW Groundwater Flow: W 1/2 - 1 Mile Higher Shallow Water Depth: Not Reported Deep Water Depth: Not Reported Lower Average Water Depth: 44 Date: 03/1993 9 Site ID: 083002242T ESE Groundwater Flow: N, NW 1/2 - 1 Mile Shallow Water Depth: 13 ft Lower Deep Water Depth: 18 ft Dec lat: Average Water Depth: Not Reported -117.94644732 Date: 07/13/1994 Database EDR ID Number AQUIFLOW 33976 AQUIFLOW 69392 10 West FED USGS 1/2 -11 Mile Lower Agency cd: USGS Site no: 333855117564401 Site name: 006S010W17LO03S Latitude: 333855 EDR Site id: USGS3125434 Longitude: 1175644 Dec lat: 33.64863115 Dec Ion: -117.94644732 Coor meth: M Coor accr: U Latlong datum: NAD27 Dec latlong datum: NAD83 District: 06 State: 06 County: 059 Country: US Land net: Not Reported Location map: Not Reported Map scale: Not Reported Altitude: Not Reported Altitude method: Not Reported Altitude accuracy: 0 Altitude datum: Not Reported Hydrologic: Santa Ana. California. Area = 1680 sq.mi. Topographic: Not Reported Site type: Ground -water other than Spring Date construction: Not Reported Date inventoried: Not Reported Mean greenwich time offset: PST Local standard time flag: Y Type of ground water site: Single well, other than collector or Ranney type Aquifer Type: Not Reported Aquifer: Not Reported Well depth: Not Reported Hole depth: Not Reported Source of depth data: Not Reported Project number: Not Reported Real time data flag: 0 Daily flow data begin date: 0000-00-00 Daily flow data end date: 0000-00-00 Daily flow data count: 0 Peak flow data begin date: 0000-00-00 Peak flow data end date: 0000-00-00 Peak flow data count: 0 Water quality data begin date: 1963-05-09 Water quality data end date:1963-05-09 Water quality data count: 1 Ground water data begin date: 0000-00-00 Ground water data end date: 0000-00-00 Ground water data count: 0 Ground -water levels, Number of Measurements: 0 USGS3125434 TC3529055.2s Page A-17 Map ID Direction Distance Elevation GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Database EDR ID Number 11 Site ID: 083001512T South Groundwater Flow: Not Reported AQUIFLOW 69441 1/2-1 Mile Higher Shallow Water Depth: Not Reported Deep Water Depth: Not Reported Average Water Depth: 100 Date: 06/04/1996 C12 Site ID: 083001189T East Groundwater Flow: Not Reported AQUIFLOW 64535 1/2 - 1 Mile Lower Shallow Water Depth: Not Reported Deep Water Depth: Not Reported Average Water Depth: 18 Date: 03/08/1993 C13 Site ID: 083002071T East Groundwater Flow: S AQUIFLOW 49792 1/2 -11 Mile Lower Shallow Water Depth: Not Reported Deep Water Depth: Not Reported Average Water Depth: 19 Date: 03/12/1993 C14 Site ID: 083001002T East Groundwater Flow: ESE AQUIFLOW 64531 1/2 - 1 Mile Lower Shallow Water Depth: Not Reported Deep Water Depth: Not Reported Average Water Depth: 20 Date: 10/05/1993 15 Site ID: 083000374T ESE Groundwater Flow: Not Reported AQUIFLOW 65116 1/2 - 1 Mile Lower Shallow Water Depth: Not Reported Deep Water Depth: Not Reported Average Water Depth: 18 Date: 12/08/1986 16 Site ID: 083001925T SE Groundwater Flow: S AQUIFLOW 66459 1/2 -11 Mile Higher Shallow Water Depth: 0.01 Deep Water Depth: Not Reported Average Water Depth: Not Reported Date: 05/23/1993 17 West FED USGS USGS3125437 1/2 - 1 Mile Lower TC3529055.2s Page A-18 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Agency cd: USGS Site no: 333857117565501 Site name: 006S010W17L00lS FED USGS Latitude: 333857 EDR Site id: USGS3125437 Longitude: 1175655 Dec lat: 33.64918666 Dec Ion: -117.94950296 Coor meth: M Coor accr: U Latlong datum: NAD27 Dec latlong datum: NAD83 District: 06 State: 06 County: 059 Country: US Land net: Not Reported Location map: Not Reported Map scale: Not Reported Altitude: Not Reported District: 06 Altitude method: Not Reported County: 059 Altitude accuracy: 0 Land net: Not Reported Altitude datum: Not Reported Map scale: Not Reported Hydrologic: Santa Ana. California. Area = 1680 sq.mi. Topographic: Not Reported Site type: Ground -water other than Spring Date construction: Not Reported Date inventoried: Not Reported Mean greenwich time offset: PST Local standard time flag: Y Topographic: Type of ground water site: Single well, other than collector or Ranney type Aquifer Type: Not Reported Date construction: Not Reported Aquifer: Not Reported Mean greenwich time offset: PST Well depth: Not Reported Hole depth: Not Reported Source of depth data: Not Reported Project number: Not Reported Real time data flag: 0 Daily flow data begin date: 0000-00-00 Daily flow data end date: 0000-00-00 Daily flow data count: 0 Peak flow data begin date: 0000-00-00 Peak flow data end date: 0000-00-00 Peak flow data count: 0 Water quality data begin date: 1957-03-26 Water quality data end date:1957-03-26 Water quality data count: 1 Ground water data begin date: 0000-00-00 Ground water data end date: 0000-00-00 Ground water data count: 0 Ground -water levels, Number of Measurements: 0 D18 North FED USGS 1/2 - 1 Mile Lower Agency cd: USGS Site no: 333942117560101 Site name: 006S010W09M00l S Latitude: 333942 EDR Site id: USGS3125284 Longitude: 1175601 Dec lat: 33.66168639 Dec Ion: -117.93450256 Coor meth: M Coor accr: U Latlong datum: NAD27 Dec latlong datum: NAD83 District: 06 State: 06 County: 059 Country: US Land net: Not Reported Location map: Not Reported Map scale: Not Reported Altitude: Not Reported Altitude method: Not Reported Altitude accuracy: 0 Altitude datum: Not Reported Hydrologic: Santa Ana. California. Area = 1680 sq.mi. Topographic: Not Reported Site type: Ground -water other than Spring Date construction: Not Reported Date inventoried: Not Reported Mean greenwich time offset: PST USGS3125284 TC3529055.2s Page A-19 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Local standard time flag: Y Type of groundwater site: Single well, other than collector or Ranney type Aquifer Type: Not Reported Aquifer: Not Reported FED USGS Well depth: Not Reported Hole depth: Not Reported Source of depth data: Not Reported Project number: Not Reported Site no: 333942117560102 Real time data flag: 0 Daily flow data begin date: 0000-00-00 Daily flow data end date: 0000-00-00 Daily flow data count: 0 Peak flow data begin date: 0000-00-00 Peak flow data end date: 0000-00-00 Peak flow data count: 0 Water quality data begin date: 1962-12-17 Water quality data end date:1969-05-01 Water quality data count: 10 Ground water data begin date: 0000-00-00 Ground water data end date: 0000-00-00 Ground water data count: 0 State: 06 Ground -water levels, Number of Measurements: 0 D19 North FED USGS 1/2 - 1 Mile Lower Agency cd: USGS Site no: 333942117560102 Site name: 006S010W09M002S Latitude: 333942 EDR Site id: USGS3125285 Longitude: 1175601 Dec lat: 33.66168639 Dec Ion: -117.93450256 Coor meth: M Coor accr: U Latlong datum: NAD27 Dec latlong datum: NAD83 District: 06 State: 06 County: 059 Country: US Land net: Not Reported Location map: Not Reported Map scale: Not Reported Altitude: Not Reported Altitude method: Not Reported Altitude accuracy: 0 Altitude datum: Not Reported Hydrologic: Santa Ana. California. Area = 1680 sq.mi. Topographic: Not Reported Site type: Ground -water other than Spring Date construction: Not Reported Date inventoried: Not Reported Mean greenwich time offset: PST Local standard time flag: Y Type of ground water site: Single well, other than collector or Ranney type Aquifer Type: Not Reported Aquifer: Not Reported Well depth: Not Reported Hole depth: Not Reported Source of depth data: Not Reported Project number: Not Reported Real time data flag: 0 Daily flow data begin date: 0000-00-00 Daily flow data end date: 0000-00-00 Daily flow data count: 0 Peak flow data begin date: 0000-00-00 Peak flow data end date: 0000-00-00 Peak flow data count: 0 Water quality data begin date: 1962-12-28 Water quality data end date:1964-04-07 Water quality data count: 5 Ground water data begin date: 0000-00-00 Ground water data end date: 0000-00-00 Ground water data count: 0 Ground -water levels, Number of Measurements: 0 USGS3125285 TC3529055.2s Page A-20 Map ID Direction Distance Elevation GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Database EDR ID Number D20 North FED USGS 1/2 - 1 Mile Lower Agency cd: USGS Site no: 333942117560103 Site name: 006S010W09MO03S County: Not Reported Latitude: 333942 EDR Site id: USGS3125286 Longitude: 1175601 Dec lat: 33.66168639 Dec Ion: -117.93450256 Coor meth: M Coor accr: U Latlong datum: NAD27 Dec latlong datum: NAD83 District: 06 State: 06 County: 059 Country: US Land net: Not Reported Location map: Not Reported Map scale: Not Reported Altitude: Not Reported Altitude method: Not Reported Altitude accuracy: 0 Altitude datum: Not Reported Hydrologic: Santa Ana. California. Area = 1680 sq.mi. Topographic: Not Reported Site type: Ground -water other than Spring Date construction: Not Reported Date inventoried: Not Reported Mean greenwich time offset: PST Local standard time flag: Y Type of ground water site: Single well, other than collector or Ranney type Aquifer Type: Not Reported Aquifer: Not Reported Well depth: Not Reported Hole depth: Not Reported Source of depth data: Not Reported Project number: Not Reported Real time data flag: 0 Daily flow data begin date: 0000-00-00 Daily flow data end date: 0000-00-00 Daily flow data count: 0 Peak flow data begin date: 0000-00-00 Peak flow data end date: 0000-00-00 Peak flow data count: 0 Water quality data begin date: 1962-12-28 Water quality data end date:1964-04-07 Water quality data count: 5 Ground water data begin date: 0000-00-00 Ground water data end date: 0000-00-00 Ground water data count: 0 Ground -water levels, Number of Measurements: 0 USGS3125286 21 ESE FRDS PWS CA3010004 1/2 - 1 Mile Higher Pwsid: CA3010004 Epa region: 09 State: CA County: Not Reported Pws name: Mesa Consolidated WD Population Served: 111737 Pwssvcconn: 22916 PWS Source: Purch surface water Pws type: CWS Status: Active Owner type: Local—Govt Facility id: CA3010004016 Facility name: WELL 04 OZ -INACTIVE Facility type: Treatment_ plant Treatment process: chloramines Treatment objective: disinfection TC3529055.2s Page A-21 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Contact name: Diana Leach Original name: Mesa Consolidated WD Contact phone: 9496311206 Contact address1: Contact address2: Not Reported Contact city: Costa Mesa Contact zip: 92628 Facility id: CA3010004017 Facility name: WELL 05 CHLORAM - INACTIVE Facility type: Treatment_ plant Treatment process: Treatment objective: disinfection Facility id: CA3010004018 Facility name: WELL 05 OZ - INACTIVE Facility type: Treatment_ plant Treatment process: Treatment objective: disinfection Facility id: CA3010004019 Facility name: WELL 07 CHLORAMINATION XCLD Facility type: Treatment plant Treatment process: Treatment objective: disinfection Facility id: CA3010004020 Facility name: WELL 3B CHLORAMINATION XCLD Facility type: Treatment_ plant Treatment process: Treatment objective: disinfection Facility id: CA3010004021 Facility name: WELL 08 CHLORAMINATION XCLD Facility type: Treatment_ plant Treatment process: Treatment objective: disinfection Facility id: CA3010004022 Facility name: WELL 06 OZ - INACTIVE Facility type: Treatment plant Treatment process: Treatment objective: disinfection Facility id: CA3010004023 Facility name: WELL 06 CHLORAM - INACTIVE Facility type: Treatment_ plant Treatment process: Treatment objective: disinfection Facility id: CA3010004024 Facility name: WELL 06 BAC - INACTIVE Facility type: Treatment_ plant Treatment process: Treatment objective: disinfection Facility id: CA3010004025 Facility name: WELL 09 CHLORAMINATION XCLD Facility type: Treatment plant Treatment process: Treatment objective: disinfection Facility id: CA3010004026 Facility name: WELL 11 OZ - INACTIVE Facility type: Treatment_ plant Treatment process: Treatment objective: disinfection P.O. Box 5008 chloramines chloramines chloramines chloramines chloramines chloramines chloramines chloramines chloramines chloramines TC3529055.2s Page A-22 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Facility id: CA3010004027 Facility name: WELL 11 BAC - INACTIVE Facility type: Treatment_ plant Treatment process: Treatment objective: disinfection Facility id: CA3010004028 Facility name: WELL 11 CHLORAM - INACTIVE Facility type: Treatment_ plant Treatment process: Treatment objective: disinfection Facility id: CA3010004029 Facility name: WELL 05 - UV - PLANT EFFLUENT Facility type: Treatment plant Treatment process: Treatment objective: disinfection Facility id: CA3010004030 Facility name: MESA CONNECTION (OC -14) - TREATED Facility type: Consecutive—connection Treatment process: Treatment objective: disinfection Facility id: CA3010004031 Facility name: MESA CONNECTION (OC -44) - TREATED Facility type: Consecutive—connection Treatment process: Treatment objective: disinfection Facility id: CA3010004032 Facility name: MESA CONNECTION (CM -2) - TREATED Facility type: Consecutive connection Treatment process: Treatment objective: disinfection Facility id: CA3010004033 Facility name: MESA CONNECTION (CM -6) - TREATED Facility type: Consecutive—connection Treatment process: Treatment objective: disinfection Facility id: 1 Facility name: SEGERSTROM WELL 01 - DESTROYED Facility type: Well Treatment process: Treatment objective: inorganics removal Facility id: 10 Facility name: WELL 06 Facility type: Well Treatment process: Treatment objective: inorganics removal Facility id: 11 Facility name: WELL 09 Facility type: Well Treatment process: Treatment objective: inorganics removal Facility id: 12 Facility name: WELL 01 B Facility type: Well Treatment process: Treatment objective: inorganics removal chloramines chloramines chloramines chloramines chloramines chloramines chloramines activated carbon, granular activated carbon, granular activated carbon, granular activated carbon, granular TC3529055.2s Page A-23 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Facility id: 13 Facility name: MWDSC - TREATED - INACTIVE Facility type: Consecutive —connection Treatment process: Treatment objective: inorganics removal Facility id: 14 Facility name: WELL 11 Facility type: Well Treatment process: Treatment objective: inorganics removal Facility id: 15 Facility name: WELL 04 CHLORAM - INACTIVE Facility type: Wellhead Treatment process: Treatment objective: inorganics removal Facility id: 16 Facility name: WELL 04 OZ -INACTIVE Facility type: Wellhead Treatment process: Treatment objective: inorganics removal Facility id: 17 Facility name: WELL 05 CHLORAM - INACTIVE Facility type: Wellhead Treatment process: Treatment objective: inorganics removal Facility id: 18 Facility name: WELL 05 OZ - INACTIVE Facility type: Wellhead Treatment process: Treatment objective: inorganics removal Facility id: 19 Facility name: WELL 07 CHLORAM - INACTIVE Facility type: Wellhead Treatment process: Treatment objective: inorganics removal Facility id: 2 Facility name: WAKEHAM - DESTROYED Facility type: Well Treatment process: Treatment objective: inorganics removal Facility id: 25 Facility name: WELL 09 CHLORAM - INACTIVE Facility type: Wellhead Treatment process: Treatment objective: inorganics removal Facility id: 26 Facility name: WELL 11 OZ - INACTIVE Facility type: Wellhead Treatment process: Treatment objective: inorganics removal Facility id: 27 Facility name: WELL 11 BAC - INACTIVE Facility type: Wellhead Treatment process: Treatment objective: inorganics removal activated carbon, granular activated carbon, granular activated carbon, granular activated carbon, granular activated carbon, granular activated carbon, granular activated carbon, granular activated carbon, granular activated carbon, granular activated carbon, granular activated carbon, granular TC3529055.2s Page A-24 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Facility id: 28 Facility name: WELL 11 CHLORAM - INACTIVE Facility type: Wellhead Treatment process: Treatment objective: inorganics removal Facility id: 29 Facility name: WELL 05 - LIV - INACTIVE Facility type: Wellhead Treatment process: Treatment objective: inorganics removal Facility id: 3 Facility name: WAKEHAM WELL 02 - ABANDONED Facility type: Well Treatment process: Treatment objective: inorganics removal Facility id: 4 Facility name: WELL 03 - DESTROYED Facility type: Well Treatment process: Treatment objective: inorganics removal Facility id: 5 Facility name: WELL 04 Facility type: Well Treatment process: Treatment objective: inorganics removal Facility id: 6 Facility name: WELL 05 Facility type: Well Treatment process: Treatment objective: inorganics removal Facility id: 7 Facility name: WELL 07 Facility type: Well Treatment process: Treatment objective: inorganics removal Facility id: 8 Facility name: WELL 03B Facility type: Well Treatment process: Treatment objective: inorganics removal Facility id: 9 Facility name: WELL 08 Facility type: Well Treatment process: Treatment objective: inorganics removal Facility id: CA3010004001 Facility name: SEGERSTROM WELL 01 - DESTROYED Facility type: Well Treatment process: Treatment objective: inorganics removal Facility id: CA3010004002 Facility name: WAKEHAM - DESTROYED Facility type: Well Treatment process: Treatment objective: inorganics removal activated carbon, granular activated carbon, granular activated carbon, granular activated carbon, granular activated carbon, granular activated carbon, granular activated carbon, granular activated carbon, granular activated carbon, granular activated carbon, granular activated carbon, granular TC3529055.2s Page A-25 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Facility id: CA3010004003 Pwsid: Facility name: WAKEHAM WELL 02 - ABANDONED Facility type: Well Treatment process: Treatment objective: inorganics removal 0008001 Facility id: CA3010004004 MCL, Monthly (TCR) Facility name: WELL 03 - DESTROYED 7/1/2000 0:00:00 Facility type: Well Treatment process: Treatment objective: inorganics removal State Compliance Achieved Facility id: CA3010004005 Not Reported Facility name: WELL 04 Facility type: Well Treatment process: Treatment objective: inorganics removal Facility id: CA3010004006 Facility name: WELL 05 Facility type: Well Treatment process: Treatment objective: inorganics removal Facility id: CA3010004007 Facility name: WELL 07 Facility type: Well Treatment process: Treatment objective: inorganics removal Facility id: CA3010004008 Facility name: WELL 03B Facility type: Well Treatment process: Treatment objective: inorganics removal PWS ID: CA3010004 Date Initiated: Not Reported Date Deactivated: Not Reported PWS Name: MESA CONSOLIDATED WD COSTA MESA, CA 926285008 Addressee / Facility: Not Reported activated carbon, granular activated carbon, granular activated carbon, granular activated carbon, granular activated carbon, granular activated carbon, granular Facility Latitude: 33 38 27 Facility Longitude: 117 55 04 City Served: COSTA MESA Treatment Class: Treated Population: 97000 Violations information not reported. ENFORCEMENT INFORMATION: Truedate: 03/31/2009 Pwsid: Pwsname: Mesa Consolidated WD Retpopsrvd: 108724 Pwstypecod: Vioid: 0008001 Contaminant: Viol. Type: MCL, Monthly (TCR) Complperbe: 7/1/2000 0:00:00 Complperen: 7/31/2000 0:00:00 Enfdate: Enf action: State Compliance Achieved Violmeasur: Not Reported CA3010004 C COLIFORM (TCR) 7/14/2000 0:00:00 TC3529055.2s Page A-26 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Truedate: Pwsname: Retpopsrvd: Vioid: Viol. Type: Complperbe Complperen Enf action: Violmeasur: System Name: Violation Type: Contaminant: Compliance Period Violation ID: Enforcement Date: System Name: Violation Type: Contaminant: Compliance Period Violation ID: Enforcement Date: System Name: Violation Type: Contaminant: Compliance Period Violation ID: Enforcement Date: System Name: Violation Type: Contaminant: Compliance Period Violation ID: Enforcement Date: CONTACT INFORMATION: Name: Contact: Address: Address 2: 03/31/2009 Pwsid: Mesa Consolidated WD 108724 Pwstypecod: 0008001 Contaminant: MCL, Monthly (TCR) 7/1/2000 0:00:00 7/31/2000 0:00:00 Enfdate: State AO (w/o Penalty) Issued Not Reported Mesa Consolidated WD MCL, Monthly (TCR) COLIFORM (TCR) 07/01/00 - 07/31/00 0008001 07/14/00 Mesa Consolidated WD MCL, Monthly (TCR) COLIFORM (TCR) 7/1/2000 0:00:00 - 7/31/2000 0:00:00 0008001 7/14/2000 0:00:00 Mesa Consolidated WD MCL, Monthly (TCR) COLIFORM (TCR) 7/1/2000 0:00:00 - 7/31/2000 0:00:00 0008001 7/14/2000 0:00:00 Mesa Consolidated WD MCL, Monthly (TCR) COLIFORM (TCR) 07/01/00 - 07/31/00 0008001 07/14/00 Mesa Consolidated WD Jerry Vilander P.O. Box 5008 Costa Mesa CA, 92 71495 Enf. Action: Enf. Action: Enf. Action: Enf. Action: Population: Phone: CA3010004 C COLIFORM (TCR) 7/14/2000 0:00:00 State AO (w/o Penalty) Issued State Compliance Achieved State AO (w/o Penalty) Issued State Compliance Achieved 108724 Not Reported TC3529055.2s Page A-27 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Map ID Direction Distance Database EDR ID Number 1 North OIL—GAS CAOG9A000003862 1/8 - 1/4 Mile Districtnu: 1 Apinumber: 05900852 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: A. V. Oil & Gas Co., Inc. Countyname: Orange Fieldname: Any Field Areaname: Any Area Section: 16 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.649975 Glong: -117.933135 Gissourcec: hud Comments: Not Reported Leasename: Not Reported Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: PDH Site id: CAOG9A000003862 2 NNW OIL—GAS CAOG9A000003858 1/8 - 1/4 Mile Districtnu: 1 Apinumber: 05901149 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Don Smith and Assoc. Countyname: Orange Fieldname: Any Field Areaname: Any Area Section: 16 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.649784 Glong: -117.934706 Gissourcec: hud Comments: Not Reported Leasename: Not Reported Wellnumber: CAPRON Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: PDH Site id: CAOG9A000003858 3 ESE OIL—GAS CAOG9A000003819 1/8 - 1/4 Mile TC3529055.2s Page A-28 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05901114 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Republic Operator, Inc. Apinumber: 05901053 Countyname: Orange Fieldname: Any Field Areaname: Any Area Wellstatus: P Section: 16 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.647287 Range: 10W Glong: -117.930377 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Terrace Community Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: PDH Site id: CAOG9A000003819 4 WSW OIL—GAS CAOG9A000003805 1/4 - 1/2 Mile Districtnu: 1 Apinumber: 05901053 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: M. R. M. Syndicate Countyname: Orange Fieldname: Any Field Areaname: Any Area Section: 17 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.646286 Glong: -117.93799 Gissourcec: hud Comments: Not Reported Leasename: Capron Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: PDH Site id: CAOG9A000003805 5 SSE OIL—GAS CAOG9A000003765 1/4 - 1/2 Mile TC3529055.2s Page A-29 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905439 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Ajax Petro. Co., Ltd. Apinumber: 05901035 Countyname: Orange Fieldname: Newport Areaname: Any Area Wellstatus: P Section: 21 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.643155 Range: 10W Glong: -117.931661 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Mesa Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: PDH Site id: CAOG9A000003765 6 NW OIL—GAS CAOG9A000003877 1/4 - 1/2 Mile Districtnu: 1 Apinumber: 05901035 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Julian Petroleum Corp. Countyname: Orange Fieldname: Any Field Areaname: Any Area Section: 17 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.65174 Glong: -117.937042 Gissourcec: hud Comments: Not Reported Leasename: Hartley Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: PDH Site id: CAOG9A000003877 7 SE OIL—GAS CAOG9A000003770 1/4 - 1/2 Mile TC3529055.2s Page A-30 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05900966 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: I Operatorna: J. H. Dennis Apinumber: 05900888 Countyname: Orange Fieldname: Any Field Areaname: Any Area Wellstatus: P Section: 16 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.643586 Range: 10W Glong: -117.929219 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Not Reported Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: AOG Site id: CAOG9A000003770 8 East OIL—GAS CAOG9A000003825 1/4 - 1/2 Mile Districtnu: 1 Apinumber: 05900888 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: A. A. Carrey Countyname: Orange Fieldname: Any Field Areaname: Any Area Section: 16 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.647852 Glong: -117.925937 Gissourcec: hud Comments: Not Reported Leasename: Meyer Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: PDH Site id: CAOG9A000003825 9 NW OIL—GAS CAOG9A000003882 1/4 - 1/2 Mile TC3529055.2s Page A-31 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05901034 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Julian Petroleum Corp. Apinumber: 05905510 Countyname: Orange Fieldname: Any Field Areaname: Any Area Wellstatus: P Section: 17 Countyname: Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Township: Glat: 33.652563 10W Basemeridi: Glong: -117.938352 Not Reported Locationde: Gissourcec: hud Glat: Comments: Not Reported Glong: Leasename: Fairview Farms Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Confidenti: Gissymbol: PDH Site id: CAOG9A000003882 10 SSW OIL—GAS CAOG9A000003704 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905510 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Signal Petroleum Company of California, Ltd. Countyname: Orange Fieldname: Newport Areaname: Any Area Section: 21 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.640761 Glong: -117.935527 Gissourcec: hud Comments: Not Reported Leasename: Kraft Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: PDH Site id: CAOG9A000003704 11 ENE OIL—GAS CAOG9A000003876 1/2 - 1 Mile TC3529055.2s Page A-32 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05921609 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Chevron U.S.A. Inc. Apinumber: 05905469 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: I Section: 9 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.651628 Range: 10W Glong: -117.925413 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Not Reported Wellnumber: NC -120 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: PDH Site id: CAOG9A000003876 12 SSE OIL—GAS CAOG9A000003678 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905469 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: I Operatorna: Jordan & Maney Countyname: Orange Fieldname: Newport Areaname: Any Area Section: 21 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.640232 Glong: -117.931008 Gissourcec: hud Comments: Not Reported Leasename: Costa Mesa Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: AOG Site id: CAOG9A000003678 A13 WSW OIL—GAS CAOG9A000003772 1/2 - 1 Mile TC3529055.2s Page A-33 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05901027 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: I Operatorna: Interstate Oil Corp. Apinumber: 05901026 Countyname: Orange Fieldname: Any Field Areaname: Any Area Wellstatus: P Section: 17 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.643653 Range: 10W Glong: -117.941414 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Norris Wellnumber: 1-A Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: AOG Site id: CAOG9A000003772 A14 WSW OIL—GAS CAOG9A000003775 1/2 - 1 Mile Districtnu: 1 Apinumber: 05901026 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Interstate Oil Corp. Countyname: Orange Fieldname: Any Field Areaname: Any Area Section: 17 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.643726 Glong: -117.941904 Gissourcec: hud Comments: Not Reported Leasename: Norris Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: PDH Site id: CAOG9A000003775 15 NE OIL—GAS CAOG9A000003915 1/2 - 1 Mile TC3529055.2s Page A-34 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05921608 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Chevron U.S.A. Inc. Apinumber: 05905854 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 9 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.654518 Range: 10W Glong: -117.925519 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Not Reported Wellnumber: NC -118 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: PDH Site id: CAOG9A000003915 B16 SW OIL—GAS CAOG9A000003750 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905854 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: R. B. Watkins & Franwin Oil Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.642577 Glong: -117.942543 Gissourcec: hud Comments: Not Reported Leasename: Vincenti Et Al Wellnumber: 84 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003750 17 West OIL—GAS CAOG9A000003839 1/2 - 1 Mile TC3529055.2s Page A-35 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05901193 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Sun Oil Company Apinumber: 05905468 Countyname: Orange Fieldname: Any Field Areaname: Any Area Wellstatus: P Section: 17 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.648563 Range: 10W Glong: -117.944783 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Capron-Menveg Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: PDH Site id: CAOG9A000003839 C18 SSE OIL—GAS CAOG9A000003649 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905468 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Jergins Oil Co. Countyname: Orange Fieldname: Newport Areaname: Any Area Section: 21 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.639436 Glong: -117.927163 Gissourcec: hud Comments: Not Reported Leasename: Not Reported Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: PDH Site id: CAOG9A000003649 B19 SW OIL—GAS CAOG9A000003730 1/2 - 1 Mile TC3529055.2s Page A-36 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905852 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: R. B. Watkins & Franwin Oil Apinumber: 05905498 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.641662 Range: 10W Glong: -117.942521 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Vincenti Et Al Wellnumber: 82 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003730 D20 SW OIL—GAS CAOG9A000003718 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905498 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Barto Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.641181 Glong: -117.942358 Gissourcec: hud Comments: Not Reported Leasename: Winterbourne Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003718 B21 SW OIL—GAS CAOG9A000003739 1/2 - 1 Mile TC3529055.2s Page A-37 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905853 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: R. B. Watkins & Franwin Oil Apinumber: 05905458 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.642062 Range: 10W Glong: -117.943198 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Vincenti Et Al Wellnumber: 83 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003739 22 South OIL—GAS CAOG9A000003552 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905458 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: C. B. Douglas & Mary Douglas Countyname: Orange Fieldname: Newport Areaname: Any Area Section: 21 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.637645 Glong: -117.934371 Gissourcec: hud Comments: Not Reported Leasename: Not Reported Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: PDH Site id: CAOG9A000003552 E23 NNE OIL—GAS CAOG9A000004065 1/2 - 1 Mile TC3529055.2s Page A-38 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05900861 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Atlantic Richfield Company Apinumber: 05905855 Countyname: Orange Fieldname: Any Field Areaname: Any Area Wellstatus: P Section: 9 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.657823 Range: 10W Glong: -117.930146 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Costa Mesa Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: PDH Site id: CAOG9A000004065 B24 WSW OIL—GAS CAOG9A000003746 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905855 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: R. B. Watkins & Franwin Oil Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.642342 Glong: -117.943734 Gissourcec: hud Comments: Not Reported Leasename: Vincenti Et Al Wellnumber: 85 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003746 D25 SW OIL—GAS CAOG9A000003717 1/2 - 1 Mile TC3529055.2s Page A-39 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05921230 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Barto Oil Co. Apinumber: 05905440 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.641173 Range: 10W Glong: -117.943104 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Byron Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003717 C26 SSE OIL—GAS CAOG9A000003598 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905440 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Ned Barmore Countyname: Orange Fieldname: Newport Areaname: Any Area Section: 21 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.638487 Glong: -117.926974 Gissourcec: hud Comments: Not Reported Leasename: Collins Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: PDH Site id: CAOG9A000003598 D27 SW OIL—GAS CAOG9A000003714 1/2 - 1 Mile TC3529055.2s Page A-40 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05921232 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Barto Oil Co. Apinumber: 05921231 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.641163 Range: 10W Glong: -117.943207 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Ocean View Wellnumber: 2 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003714 D28 SW OIL—GAS CAOG9A000003715 1/2 - 1 Mile Districtnu: 1 Apinumber: 05921231 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Barto Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.641166 Glong: -117.943289 Gissourcec: hud Comments: Not Reported Leasename: Ocean View Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003715 F29 SSW OIL—GAS CAOG9A000003547 1/2 - 1 Mile TC3529055.2s Page A-41 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905463 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: I Operatorna: Edward L. Grafton Apinumber: 05905851 Countyname: Orange Fieldname: Newport Areaname: Any Area Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.63762 Range: 10W Glong: -117.937418 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Not Reported Wellnumber: 2 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: AOG Site id: CAOG9A000003547 G30 SW OIL—GAS CAOG9A000003731 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905851 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: R. B. Watkins & Franwin Oil Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.641698 Glong: -117.943874 Gissourcec: hud Comments: Not Reported Leasename: Vincenti Et Al Wellnumber: 81 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003731 F31 SSW OIL—GAS CAOG9A000003546 1/2 - 1 Mile TC3529055.2s Page A-42 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905506 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: I Operatorna: J. J. Rekar Apinumber: 05901250 Countyname: Orange Fieldname: Newport Areaname: Any Area Wellstatus: P Section: 21 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.637603 Range: 10W Glong: -117.937634 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Not Reported Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: AOG Site id: CAOG9A000003546 E32 North OIL—GAS CAOG9A000004088 1/2 - 1 Mile Districtnu: 1 Apinumber: 05901250 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Milton N. Thompson Countyname: Orange Fieldname: Any Field Areaname: Any Area Section: 9 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.658459 Glong: -117.930771 Gissourcec: hud Comments: Not Reported Leasename: Banning Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: PDH Site id: CAOG9A000004088 D33 SW OIL—GAS CAOG9A000003679 1/2 - 1 Mile TC3529055.2s Page A-43 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905494 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Signal Hill Petroleum, Inc. Apinumber: 05905462 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.640241 Range: 10W Glong: -117.942537 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Parke Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003679 F34 SSW OIL—GAS CAOG9A000003520 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905462 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Edward L. Grafton Countyname: Orange Fieldname: Newport Areaname: Any Area Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.637169 Glong: -117.936879 Gissourcec: hud Comments: Not Reported Leasename: Not Reported Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003520 D35 SW OIL—GAS CAOG9A000003698 1/2 - 1 Mile TC3529055.2s Page A-44 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905493 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Barto Oil Co. Apinumber: 05905492 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.640628 Range: 10W Glong: -117.943487 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Mc Kee Wellnumber: 4 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003698 G36 SW OIL—GAS CAOG9A000003713 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905492 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Barto Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.641148 Glong: -117.944084 Gissourcec: hud Comments: Not Reported Leasename: Mc Kee Wellnumber: 3 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003713 H37 WSW OIL—GAS CAOG9A000003747 1/2 - 1 Mile TC3529055.2s Page A-45 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05920964 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Apinumber: 05921235 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 38.15 Locationde: Not Reported Glat: 33.642394 Range: 10W Glong: -117.945054 Elevation: Not Reported Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 536 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003747 G38 SW OIL—GAS CAOG9A000003697 1/2 - 1 Mile Districtnu: 1 Apinumber: 05921235 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Barto Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.640622 Glong: -117.943652 Gissourcec: hud Comments: Not Reported Leasename: Rick Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003697 G39 SW OIL—GAS CAOG9A000003699 1/2 - 1 Mile TC3529055.2s Page A-46 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05921236 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Barto Oil Co. Apinumber: 05921607 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.640639 Range: 10W Glong: -117.943743 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Nancy Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003699 40 NNE OIL—GAS CAOG9A000004045 1/2 - 1 Mile Districtnu: 1 Apinumber: 05921607 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Chevron U.S.A. Inc. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 9 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.657284 Glong: -117.925636 Gissourcec: hud Comments: Not Reported Leasename: Not Reported Wellnumber: NC -116 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: PDH Site id: CAOG9A000004045 G41 WSW OIL—GAS CAOG9A000003740 1/2 - 1 Mile TC3529055.2s Page A-47 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05920962 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Apinumber: 05905823 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 46.308 Locationde: Not Reported Glat: 33.642114 Range: 10W Glong: -117.945073 Elevation: Not Reported Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 533 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003740 42 WSW OIL—GAS CAOG9A000003781 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905823 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Edwin W. Pauley Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 17 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.644029 Glong: -117.946131 Gissourcec: hud Comments: Not Reported Leasename: Mccain Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: PDH Site id: CAOG9A000003781 43 NW OIL—GAS CAOG9A000003936 1/2 - 1 Mile TC3529055.2s Page A-48 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05921576 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Chevron U.S.A. Inc. Apinumber: 05905740 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 17 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.655438 Range: 10W Glong: -117.943438 Elevation: 63.009 Gissourcec: hud Comments: Not Reported Leasename: Not Reported Wellnumber: NC -65 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: PDH Site id: CAOG9A000003936 G44 WSW OIL—GAS CAOG9A000003727 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905740 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 63.009 Locationde: Not Reported Glat: 33.641445 Glong: -117.944792 Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 64 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003727 145 SW OIL—GAS CAOG9A000003617 1/2 - 1 Mile TC3529055.2s Page A-49 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905488 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Barto Oil Co. Apinumber: 05905441 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: I Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.638965 Range: 10W Glong: -117.942176 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Harby Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003617 J46 SSE OIL—GAS CAOG9A000003470 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905441 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: I Operatorna: Barnhart -Morrow Consolidated Countyname: Orange Fieldname: Newport Areaname: Any Area Section: 21 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.636391 Glong: -117.930071 Gissourcec: hud Comments: Not Reported Leasename: Not Reported Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: AOG Site id: CAOG9A000003470 147 SW OIL—GAS CAOG9A000003627 1/2 - 1 Mile TC3529055.2s Page A-50 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05921238 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Barto Oil Co. Apinumber: 05905508 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: I Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.639127 Range: 10W Glong: -117.942715 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Kim Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003627 J48 SSE OIL—GAS CAOG9A000003477 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905508 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: I Operatorna: J. J. Rekar Countyname: Orange Fieldname: Newport Areaname: Any Area Section: 21 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.636406 Glong: -117.929416 Gissourcec: hud Comments: Not Reported Leasename: Not Reported Wellnumber: 3 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: AOG Site id: CAOG9A000003477 149 SW OIL—GAS CAOG9A000003623 1/2 - 1 Mile TC3529055.2s Page A-51 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05921239 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Barto Oil Co. Apinumber: 05921237 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.639045 Range: 10W Glong: -117.94271 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Lee Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003623 150 SW OIL—GAS CAOG9A000003620 1/2 - 1 Mile Districtnu: 1 Apinumber: 05921237 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Barto Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.63899 Glong: -117.942713 Gissourcec: hud Comments: Not Reported Leasename: Barto Wellnumber: 4 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003620 K51 SW OIL—GAS CAOG9A000003694 1/2 - 1 Mile TC3529055.2s Page A-52 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05921070 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Barto Oil Co. Apinumber: 05906022 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.640574 Range: 10W Glong: -117.944472 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Barto Wellnumber: 3 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003694 52 West OIL—GAS CAOG9A000003856 1/2 - 1 Mile Districtnu: 1 Apinumber: 05906022 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: J. A. Smith Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 17 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.649702 Glong: -117.947225 Gissourcec: hud Comments: Not Reported Leasename: Mccain Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: PDH Site id: CAOG9A000003856 K53 SW OIL—GAS CAOG9A000003674 1/2 - 1 Mile TC3529055.2s Page A-53 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05921058 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Barto Oil Co. Apinumber: 05905491 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.640175 Range: 10W Glong: -117.944123 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Barto Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003674 K54 SW OIL—GAS CAOG9A000003683 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905491 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Barto Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.640345 Glong: -117.944371 Gissourcec: hud Comments: Not Reported Leasename: Mc Kee Wellnumber: 2 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003683 L55 South OIL—GAS CAOG9A000003441 1/2 - 1 Mile TC3529055.2s Page A-54 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905473 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Joseph H. Olson Apinumber: 05905509 Countyname: Orange Fieldname: Newport Areaname: Any Area Wellstatus: I Section: 21 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.635843 Range: 10W Glong: -117.932223 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Mesa Wellnumber: 2 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003441 J56 SSE OIL—GAS CAOG9A000003474 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905509 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: I Operatorna: J. J. Rekar Countyname: Orange Fieldname: Newport Areaname: Any Area Section: 21 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.636397 Glong: -117.928722 Gissourcec: hud Comments: Not Reported Leasename: Not Reported Wellnumber: 4 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: AOG Site id: CAOG9A000003474 57 South OIL—GAS CAOG9A000003439 1/2 - 1 Mile TC3529055.2s Page A-55 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905467 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: I Operatorna: Interstate Oil Corp. Apinumber: 05905442 Countyname: Orange Fieldname: Newport Areaname: Any Area Wellstatus: P Section: 21 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.635828 Range: 10W Glong: -117.934265 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Mesa Wellnumber: 3 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: AOG Site id: CAOG9A000003439 M58 SSE OIL—GAS CAOG9A000003472 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905442 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Barnhart -Morrow Consolidated Countyname: Orange Fieldname: Newport Areaname: Any Area Section: 21 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.636395 Glong: -117.928586 Gissourcec: hud Comments: Not Reported Leasename: Not Reported Wellnumber: 2 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003472 H59 WSW OIL—GAS CAOG9A000003741 1/2 - 1 Mile TC3529055.2s Page A-56 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05920949 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Apinumber: 05905490 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 20.834 Locationde: Not Reported Glat: 33.642152 Range: 10W Glong: -117.946036 Elevation: Not Reported Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 525 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003741 N60 SW OIL—GAS CAOG9A000003652 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905490 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Barto Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.639461 Glong: -117.943764 Gissourcec: hud Comments: Not Reported Leasename: Mc Kee Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003652 M61 SSE OIL—GAS CAOG9A000003467 1/2 - 1 Mile TC3529055.2s Page A-57 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905507 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: I Operatorna: J. J. Rekar Apinumber: 05920963 Countyname: Orange Fieldname: Newport Areaname: Any Area Wellstatus: P Section: 21 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.63637 Range: 10W Glong: -117.928228 Elevation: 30.936 Gissourcec: hud Comments: Not Reported Leasename: Not Reported Wellnumber: 2 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: AOG Site id: CAOG9A000003467 062 WSW OIL—GAS CAOG9A000003724 1/2 - 1 Mile Districtnu: 1 Apinumber: 05920963 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 30.936 Locationde: Not Reported Glat: 33.64132 Glong: -117.945613 Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 534 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003724 163 SW OIL—GAS CAOG9A000003596 1/2 - 1 Mile TC3529055.2s Page A-58 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905497 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: General Crude Oil Co., Oper. Apinumber: 05921065 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.638462 Range: 10W Glong: -117.942662 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Walters (c) Wellnumber: 27 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003596 N64 SW OIL—GAS CAOG9A000003653 1/2 - 1 Mile Districtnu: 1 Apinumber: 05921065 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Barto Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.639463 Glong: -117.943921 Gissourcec: hud Comments: Not Reported Leasename: Barto Wellnumber: 2 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003653 J65 SSE OIL—GAS CAOG9A000003443 1/2 - 1 Mile TC3529055.2s Page A-59 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905452 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Costa Mesa Oil Co. Apinumber: 05905739 Countyname: Orange Fieldname: Newport Areaname: Any Area Wellstatus: P Section: 21 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.63586 Range: 10W Glong: -117.929557 Elevation: 92.6 Gissourcec: hud Comments: Not Reported Leasename: Tedesco Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003443 K66 SW OIL—GAS CAOG9A000003705 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905739 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 92.6 Locationde: Not Reported Glat: 33.64077 Glong: -117.945376 Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 62 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003705 M67 SSE OIL—GAS CAOG9A000003469 1/2 - 1 Mile TC3529055.2s Page A-60 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905477 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Sunset Pacific Oil Co. Apinumber: 05901050 Countyname: Orange Fieldname: Newport Areaname: Any Area Wellstatus: P Section: 21 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.636388 Range: 10W Glong: -117.927236 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Mesa Wellnumber: 4 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003469 68 NNE OIL—GAS CAOG9A000004159 1/2 - 1 Mile Districtnu: 1 Apinumber: 05901050 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: E. H. Lovelady & Page Frambes Countyname: Orange Fieldname: Any Field Areaname: Any Area Section: 9 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.659808 Glong: -117.929231 Gissourcec: hud Comments: Not Reported Leasename: Destiny Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: PDH Site id: CAOG9A000004159 K69 SW OIL—GAS CAOG9A000003682 1/2 - 1 Mile TC3529055.2s Page A-61 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05921099 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Apinumber: 05921084 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 99.978 Locationde: Not Reported Glat: 33.640291 Range: 10W Glong: -117.945109 Elevation: 16.493 Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 286 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003682 P70 WSW OIL—GAS CAOG9A000003749 1/2 - 1 Mile Districtnu: 1 Apinumber: 05921084 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 16.493 Locationde: Not Reported Glat: 33.642577 Glong: -117.94675 Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 522 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003749 K71 SW OIL—GAS CAOG9A000003693 1/2 - 1 Mile TC3529055.2s Page A-62 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05920975 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Apinumber: 05905495 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 93.111 Locationde: Not Reported Glat: 33.640525 Range: 10W Glong: -117.945386 Elevation: Not Reported Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 523 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003693 172 SW OIL—GAS CAOG9A000003595 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905495 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: General Crude Oil Co., Oper. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.638447 Glong: -117.943161 Gissourcec: hud Comments: Not Reported Leasename: Walters (a) Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003595 K73 SW OIL—GAS CAOG9A000003667 1/2 - 1 Mile TC3529055.2s Page A-63 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905737 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Apinumber: 05921611 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 98.035 Locationde: Not Reported Glat: 33.639908 Range: 10W Glong: -117.944833 Elevation: Not Reported Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 60 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003667 74 NNW OIL—GAS CAOG9A000004168 1/2 - 1 Mile Districtnu: 1 Apinumber: 05921611 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Chevron U.S.A. Inc. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 8 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.659963 Glong: -117.936968 Gissourcec: hud Comments: Not Reported Leasename: Not Reported Wellnumber: NC -204 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: PDH Site id: CAOG9A000004168 175 SW OIL—GAS CAOG9A000003573 1/2 - 1 Mile TC3529055.2s Page A-64 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905496 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: General Crude Oil Co., Oper. Apinumber: 05905777 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.638042 Range: 10W Glong: -117.942678 Elevation: 46.499 Gissourcec: hud Comments: Not Reported Leasename: Walters (b) Wellnumber: 26 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003573 N76 SW OIL—GAS CAOG9A000003639 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905777 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 46.499 Locationde: Not Reported Glat: 33.63933 Glong: -117.944553 Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 109 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003639 N77 SW OIL—GAS CAOG9A000003614 1/2 - 1 Mile TC3529055.2s Page A-65 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905731 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Apinumber: 05905476 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 92.69 Locationde: Not Reported Glat: 33.63888 Range: 10W Glong: -117.944066 Elevation: Not Reported Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 53 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003614 M78 SSE OIL—GAS CAOG9A000003440 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905476 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Sunset Pacific Oil Co. Countyname: Orange Fieldname: Newport Areaname: Any Area Section: 21 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.635837 Glong: -117.927884 Gissourcec: hud Comments: Not Reported Leasename: Mesa Wellnumber: 3 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003440 79 SSW OIL—GAS CAOG9A000003424 1/2 - 1 Mile TC3529055.2s Page A-66 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905472 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Emil L. Menveg Apinumber: 05920976 Countyname: Orange Fieldname: Newport Areaname: Any Area Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.635598 Range: 10W Glong: -117.937813 Elevation: 23.169 Gissourcec: hud Comments: Not Reported Leasename: Menveg Wellnumber: 2 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: PDH Site id: CAOG9A000003424 080 WSW OIL—GAS CAOG9A000003720 1/2 - 1 Mile Districtnu: 1 Apinumber: 05920976 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 23.169 Locationde: Not Reported Glat: 33.64122 Glong: -117.946325 Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 524 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003720 N81 SW OIL—GAS CAOG9A000003640 1/2 - 1 Mile TC3529055.2s Page A-67 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05920991 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Apinumber: 05905466 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: I Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 47.463 Locationde: Not Reported Glat: 33.639336 Range: 10W Glong: -117.9447 Elevation: Not Reported Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 285 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003640 L82 South OIL—GAS CAOG9A000003392 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905466 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: I Operatorna: Interstate Oil Corp. Countyname: Orange Fieldname: Newport Areaname: Any Area Section: 21 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.634995 Glong: -117.932107 Gissourcec: hud Comments: Not Reported Leasename: Mesa Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: AOG Site id: CAOG9A000003392 N83 SW OIL—GAS CAOG9A000003609 1/2 - 1 Mile TC3529055.2s Page A-68 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05921089 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Apinumber: 05905489 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 91.555 Locationde: Not Reported Glat: 33.638825 Range: 10W Glong: -117.944314 Elevation: Not Reported Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 299 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003609 Q84 SW OIL—GAS CAOG9A000003548 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905489 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Barto Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.637627 Glong: -117.942743 Gissourcec: hud Comments: Not Reported Leasename: Hirata Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003548 Q85 SW OIL—GAS CAOG9A000003583 1/2 - 1 Mile TC3529055.2s Page A-69 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905741 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Mobil Oil Corporation Apinumber: 05900389 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 93.727 Locationde: Not Reported Glat: 33.638255 Range: 10W Glong: -117.943675 Elevation: 96.502 Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 65 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003583 Q86 SW OIL—GAS CAOG9A000003576 1/2 - 1 Mile Districtnu: 1 Apinumber: 05900389 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 96.502 Locationde: Not Reported Glat: 33.63813 Glong: -117.943653 Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 65-R Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003576 N87 SW OIL—GAS CAOG9A000003591 1/2 - 1 Mile TC3529055.2s Page A-70 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05920995 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Apinumber: 05921612 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 96.815 Locationde: Not Reported Glat: 33.638424 Range: 10W Glong: -117.94403 Elevation: Not Reported Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 297 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003591 88 NNW OIL—GAS CAOG9A000004180 1/2 - 1 Mile Districtnu: 1 Apinumber: 05921612 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Chevron U.S.A. Inc. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 9 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.660053 Glong: -117.938632 Gissourcec: hud Comments: Not Reported Leasename: Not Reported Wellnumber: NC -206 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: PDH Site id: CAOG9A000004180 R89 SSE OIL—GAS CAOG9A000003435 1/2 - 1 Mile TC3529055.2s Page A-71 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905480 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Sunset Pacific Oil Co. Apinumber: 05920957 Countyname: Orange Fieldname: Newport Areaname: Any Area Wellstatus: P Section: 21 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.635753 Range: 10W Glong: -117.927127 Elevation: 4.628 Gissourcec: hud Comments: Not Reported Leasename: Strobridge A Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003435 P90 WSW OIL—GAS CAOG9A000003745 1/2 - 1 Mile Districtnu: 1 Apinumber: 05920957 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 4.628 Locationde: Not Reported Glat: 33.642326 Glong: -117.947425 Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 513 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003745 S91 SW OIL—GAS CAOG9A000003586 1/2 - 1 Mile TC3529055.2s Page A-72 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05921011 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Apinumber: 05905505 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 99.255 Locationde: Not Reported Glat: 33.638299 Range: 10W Glong: -117.943978 Elevation: Not Reported Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 53R Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003586 M92 SSE OIL—GAS CAOG9A000003415 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905505 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Al Prisbrey Countyname: Orange Fieldname: Newport Areaname: Any Area Section: 21 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.635429 Glong: -117.927952 Gissourcec: hud Comments: Not Reported Leasename: Jefferson Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003415 T93 WSW OIL—GAS CAOG9A000003768 1/2 - 1 Mile TC3529055.2s Page A-73 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05907859 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Edwin W. Pauley Apinumber: 05905478 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 17 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.643568 Range: 10W Glong: -117.948092 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Mccain Wellnumber: 7 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: PDH Site id: CAOG9A000003768 U94 SSE OIL—GAS CAOG9A000003387 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905478 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Sunset Pacific Oil Co. Countyname: Orange Fieldname: Newport Areaname: Any Area Section: 21 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.634951 Glong: -117.929389 Gissourcec: hud Comments: Not Reported Leasename: Mesa Wellnumber: 5 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003387 95 NNW OIL—GAS CAOG9A000004155 1/2 - 1 Mile TC3529055.2s Page A-74 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05921610 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Chevron U.S.A. Inc. Apinumber: 05920729 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 8 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.65965 Range: 10W Glong: -117.940303 Elevation: 38.736 Gissourcec: hud Comments: Not Reported Leasename: Not Reported Wellnumber: NC -202 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: PDH Site id: CAOG9A000004155 S96 SW OIL—GAS CAOG9A000003612 1/2 - 1 Mile Districtnu: 1 Apinumber: 05920729 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 38.736 Locationde: Not Reported Glat: 33.638868 Glong: -117.944957 Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 408 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: PAI Site id: CAOG9A000003612 97 SSW OIL—GAS CAOG9A000003482 1/2 - 1 Mile TC3529055.2s Page A-75 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905160 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Elliott & Classen Apinumber: 05905753 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.636468 Range: 10W Glong: -117.941492 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Ikeda Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: PDH Site id: CAOG9A000003482 098 WSW OIL—GAS CAOG9A000003688 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905753 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.640453 Glong: -117.946499 Gissourcec: hud Comments: Not Reported Leasename: Banning Wellnumber: 77 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003688 V99 SW OIL—GAS CAOG9A000003663 1/2 - 1 Mile TC3529055.2s Page A-76 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05920977 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Apinumber: 05921043 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 70.261 Locationde: Not Reported Glat: 33.639807 Range: 10W Glong: -117.945996 Elevation: 98.102 Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 544 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003663 Q100 SW OIL—GAS CAOG9A000003568 1/2 - 1 Mile Districtnu: 1 Apinumber: 05921043 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 98.102 Locationde: Not Reported Glat: 33.637964 Glong: -117.944043 Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 295 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003568 Q101 Sw OIL—GAS CAOG9A000003542 1/2 - 1 Mile TC3529055.2s Page A-77 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905732 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Apinumber: 05905742 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 95.665 Locationde: Not Reported Glat: 33.637489 Range: 10W Glong: -117.943448 Elevation: Not Reported Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 54 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003542 S102 SW OIL—GAS CAOG9A000003607 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905742 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Mobil Oil Corporation Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.638734 Glong: -117.945036 Gissourcec: hud Comments: Not Reported Leasename: Banning Wellnumber: 66 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003607 103 NW OIL—GAS CAOG9A000004052 1/2 - 1 Mile TC3529055.2s Page A-78 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05921575 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Chevron U.S.A. Inc. Apinumber: 05920429 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 17 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.657418 Range: 10W Glong: -117.944412 Elevation: 9.754 Gissourcec: hud Comments: Not Reported Leasename: Not Reported Wellnumber: NC -63 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: PDH Site id: CAOG9A000004052 W1 04 WSW OIL—GAS CAOG9A000003725 1/2 - 1 Mile Districtnu: 1 Apinumber: 05920429 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 9.754 Locationde: Not Reported Glat: 33.641382 Glong: -117.947327 Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 2222 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003725 S105 SW OIL—GAS CAOG9A000003602 1/2 - 1 Mile TC3529055.2s Page A-79 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05920996 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Apinumber: 05905761 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 37.445 Locationde: Not Reported Glat: 33.638612 Range: 10W Glong: -117.945038 Elevation: 100.485 Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 298 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003602 Q106 SW OIL—GAS CAOG9A000003510 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905761 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 100.485 Locationde: Not Reported Glat: 33.636984 Glong: -117.942877 Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 87 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003510 S107 SW OIL—GAS CAOG9A000003603 1/2 - 1 Mile TC3529055.2s Page A-80 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905778 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Apinumber: 05905718 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 41.353 Locationde: Not Reported Glat: 33.638676 Range: 10W Glong: -117.945162 Elevation: 95.137 Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 110 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003603 V108 SW OIL—GAS CAOG9A000003644 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905718 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 95.137 Locationde: Not Reported Glat: 33.639355 Glong: -117.945875 Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 42 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003644 Q109 SW OIL—GAS CAOG9A000003531 1/2 - 1 Mile TC3529055.2s Page A-81 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05920993 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Apinumber: 05920428 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 97.723 Locationde: Not Reported Glat: 33.637285 Range: 10W Glong: -117.943472 Elevation: 10.634 Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 293 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003531 W110 WSW OIL—GAS CAOG9A000003707 1/2 - 1 Mile Districtnu: 1 Apinumber: 05920428 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 10.634 Locationde: Not Reported Glat: 33.640859 Glong: -117.947163 Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 2221 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003707 V111 SW OIL—GAS CAOG9A000003672 1/2 - 1 Mile TC3529055.2s Page A-82 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05921264 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Apinumber: 05921013 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 9.456 Locationde: Not Reported Glat: 33.640166 Range: 10W Glong: -117.94666 Elevation: 66.203 Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 462 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003672 V112 SW OIL—GAS CAOG9A000003654 1/2 - 1 Mile Districtnu: 1 Apinumber: 05921013 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 66.203 Locationde: Not Reported Glat: 33.639492 Glong: -117.946122 Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 431 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003654 S113 SW OIL—GAS CAOG9A000003556 1/2 - 1 Mile TC3529055.2s Page A-83 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05920728 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Apinumber: 05920756 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 95.316 Locationde: Not Reported Glat: 33.637712 Range: 10W Glong: -117.944164 Elevation: 90.744 Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 407 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: PDH Site id: CAOG9A000003556 S114 SW OIL—GAS CAOG9A000003566 1/2 - 1 Mile Districtnu: 1 Apinumber: 05920756 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 90.744 Locationde: Not Reported Glat: 33.63793 Glong: -117.944547 Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 52-R Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003566 U115 SSE OIL—GAS CAOG9A000003365 1/2 - 1 Mile TC3529055.2s Page A-84 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905511 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Sunset Pacific Oil Co. Apinumber: 05921086 Countyname: Orange Fieldname: Newport Areaname: Any Area Wellstatus: P Section: 21 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.634463 Range: 10W Glong: -117.929237 Elevation: 67.678 Gissourcec: hud Comments: Not Reported Leasename: Mesa Wellnumber: 2 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: PDH Site id: CAOG9A000003365 V116 SW OIL—GAS CAOG9A000003642 1/2 - 1 Mile Districtnu: 1 Apinumber: 05921086 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 67.678 Locationde: Not Reported Glat: 33.639346 Glong: -117.946222 Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 284 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003642 S117 SW OIL—GAS CAOG9A000003562 1/2 - 1 Mile TC3529055.2s Page A-85 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905730 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Mobil Oil Corporation Apinumber: 05905481 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 92.03 Locationde: Not Reported Glat: 33.637855 Range: 10W Glong: -117.944657 Elevation: Not Reported Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 52 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003562 R118 SSE OIL—GAS CAOG9A000003386 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905481 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Sunset Pacific Oil Co. Countyname: Orange Fieldname: Newport Areaname: Any Area Section: 21 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.634914 Glong: -117.927225 Gissourcec: hud Comments: Not Reported Leasename: Strobridge B Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003386 W119 WSW OIL—GAS CAOG9A000003729 1/2 - 1 Mile TC3529055.2s Page A-86 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05920419 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Apinumber: 05921615 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: A Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 6.23 Locationde: Not Reported Glat: 33.641509 Range: 10W Glong: -117.947966 Elevation: Not Reported Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 2217 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: PAI Site id: CAOG9A000003729 Q120 SW OIL—GAS CAOG9A000003496 1/2 - 1 Mile Districtnu: 1 Apinumber: 05921615 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: A Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.636771 Glong: -117.943307 Gissourcec: hud Comments: Not Reported Leasename: Banning Wellnumber: 480 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: 3240 Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: AOG Site id: CAOG9A000003496 T121 WSW OIL—GAS CAOG9A000003759 1/2 - 1 Mile TC3529055.2s Page A-87 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905744 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Apinumber: 05921042 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 21.156 Locationde: Not Reported Glat: 33.642818 Range: 10W Glong: -117.948711 Elevation: 99.896 Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 68 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003759 Q122 SW OIL—GAS CAOG9A000003493 1/2 - 1 Mile Districtnu: 1 Apinumber: 05921042 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 99.896 Locationde: Not Reported Glat: 33.636686 Glong: -117.943278 Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 291 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003493 W123 WSW OIL—GAS CAOG9A000003710 1/2 - 1 Mile TC3529055.2s Page A-88 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05920418 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Apinumber: 05905464 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 4.526 Locationde: Not Reported Glat: 33.641004 Range: 10W Glong: -117.947786 Elevation: Not Reported Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 2201 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: PAI Site id: CAOG9A000003710 X124 SSE OIL—GAS CAOG9A000003366 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905464 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Habco Oil Co. Countyname: Orange Fieldname: Newport Areaname: Any Area Section: 21 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.634473 Glong: -117.928114 Gissourcec: hud Comments: Not Reported Leasename: Jefferson Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: PDH Site id: CAOG9A000003366 Q125 SW OIL—GAS CAOG9A000003495 1/2 - 1 Mile TC3529055.2s Page A-89 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05921621 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: A Operatorna: West Newport Oil Co. Apinumber: 05905705 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.636695 Range: 10W Glong: -117.943419 Elevation: Not Reported Gissourcec: hud Comments: Not Reported Leasename: Banning Wellnumber: 580 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: 3081 Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: AOG Site id: CAOG9A000003495 W126 WSW OIL—GAS CAOG9A000003706 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905705 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Mobil Oil Corporation Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.640814 Glong: -117.947742 Gissourcec: hud Comments: Not Reported Leasename: Banning Wellnumber: 30 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003706 Y127 SW OIL—GAS CAOG9A000003487 1/2 - 1 Mile TC3529055.2s Page A-90 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05921617 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: N Operatorna: West Newport Oil Co. Apinumber: 05921259 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.636553 Range: 10W Glong: -117.943281 Elevation: 6.798 Gissourcec: hud Comments: Not Reported Leasename: Banning Wellnumber: 801 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: NOG Site id: CAOG9A000003487 V128 SW OIL—GAS CAOG9A000003646 1/2 - 1 Mile Districtnu: 1 Apinumber: 05921259 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 6.798 Locationde: Not Reported Glat: 33.639375 Glong: -117.946665 Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 455 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003646 W1 29 WSW OIL—GAS CAOG9A000003690 1/2 - 1 Mile TC3529055.2s Page A-91 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05920427 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Apinumber: 05921606 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 5.153 Locationde: Not Reported Glat: 33.640505 Range: 10W Glong: -117.947623 Elevation: Not Reported Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 2220 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003690 130 NNE OIL—GAS CAOG9A000004174 1/2 - 1 Mile Districtnu: 1 Apinumber: 05921606 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Chevron U.S.A. Inc. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 9 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.659985 Glong: -117.924658 Gissourcec: hud Comments: Not Reported Leasename: Not Reported Wellnumber: NC -114 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: PDH Site id: CAOG9A000004174 Y131 SW OIL—GAS CAOG9A000003494 1/2 - 1 Mile TC3529055.2s Page A-92 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905733 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Apinumber: 05905717 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 93.539 Locationde: Not Reported Glat: 33.636688 Range: 10W Glong: -117.943638 Elevation: 7.554 Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 55 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003494 V132 SW OIL—GAS CAOG9A000003650 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905717 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 7.554 Locationde: Not Reported Glat: 33.63944 Glong: -117.946845 Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 41 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003650 S133 SW OIL—GAS CAOG9A000003539 1/2 - 1 Mile TC3529055.2s Page A-93 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05921302 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: A Operatorna: West Newport Oil Co. Apinumber: 05921303 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: A Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 88.638 Locationde: Not Reported Glat: 33.637455 Range: 10W Glong: -117.944747 Elevation: 85.97 Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 469 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: AOG Site id: CAOG9A000003539 Y134 SW OIL—GAS CAOG9A000003521 1/2 - 1 Mile Districtnu: 1 Apinumber: 05921303 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: A Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 85.97 Locationde: Not Reported Glat: 33.63717 Glong: -117.944429 Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 470 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: AOG Site id: CAOG9A000003521 135 WNW OIL—GAS CAOG9A000003941 1/2 - 1 Mile TC3529055.2s Page A-94 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05901197 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Crown Central Petroleum Corp. Apinumber: 05920958 Countyname: Orange Fieldname: Any Field Areaname: Any Area Wellstatus: A Section: 17 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.655504 Range: 10W Glong: -117.94745 Elevation: 25.952 Gissourcec: hud Comments: Not Reported Leasename: Meyer Wellnumber: 1 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: PDH Site id: CAOG9A000003941 Z136 SW OIL—GAS CAOG9A000003594 1/2 - 1 Mile Districtnu: 1 Apinumber: 05920958 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: A Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 25.952 Locationde: Not Reported Glat: 33.638443 Glong: -117.945978 Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 427 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: AOG Site id: CAOG9A000003594 Z137 SW OIL—GAS CAOG9A000003579 1/2 - 1 Mile TC3529055.2s Page A-95 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05921296 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Apinumber: 05905763 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 64.103 Locationde: Not Reported Glat: 33.638167 Range: 10W Glong: -117.945684 Elevation: Not Reported Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 452 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003579 Z138 SW OIL—GAS CAOG9A000003593 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905763 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Mobil Oil Corporation Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.638437 Glong: -117.945976 Gissourcec: hud Comments: Not Reported Leasename: Banning Wellnumber: 89 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003593 V139 SW OIL—GAS CAOG9A000003655 1/2 - 1 Mile TC3529055.2s Page A-96 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05920950 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: A Operatorna: West Newport Oil Co. Apinumber: 05920723 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 11.251 Locationde: Not Reported Glat: 33.63954 Range: 10W Glong: -117.947025 Elevation: 16.292 Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 575 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: AOG Site id: CAOG9A000003655 V140 SW OIL—GAS CAOG9A000003628 1/2 - 1 Mile Districtnu: 1 Apinumber: 05920723 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 16.292 Locationde: Not Reported Glat: 33.639128 Glong: -117.946681 Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 402 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: PAI Site id: CAOG9A000003628 T141 WSW OIL—GAS CAOG9A000003769 1/2 - 1 Mile TC3529055.2s Page A-97 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905951 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Edwin W. Pauley Apinumber: 05921088 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 17 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.643579 Range: 10W Glong: -117.94945 Elevation: 61.081 Gissourcec: hud Comments: Not Reported Leasename: Mccain Wellnumber: 4 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003769 Z142 SW OIL—GAS CAOG9A000003572 1/2 - 1 Mile Districtnu: 1 Apinumber: 05921088 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 61.081 Locationde: Not Reported Glat: 33.638028 Glong: -117.945597 Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 296 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003572 Z143 SW OIL—GAS CAOG9A000003551 1/2 - 1 Mile TC3529055.2s Page A-98 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05921087 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Apinumber: 05920426 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 69.352 Locationde: Not Reported Glat: 33.637635 Range: 10W Glong: -117.945297 Elevation: 11.439 Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 292 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003551 W144 WSW OIL—GAS CAOG9A000003711 1/2 - 1 Mile Districtnu: 1 Apinumber: 05920426 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 11.439 Locationde: Not Reported Glat: 33.641116 Glong: -117.948428 Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 2219 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003711 Y145 SW OIL—GAS CAOG9A000003461 1/2 - 1 Mile TC3529055.2s Page A-99 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05920766 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Apinumber: 05905762 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 100.518 Locationde: Not Reported Glat: 33.636212 Range: 10W Glong: -117.943398 Elevation: 104.235 Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 271 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: POG Site id: CAOG9A000003461 Y146 SW OIL—GAS CAOG9A000003450 1/2 - 1 Mile Districtnu: 1 Apinumber: 05905762 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 104.235 Locationde: Not Reported Glat: 33.635973 Glong: -117.94309 Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 88 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003450 X147 SSE OIL—GAS CAOG9A000003348 1/2 - 1 Mile TC3529055.2s Page A-100 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905479 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: Sunset Pacific Oil Co. Apinumber: 05920994 Countyname: Orange Fieldname: Newport Areaname: Any Area Wellstatus: P Section: 21 Township: 06S Range: 10W Basemeridi: SB Elevation: Not Reported Locationde: Not Reported Glat: 33.634066 Range: 10W Glong: -117.927871 Elevation: 91.465 Gissourcec: hud Comments: Not Reported Leasename: Mesa Wellnumber: 6 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: PDH Site id: CAOG9A000003348 148 SW OIL—GAS CAOG9A000003517 1/2 - 1 Mile Districtnu: 1 Apinumber: 05920994 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 91.465 Locationde: Not Reported Glat: 33.637079 Glong: -117.944794 Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 294 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003517 Z149 SW OIL—GAS CAOG9A000003567 1/2 - 1 Mile TC3529055.2s Page A-101 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS Districtnu: 1 Apinumber: 05905719 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: A Operatorna: West Newport Oil Co. Apinumber: 05920420 Countyname: Orange Fieldname: Newport, West Areaname: Onshore Wellstatus: P Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 62.221 Locationde: Not Reported Glat: 33.637932 Range: 10W Glong: -117.945835 Elevation: 6.704 Gissourcec: gps Comments: 50401128.ssf Leasename: Banning Wellnumber: 43 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: N Gissymbol: AOG Site id: CAOG9A000003567 W1 50 WSW OIL—GAS CAOG9A000003695 1/2 - 1 Mile Districtnu: 1 Apinumber: 05920420 Blmwell: N Redrillcan: Not Reported Dryhole: N Wellstatus: P Operatorna: West Newport Oil Co. Countyname: Orange Fieldname: Newport, West Areaname: Onshore Section: 20 Township: 06S Range: 10W Basemeridi: SB Elevation: 6.704 Locationde: Not Reported Glat: 33.640582 Glong: -117.948235 Gissourcec: gps Comments: 50401238.ssf Leasename: Banning Wellnumber: 2218 Epawell: N Hydraulica: N Confidenti: N Spuddate: 12/30/1899 Welldeptha: Not Reported Redrillfoo: Not Reported Abandonedd: / / Completion: Gissymbol: POG Site id: CAOG9A000003695 TC3529055.2s Page A-102 GEOCHECK®- PHYSICAL SETTING SOURCE MAP FINDINGS RADON AREA RADON INFORMATION State Database: CA Radon Radon Test Results Zipcode Num Tests 92627 44 > 4 pCi/L 2 Federal EPA Radon Zone for ORANGE County: 3 Note: Zone 1 indoor average level > 4 pCi/L. Zone 2 indoor average level — 2 pCi/L and — 4 pCi/L. Zone 3 indoor average level < 2 pCi/L. Federal Area Radon Information for ORANGE COUNTY, CA Number of sites tested: 30 Area Average Activity % <4 pCi/L % 4-20 pCi/L % >20 pCi/L Living Area - 1 st Floor 0.763 pCi/L 100% 0% 0% Living Area - 2nd Floor Not Reported Not Reported Not Reported Not Reported Basement Not Reported Not Reported Not Reported Not Reported TC3529055.2s Page A-103 PHYSICAL SETTING SOURCE RECORDS SEARCHED TOPOGRAPHIC INFORMATION USGS 7.5' Digital Elevation Model (DEM) Source: United States Geologic Survey EDR acquired the USGS 7.5' Digital Elevation Model in 2002 and updated it in 2006. The 7.5 minute DEM corresponds to the USGS 1:24,000- and 1:25,000 -scale topographic quadrangle maps. The DEM provides elevation data with consistent elevation units and projection. Scanned Digital USGS 7.5' Topographic Map (DRG) Source: United States Geologic Survey A digital raster graphic (DRG) is a scanned image of a U.S. Geological Survey topographic map. The map images are made by scanning published paper maps on high-resolution scanners. The raster image is georeferenced and fit to the Universal Transverse Mercator (UTM) projection. HYDROLOGIC INFORMATION Flood Zone Data: This data, available in select counties across the country, was obtained by EDR in 2003 & 2011 from the Federal Emergency Management Agency (FEMA). Data depicts 100 -year and 500 -year flood zones as defined by FEMA. NWI: National Wetlands Inventory. This data, available in select counties across the country, was obtained by EDR in 2002 and 2005 from the U.S. Fish and Wildlife Service. HYDROGEOLOGIC INFORMATION AQUIFLOWR Information System Source: EDR proprietary database of groundwater flow information EDR has developed the AQUIFLOW Information System (AIS) to provide data on the general direction of groundwater flow at specific points. EDR has reviewed reports submitted to regulatory authorities at select sites and has extracted the date of the report, hydrogeologically determined groundwater flow direction and depth to water table information. GEOLOGIC INFORMATION Geologic Age and Rock Stratigraphic Unit Source: P.G. Schruben, R.E. Arndt and W.J. Bawiec, Geology of the Conterminous U.S. at 1:2,500,000 Scale - A digital representation of the 1974 P.B. King and H.M. Beikman Map, USGS Digital Data Series DDS - 11 (1994). STATSGO: State Soil Geographic Database Source: Department of Agriculture, Natural Resources Conservation Services The U.S. Department of Agriculture's (USDA) Natural Resources Conservation Service (NRCS) leads the national Conservation Soil Survey (NCSS) and is responsible for collecting, storing, maintaining and distributing soil survey information for privately owned lands in the United States. A soil map in a soil survey is a representation of soil patterns in a landscape. Soil maps for STATSGO are compiled by generalizing more detailed (SSURGO) soil survey maps. SSURGO: Soil Survey Geographic Database Source: Department of Agriculture, Natural Resources Conservation Services (NRCS) Telephone: 800-672-5559 SSURGO is the most detailed level of mapping done by the Natural Resources Conservation Services, mapping scales generally range from 1:12,000 to 1:63,360. Field mapping methods using national standards are used to construct the soil maps in the Soil Survey Geographic (SSURGO) database. SSURGO digitizing duplicates the original soil survey maps. This level of mapping is designed for use by landowners, townships and county natural resource planning and management. TC3529055.2s Page A-104 PHYSICAL SETTING SOURCE RECORDS SEARCHED LOCAL / REGIONAL WATER AGENCY RECORDS FEDERAL WATER WELLS PWS: Public Water Systems Source: EPA/Office of Drinking Water Telephone: 202-564-3750 Public Water System data from the Federal Reporting Data System. A PWS is any water system which provides water to at least 25 people for at least 60 days annually. PWSs provide water from wells, rivers and other sources. PWS ENF: Public Water Systems Violation and Enforcement Data Source: EPA/Office of Drinking Water Telephone: 202-564-3750 Violation and Enforcement data for Public Water Systems from the Safe Drinking Water Information System (SDWIS) after August 1995. Prior to August 1995, the data came from the Federal Reporting Data System (FRDS). USGS Water Wells: USGS National Water Inventory System (NWIS) This database contains descriptive information on sites where the USGS collects or has collected data on surface water and/or groundwater. The groundwater data includes information on wells, springs, and other sources of groundwater. STATE RECORDS Water Well Database Source: Department of Water Resources Telephone: 916-651-9648 California Drinking Water Quality Database Source: Department of Health Services Telephone: 916-324-2319 The database includes all drinking water compliance and special studies monitoring for the state of California since 1984. It consists of over 3,200,000 individual analyses along with well and water system information. OTHER STATE DATABASE INFORMATION California Oil and Gas Well Locations Source: Department of Conservation Telephone: 916-323-1779 Oil and Gas well locations in the state. RADON State Database: CA Radon Source: Department of Health Services Telephone: 916-324-2208 Radon Database for California Area Radon Information Source: USGS Telephone: 703-356-4020 The National Radon Database has been developed by the U.S. Environmental Protection Agency (USEPA) and is a compilation of the EPA/State Residential Radon Survey and the National Residential Radon Survey. The study covers the years 1986 - 1992. Where necessary data has been supplemented by information collected at private sources such as universities and research institutions. EPA Radon Zones Source: EPA Telephone: 703-356-4020 Sections 307 & 309 of IRAA directed EPA to list and identify areas of U.S. with the potential for elevated indoor radon levels. TC3529055.2s Page A-105 PHYSICAL SETTING SOURCE RECORDS SEARCHED OTHER Airport Landing Facilities: Private and public use landing facilities Source: Federal Aviation Administration, 800-457-6656 Epicenters: World earthquake epicenters, Richter 5 or greater Source: Department of Commerce, National Oceanic and Atmospheric Administration California Earthquake Fault Lines: The fault lines displayed on EDR's Topographic map are digitized quaternary fault lines, prepared in 1975 by the United State Geological Survey. Additional information (also from 1975) regarding activity at specific fault lines comes from California's Preliminary Fault Activity Map prepared by the California Division of Mines and Geology. STREET AND ADDRESS INFORMATION © 2010 Tele Atlas North America, Inc. All rights reserved. This material is proprietary and the subject of copyright protection and other intellectual property rights owned by or licensed to Tele Atlas North America, Inc. The use of this material is subject to the terms of a license agreement. You will be held liable for any unauthorized copying or disclosure of this material. TC3529055.2s Page A-106 APPENDIX C ENVIRONMENTAL DATABASE SUPPLEMENTAL REPORTS Commercial Lots 2025-2027 PLACENTIA AVE Costa Mesa, CA 92627 Inquiry Number: 3529055.3 February 25, 2013 440 Wheelers Farms Road Milford, CT 06451 CEDROEnvironmental Data Resources Inc 800.352.0050 www.edrnet.com Certified Sanborn® Map Report Site Name: Commercial Lots 2025-2027 PLACENTIA AVE Costa Mesa, CA 92627 EDR Inquiry # 3529055.3 Client Name: Stantec 25864-F Business Center Drive Redlands, CA 92374 Contact: Kristen Daly 2/25/13 EDR Environmental Data Resources Inc The complete Sanborn Library collection has been searched by EDR, and fire insurance maps covering the target property location provided by Stantec were identified for the years listed below. The certified Sanborn Library search results in this report can be authenticated by visiting www.edrnet.com/sanborn and entering the certification number. Only Environmental Data Resources Inc. (EDR) is authorized to grant rights for commercial reproduction of maps by Sanborn Library LLC, the copyright holder for the collection. Certified Sanborn Results: Site Name: Commercial Lots Address: 2025-2027 PLACENTIA AVE City, State, Zip: Costa Mesa, CA 92627 Cross Street: P.O. # NA Project: CV Costa Mesa Placentia KD Certification # 2ED6-4F4C-8F28 UNMAPPED PROPERTY This report certifies that the complete holdings Library, LLC collection have been searched supplied target property information, and fire covering the target property were not found. Limited Permission To Make Copies Sanborn® Library search results Certification # 2ED6-4F4C-8F28 The Sanborn Library includes more than 1.2 million Sanborn fire insurance maps, which track historical of the Sanborn property usage in approximately 12,000 American cities and towns. Collections searched: based on client insurance maps V**" Library of Congress ►r University Publications of America V' EDR Private Collection The Sanborn Library LLC Since 1866 - Stantec (the client) is permitted to make up to THREE photocopies of this Sanborn Map transmittal and each fire insurance map accompanying this report solely for the limited use of its customer. No one other than the client is authorized to make copies. Upon request made directly to an EDR Account Executive, the client may be permitted to make a limited number of additional photocopies. This permission is conditioned upon compliance by the client, its customer and their agents with EDR's copyright policy; a copy of which is available upon request. Disclaimer - Copyright and Trademark notice This Report contains certain information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, Inc. It cannot be concluded from this Report that coverage information for the target and surrounding properties does not exist from other sources. NO WARRANTY EXPRESSED OR IMPLIED, IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT. ENVIRONMENTAL DATA RESOURCES, INC. SPECIFICALLY DISCLAIMS THE MAKING OF ANY SUCH WARRANTIES, INCLUDING WITHOUT LIMITATION, MERCHANTABILITY OR FITNESS FOR A PARTICULAR USE OR PURPOSE. ALL RISK IS ASSUMED BY THE USER. IN NO EVENT SHALL ENVIRONMENTAL DATA RESOURCES, INC. BE LIABLE TO ANYONE, WHETHER ARISING OUT OF ERRORS OR OMISSIONS, NEGLIGENCE, ACCIDENT OR ANY OTHER CAUSE, FOR ANY LOSS OF DAMAGE, INCLUDING, WITHOUT LIMITATION, SPECIAL, INCIDENTAL CONSEQUENTIAL, OR EXEMPLARY DAMAGES. ANY LIABILITY ON THE PART OF ENVIRONMENTAL DATA RESOURCES, INC. IS STRICTLY LIMITED TO A REFUND OF THE AMOUNT PAID FOR THIS REPORT. Purchaser accepts this Report "AS IS". Any analyses, estimates, ratings, environmental risk levels or risk codes provided in this Report are provided for illustrative purposes only, and are not intended to provide, nor should they be interpreted as providing any facts regarding, or prediction or forecast of, any environmental risk for any property. Only a Phase I Environmental Site Assessment performed by an environmental professional can provide information regarding the environmental risk for any property. Additionally, the information provided in this Report is not to be construed as legal advice. Copyright 2013 by Environmental Data Resources, Inc. All rights reserved. Reproduction in any media or format, in whole or in part, of any report or map of Environmental Data Resources, Inc., or its affiliates, is prohibited without prior written permission. EDR and its logos (including Sanborn and Sanborn Map) are trademarks of Environmental Data Resources, Inc. or its affiliates. All other trademarks used herein are the property of their respective owners. 3529055 - 3 page 2 Commercial Lots 2025-2027 PLACENTIA AVE Costa Mesa, CA 92627 Inquiry Number: 3529055.4 February 26, 2013 440 Wheelers Farms Road Milford, CT 06451 CEDROEnvironmental Data Resources Inc 800.352.0050 www.edrnet.com EDR Historical Topographic Map Report Environmental Data Resources, Inc.s (EDR) Historical Topographic Map Report is designed to assist professionals in evaluating potential liability on a target property resulting from past activities. EDRs Historical Topographic Map Report includes a search of a collection of public and private color historical topographic maps, dating back to the early 1900s. Thank you for your business. Please contact EDR at 1-800-352-0050 with any questions or comments. Disclaimer - Copyright and Trademark Notice This Report contains certain information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, Inc. It cannot be concluded from this Report that coverage information for the target and surrounding properties does not exist from other sources. NO WARRANTY EXPRESSED OR IMPLIED, IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT. ENVIRONMENTAL DATA RESOURCES, INC. SPECIFICALLY DISCLAIMS THE MAKING OF ANY SUCH WARRANTIES, INCLUDING WITHOUT LIMITATION, MERCHANTABILITY OR FITNESS FOR A PARTICULAR USE OR PURPOSE. ALL RISK IS ASSUMED BY THE USER. IN NO EVENT SHALL ENVIRONMENTAL DATA RESOURCES, INC. BE LIABLE TO ANYONE, WHETHER ARISING OUT OF ERRORS OR OMISSIONS, NEGLIGENCE, ACCIDENT OR ANY OTHER CAUSE, FOR ANY LOSS OF DAMAGE, INCLUDING, WITHOUT LIMITATION, SPECIAL, INCIDENTAL, CONSEQUENTIAL, OR EXEMPLARY DAMAGES. ANY LIABILITY ON THE PART OF ENVIRONMENTAL DATA RESOURCES, INC. IS STRICTLY LIMITED TO A REFUND OF THE AMOUNT PAID FOR THIS REPORT. Purchaser accepts this Report AS IS. Any analyses, estimates, ratings, environmental risk levels or risk codes provided in this Report are provided for illustrative purposes only, and are not intended to provide, nor should they be interpreted as providing any facts regarding, or prediction or forecast of, any environmental risk for any property. Only a Phase I Environmental Site Assessment performed by an environmental professional can provide information regarding the environmental risk for any property. Additionally, the information provided in this Report is not to be construed as legal advice. Copyright 2013 by Environmental Data Resources, Inc. All rights reserved. Reproduction in any media or format, in whole or in part, of any report or of Environmental Data Resources, Inc., or its affiliates, is prohibited without prior written permission. EDR and its logos (including Sanborn and Sanborn Map) are trademarks of Environmental Data Resources, Inc. or its affiliates. All other trademarks used herein are the property of their respective owners. Historical Topographic Map TARGET QUAD SITE NAME: Commercial Lots CLIENT: Stantec NNAME: SANTA ANA ADDRESS: 2025-2027 PLACENTIA AVE CONTACT: Kristen Daly MAP YEAR: 1901 Costa Mesa, CA 92627 INQUIRY#: 3529055.4 T LAT/LONG: 33.6478 / -117.9332 RESEARCH DATE: 02/26/2013 SERIES: 15 SCALE: 1:62500 Historical Topographic Map all NE M MEN Jig 6--gomfis I HE I 14 1T -- - — w Tv .:X\1, X". �. -- ■o„ l F!rlrl� 7e71 'ig• IV ��:■��■ice ■Q:r � h._ t T I _ rJ C .� San JoaquinC, .. Hills rd Reef Pi Abaicna T.. Rock Recceatrore y I +4:'u�>aI `� fA Ards. 6n•F'�\"lam I,:�Ni��el i€€ , El, �. A1iau TARGET QUAD SITE NAME: Commercial Lots CLIENT: Stantec NNAME: SOUTHERN CA SHEET 1 ADDRESS: 2025-2027 PLACENTIA AVE CONTACT: Kristen Daly MAP YEAR: 1901 Costa Mesa, CA 92627 INQUIRY#: 3529055.4 T LAT/LONG: 33.6478 / -117.9332 RESEARCH DATE: 02/26/2013 SERIES: 60 SCALE: 1:250000 Historical Topographic Map 4 j `\-r A JI O � � r Reef' f' .. Abal�ne! Two Recrea40 X1111. e� r TARGET QUAD SITE NAME: Commercial Lots CLIENT: Stantec NNAME: CORONA ADDRESS: 2025-2027 PLACENTIA AVE CONTACT: Kristen Daly MAP YEAR: 1902 Costa Mesa, CA 92627 INQUIRY#: 3529055.4 T LAT/LONG: 33.6478 / -117.9332 RESEARCH DATE: 02/26/2013 SERIES: 30 SCALE: 1:125000 Historical Topographic Map TARGET QUAD SITE NAME: Commercial Lots CLIENT: Stantec NNAME: NEWPORT BEACH ADDRESS: 2025-2027 PLACENTIA AVE CONTACT: Kristen Daly MAP YEAR: 1935 Costa Mesa, CA 92627 INQUIRY#: 3529055.4 T LAT/LONG: 33.6478 / -117.9332 RESEARCH DATE: 02/26/2013 SERIES: 7.5 SCALE: 1:31680 -/3 AVCVUE 14 ,Ll 56 I Ij JO0 � --�.�1'hr• 82 a . i • ` II � ' ' -_~, �- IIS lll ?/ ___ 89 VlCTO/N�i ' • 8 /RELY. • i �1 �JN B4 L , f I �\ ' 11 gr• '"may@� _ _ _ ii � � �V// r (� .I � _ il' - �) � � � •., , � \\ \�\� � � ��.�I, �! L�' _ _ •I• � e �. � ¢� •fir • �;� � \ ..:\ < - � ` 1 %' rte. a� TARGET QUAD SITE NAME: Commercial Lots CLIENT: Stantec NNAME: NEWPORT BEACH ADDRESS: 2025-2027 PLACENTIA AVE CONTACT: Kristen Daly MAP YEAR: 1935 Costa Mesa, CA 92627 INQUIRY#: 3529055.4 T LAT/LONG: 33.6478 / -117.9332 RESEARCH DATE: 02/26/2013 SERIES: 7.5 SCALE: 1:31680 Historical Topographic Map TARGET QUAD SITE NAME: Commercial Lots CLIENT: Stantec NNAME: SANTA ANA ADDRESS: 2025-2027 PLACENTIA AVE CONTACT: Kristen Daly MAP YEAR: 1942 Costa Mesa, CA 92627 INQUIRY#: 3529055.4 T LAT/LONG: 33.6478 / -117.9332 RESEARCH DATE: 02/26/2013 SERIES: 15 SCALE: 1:50000 1 �4 10 . . . . . . . . . . . . '+�4` „�flllx ��illllll��llalj�,? I 'i MIMI TARGET QUAD SITE NAME: Commercial Lots CLIENT: Stantec NNAME: SANTA ANA ADDRESS: 2025-2027 PLACENTIA AVE CONTACT: Kristen Daly MAP YEAR: 1942 Costa Mesa, CA 92627 INQUIRY#: 3529055.4 T LAT/LONG: 33.6478 / -117.9332 RESEARCH DATE: 02/26/2013 SERIES: 15 SCALE: 1:50000 1 �4 10 '+�4` „�flllx ��illllll��llalj�,? I TARGET QUAD SITE NAME: Commercial Lots CLIENT: Stantec NNAME: SANTA ANA ADDRESS: 2025-2027 PLACENTIA AVE CONTACT: Kristen Daly MAP YEAR: 1942 Costa Mesa, CA 92627 INQUIRY#: 3529055.4 T LAT/LONG: 33.6478 / -117.9332 RESEARCH DATE: 02/26/2013 SERIES: 15 SCALE: 1:50000 Historical Topographic Map 1151 lizo. 11 M 14 0 ° as �1 o - fl in j h iy ?f+l 0 2 • i � ill` W1130M 17 • 's2 ... •• �a•. ... 21 /''•• 'VICTORIA : ST .•a'.... ' e f • I I I , - i'�1 III II yv •• •' '• • • , �•� •• •• AVE :: y II 91 n G ==a II fi NI r. M 86 n • •• n U n P d E I Res . ° tl n it a p , °III o -ii it fa ul11'C AAI;RPORT. - —M �• 0 � •, . % ,fib, t • ' II _ II „�5 O 011 'S9 pl+ 0 O O � _ L\t • ..r y • • • � • -- a 1 1r ° ,.I r- e• ��i IeTN. 9T t � 'm 17TH rQ3 sT xrr c _MVV f t L I'U 106. ' ; ' - " • �� QfsPasallll, !I N 5s,v o m, IJ ` Waler• 1 •% BM1 8 t. - '� • • a•�•. iarks• 16TH • ST Wr`� C ••a B 16 -u �� r� � � °a '?� tN7p.� '1•: �o tom; •. '• . / •a • �.I � 1.., r � � f,',r it ,• •' y,`�" •.. � •. w eel f _H III�� i. `f 7 ", K, • . ` . ' - — --.ate �a ,. ` _ -I`r'^ p c='S _-- — J�..... ..... ._.. �_ 1. •"' ' • / �, -� • �••� • d aaq�a -ms N• •%• l� r { S TARGET QUAD SITE NAME: Commercial Lots CLIENT: Stantec NNAME: NEWPORT BEACH ADDRESS: 2025-2027 PLACENTIA AVE CONTACT: Kristen Daly MAP YEAR: 1951 Costa Mesa, CA 92627 INQUIRY#: 3529055.4 T LAT/LONG: 33.6478 / -117.9332 RESEARCH DATE: 02/26/2013 SERIES: 7.5 SCALE: 1:24000 Historical Topographic Map a,••^ '�� r:r FA {RVIEW•Ora Colle 11 �••• 1 1 Fire Sta. o •u f :r ��� FAIRVIEW 1 _ ruorquA sOLls AVE=!_ __ , i� 1 STATE HOSPITAL V x au KN L P I • hr f ; ,rr i II hIS II x rr r r �•, , h Canyon IIS �1,'C;(7' Sch ,r1hl,a7 w K T o- _ Shoppin g ♦y � WIL SO irk ST o Suhstdm �'1`r Seh• o s 1T -�',f CONGRESS 3 74" ail • AV �� Pa k� Ir 86 l VICTORIA 'L ST f3Q rt ! 4"11P. j 1�,#,l�. t ieta a I ,l ichA VE _ li - L _ H/iM1t TON St x� 1 J F try =•�L Bch is ga BAY .r W - = a 1 I Park Q T.YaV er. �1rNally 9 19TH C, 1 L 4 !`ire f A. r ` f 'r■ Trailer l B e' '{� .u' q �` I \� L.:'r:.:111LJ r rT o } , �� ti -• s IQ ��.i JTfaker �r r VT �r •. � �r G � r I I � � � � Q�— •� I 1pJ� �i 9 � '; �- �' p , �, ��y a ��., • 1 X, \ Fi `N tett■ ^ TARGET QUAD SITE NAME: Commercial Lots CLIENT: Stantec NNAME: NEWPORT BEACH ADDRESS: 2025-2027 PLACENTIA AVE CONTACT: Kristen Daly T MAP YEAR: 1965 Costa Mesa, CA 92627 INQUIRY#: 3529055.4 LAT/LONG: 33.6478 / -117.9332 RESEARCH DATE: 02/26/2013 SERIES: 7.5 SCALE: 1:24000 Historical Topographic Map �_ jl -.. _ _ 'ir + v � li I �i li �S } �` � ' r�l� '. ....... 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I� 1 I11--11J�I' _ I� ^•` •FI _ ..... it ...., nge � • ••"•'�� � ii 1 II _FAlRVIEW, I �. ■■� College � If r # %f a 411k V o. ; f L 1 Fire Ste • Ras o NOVER ❑R FAIRVIEW �r 1Nb1AnrA,-ou5 _-Ay/ O 1 STATE HOSPITAL :'J•�k 2 u�L_._ --__ } F�y1 + f• t !UJ I nr IS Flrail_ � f L r + � s Canyon- �� Srh — --�_�� � '' 7 + J l� Ij o = .roANN ii� ■�.ST— Harbor 5hoppili 'f J ,' it 1 m Sch n i 4J ti7 1 tJ I I, + , r �pNora�ss st w Sell - ` '• ky+ ;I 1% �f - "sem '1 a -v Po nch eJ a.� 1 1 - _ .. �' w m TYa4r l 1. 1_J ,w Res 1 r - �.�����JJ- L'a k o � �ch' a ) n 1 a N 1= 11 4r �\ II %� ��' I (L a M Park 1 ��L�1ti,ry 1J 1 � +,4�,; � r 11• �_ fi L � _ OF > f .✓l. 1n' _' - 1 y •F r•I �' it 11 1.Trailer :. in AIIIIJ "k E�!!! 106 Mai Pd Parker- Is C Tanks:4w Hex I J_�AlSr s J �� �1--� � --=��� �:�� /.,� ..�, • ter Sr 199�� �� I `� • � or�r] '� >� i \ \ Al TARGET QUAD SITE NAME: Commercial Lots CLIENT: Stantec NTNAME: NEWPORT BEACH ADDRESS: 2025-2027 PLACENTIA AVE CONTACT: Kristen Daly MAP YEAR: 1972 Costa Mesa, CA 92627 INQUIRY#: 3529055.4 PHOTOREVISED FROM :1965 LAT/LONG: 33.6478 / -117.9332 RESEARCH DATE: 02/26/2013 SERIES: 7.5 SCALE: 1:24000 Historical Topographic Map v1—& uae FAIRVIEW 1 gCoClleg �A �• l� M i- 11�� Fire Sia •� Res '0,v? fr�R �Lj �EA rj FAIRVIEW Iwo - j ' STATE HOSPITAL V 7(x iI 4 xv 71 qfT VI L M A Canyon s 5ch 1 fj �I II L JOA -tf TLvN ��••• INNER Har i JLJj! i Z l! i t r-----. - j I�� j}�u + Shop Pin ❑E .7BI r ]i. = �LJl A, ' 7 I .fir lS'jjI ubsLi,. ,f -. &D �. _� Wil n V' Seh W ' , � OST COnrOFt !ST IIail AVOCADO s + vrc —�� 4 s� � 'tom_ Vi a � � I AVE -- ` me ISM r l _u.. �_. 9Ch. 81 OA° p�' ; • V rb Traller o ,1 � � �j J ` f� 1 P���•� ! j �f `. Res n I. MCNaII r ,'l tl V f l�5 _� • JimE �- ^�ch"� 99 It x' r lj, T r vl o r"` pp Park I + !Il '� u`,r°L I�}io �I�il��;��'•���� � �;" ire ^�� �� 011 ;4 17 n 6 ' a ��et•r + ' a / •1OOL,1 u O t y + �` `• f0a of I , •�Trailer �� Me W1 Park c� /. �� �• m ppi n ' Y J��,,�jjf p C �• '� T �R S 'xr 1 jll. 'r `�`� ° N j !,I=� •. Tanks 111AR.� ✓ /// '� ay ;� ♦'w s —� — �N elvfto G •�A "c 1 _R r n F: � ,Y►, � o TARGET QUAD SITE NAME: Commercial Lots CLIENT: Stantec NTNAME: NEWPORT BEACH ADDRESS: 2025-2027 PLACENTIA AVE CONTACT: Kristen Daly MAP YEAR: 1981 Costa Mesa, CA 92627 INQUIRY#: 3529055.4 PHOTOREVISED FROM :1965 LAT/LONG: 33.6478 / -117.9332 RESEARCH DATE: 02/26/2013 SERIES: 7.5 SCALE: 1:24000 Commercial Lots 2025-2027 PLACENTIA AVE Costa Mesa, CA 92627 Inquiry Number: 3529055.5 February 27, 2013 440 Wheelers Farms Road Milford, CT 06451 CEDROEnvironmental Data Resources Inc 800.352.0050 www.edrnet.com EDR Aerial Photo Decade Package Environmental Data Resources, Inc. (EDR) Aerial Photo Decade Package is a screening tool designed to assist environmental professionals in evaluating potential liability on a target property resulting from past activities. EDR's professional researchers provide digitally reproduced historical aerial photographs, and when available, provide one photo per decade. When delivered electronically by EDR, the aerial photo images included with this report are for ONE TIME USE ONLY. Further reproduction of these aerial photo images is prohibited without permission from EDR. For more information contact your EDR Account Executive. Thank you for your business. Please contact EDR at 1-800-352-0050 with any questions or comments. Disclaimer - Copyright and Trademark Notice This Report contains certain information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, Inc. It cannot be concluded from this Report that coverage information for the target and surrounding properties does not exist from other sources. NO WARRANTY EXPRESSED OR IMPLIED, IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT. ENVIRONMENTAL DATA RESOURCES, INC. SPECIFICALLY DISCLAIMS THE MAKING OF ANY SUCH WARRANTIES, INCLUDING WITHOUT LIMITATION, MERCHANTABILITY OR FITNESS FOR A PARTICULAR USE OR PURPOSE. ALL RISK IS ASSUMED BY THE USER. IN NO EVENT SHALL ENVIRONMENTAL DATA RESOURCES, INC. BE LIABLE TO ANYONE, WHETHER ARISING OUT OF ERRORS OR OMISSIONS, NEGLIGENCE, ACCIDENT OR ANY OTHER CAUSE, FOR ANY LOSS OF DAMAGE, INCLUDING, WITHOUT LIMITATION, SPECIAL, INCIDENTAL, CONSEQUENTIAL, OR EXEMPLARY DAMAGES. ANY LIABILITY ON THE PART OF ENVIRONMENTAL DATA RESOURCES, INC. IS STRICTLY LIMITED TO A REFUND OF THE AMOUNT PAID FOR THIS REPORT. Purchaser accepts this Report AS IS. Any analyses, estimates, ratings, environmental risk levels or risk codes provided in this Report are provided for illustrative purposes only, and are not intended to provide, nor should they be interpreted as providing any facts regarding, or prediction or forecast of, any environmental risk for any property. Only a Phase I Environmental Site Assessment performed by an environmental professional can provide information regarding the environmental risk for any property. Additionally, the information provided in this Report is not to be construed as legal advice. Copyright 2013 by Environmental Data Resources, Inc. All rights reserved. Reproduction in any media or format, in whole or in part, of any report or of Environmental Data Resources, Inc., or its affiliates, is prohibited without prior written permission. EDR and its logos (including Sanborn and Sanborn Map) are trademarks of Environmental Data Resources, Inc. or its affiliates. All other trademarks used herein are the property of their respective owners. Date EDR Searched Historical Sources: Aerial Photography February 27, 2013 Target Property: 2025-2027 PLACENTIA AVE Costa Mesa, CA 92627 Year Scale Details Source 1927 Aerial Photograph. Scale: 1 "=500' Flight Year: 1927 Fairchild 1938 Aerial Photograph. Scale: 1"=500' Flight Year: 1938 Laval 1947 Aerial Photograph. Scale: 1 "=500' Flight Year: 1947 Fairchild 1953 Aerial Photograph. Scale: 1 "=500' Flight Year: 1953 Pacific Air 1960 Aerial Photograph. Scale: 1 "=500' Flight Year: 1960 Fairchild 1968 Aerial Photograph. Scale: 1 "=500' Flight Year: 1968 Teledyne 1977 Aerial Photograph. Scale: 1 "=500' Flight Year: 1977 Teledyne 1990 Aerial Photograph. Scale: 1 "=500' Flight Year: 1990 USGS 1995,1994 Aerial Photograph. Scale: 1"=500' /Composite DOQQ - acquisition dates: 1995,1994 EDR 2005 Aerial Photograph. Scale: 1 "=500' Flight Year: 2005 EDR 2009 Aerial Photograph. Scale: 1 "=500' Flight Year: 2009 EDR 2010 Aerial Photograph. Scale: 1 "=500' Flight Year: 2010 EDR 3529055.5 2 t- - - 1 7 - is -:7'= M '-: +'•a�:�r.'#.- .�_. ._ .. .+ ,'iF C� � 1}.:1�_ • rr�':. . • 'r .. Yid• f1 ! i wa.._ _'... �•, _. .. 1� i 4•J'�y is �.. .. ••.�:�,'•1. �� - N�. � .- � - I i .. ' rf Baa •;r:.,'_` " . c { , ll�� • �a r 3i ice•-i. ■�,.... r..� ;tti' l'. ll� l.. • � i.�i• ' i � ��^ .1 _ ^. `. � ;: y:, .iM '., •%+fit 1 y�'f�� ..111. .. y ,, �.. .... -:: n-: tt i- ,r V.':l .uAr gip- q.^.-:' - • ! l.�' _- -- _.:_•.-tr iii :4 •_',} •il. if �`. } r i-._.,. F J ��� � •' ' .` .: . t' j �'YR... .. •' '�'�""'^�—.+w. 1 • Ori _ t 1�ar{(•� ... - -,. ; Vol INN r I INQUIRY M 3529055.5 4 N YEAR: 1953 500' W; '.;416 ..I! `Y 'iii L'40604iifiimi"6�'il_JLi :.: # :. I Ifl�Ail■!�K E ms* ■ ��*�i�'r :arr��ee r or 14 '19 tIlk wt r + +t '� l` �' 6i�1i a r :.S i�L_ •f i' -All r �1 r = Iola � I , �_ •4 r }+� 1 +ter �.two ��� �� � �'•: i� i�' ,.. 40let Mani , T-11 4 It - _ Ilk Ilk 7777 INQUIRY M 3529055.5 YEAR: 1960 , . ;"�* -�+ r ►� 500' z .. � �:�k��� ',` t• . `� � �� � 1 � r' -L4i77r7S � .'�1 x d1 `'T •� r ' see ' an -% Jr tA j 16 40 44 ,41' L— - • 0% -jf V jL.1 , IL` 46, OftZ ir Pn ir ILr IL V a mid 'tit Jar rte: �s�.� ._• •. �• � h go AL JPVP if tit OIX & Me 'faille IL ir AL 4041 aye . ■- � 'fir•• �',�FxM�,�r� i � �.'!�i"' � til t • . ` 40 •�. �� A• �� �� � •,.fit � � •� - �v amb� 46 R INQUIRY #: 3529055 yam. •.; s ��N."��� 3 � �■ 16iPfqAli-4)j* J FSA j- ■ t' fr - 1 �� ti Y r = � 14 _ t+, F �' � t' r �' � 1"'-!1 !'�� �� p„�'* �Ar'`'�� � � 1 � 4 i + � + rL .1'!"{• .�. 'a All- _ f ��•++ �' �Y r ysr � ti: i. rr ,y, ' 1W � �� 7` +• •� � � rlJ� � vfwr''�iw�r�-:; www a ' �... _ M w +"fP'' I.. • 'rte' -ii it '•# 14"0 v p ' OIL a qr r f 44 v- 6 „ * MME 4M RIEW -. .� t "r. -aN 't V. W .fin ' f L r W f 77r , .0 it ',� � a ••7 -..'yam , . � :%. ,.li. '�/ � ' � ,�i�� •i, � "� ��i}�°+n� JL Y*~ ,RIf IIl� IT. r A.' 13 or 0 an qwp ZA IL Ir AJ ii — � � � - '�'�. _ ■ - i •$° . Sl' �/� ���.�11� 1 � �■ � ! � :._.Sh '1_ _ MPM.-.di■r-k. -J'r .•��- 37���- -..1.��r-L� opw 7T�; LJ 46 'got" :© 000 + � � x � �Y'" �y . -■ g , p' ~' •i'• �kLr - � .: , m� ,gyp T sM1:-�� r " .k .r pft4; � �.a;� ,; "a:•� Fes: � oxo x 6� JIL -0 r 'CIL, ati, L 4.dop 6+z lba rt 2 —4e ilk J, A z f I SAIRL-fead J 2" PLO Aj,* -...1 16 tj 7Tr WA 7 AI Lu 4. sr ff '51 4A1 sw fit 100h, JJ4 4r 41� 4r IPL qM4 P4 4q -V.q 4,1 •A CR%"Vr M —441 4-17 OIL IL , rt flu ---: 4 7 1. qW rful F i '4 41 AL INQUIRY M 3529055.5 ti 16 i N YEAR: 1990 all 500' -4- is 11 4F '' -- � ! •r-' - f % �:'� yrs. `' �► - - rte' �►c.• - r — !�� �1 +! .. �r^,•� iii.. ..._.+� "•r .!�' ,i 1 Li op amok ��,_ "� !+�-.-.moi •, � :. �� - V7 P4 o 101, v MMMMNM INQUIRY M 3529055.5 YEAR: 1995,1994 DOQQ - 500 �, i' 1 s E '■ .. 40 0 1 ` 3rw Nil ! �y� loop• �, - '*• �_. r T i� `y" �,{ '' 1 i Aye".. a � 1 � y� - � • �- '� oqs tip Wt. �I i • fr. ,+� ,i � , - �. _ � 1 � • � � �. � ''�1- � � = "' ` � ;.fir • �ilr1 �' 7 36 All 50 All � L 'f r t •� � rv�� � �� • �- r 1 •...• � E� 1ou .Y W Ir ~ .J -i�' 1 ` -+'�' ,. .�ti. 1_3 - 1-- •mom _� - �r �•— 1 w: w i!E•�r. St f*.' - to w iM rcl- Vol v ' 1 �I ! :' - •�_ ter. • r 1... Y.J11111V. r� x �� �+► jr S. IR Lk— aw Cit. ir lkk • '1 •- •.` '+ 94 r WAM!7 F +•{'� = s , r 1. �" r'•A 1 •�' r i , . � + � Lt 'i' -L � �'�•� f } ` � .. • - � � � � .r•IA E � i� "-'.a � IL To rl fn f -* �� � - •�• �- `�='-ter'• -� - r7 ' .rT' �`. r - �•.. . pL sk INQUIRY M 3529055.5 Clt 11500' V A 4k, kill "Ifim 4�-,--�.i 41 c� tr-_d ■rte■■ �� ,' -�F.F - �! r 4r' A �506' IL 1k, 174- L .! ; '. ► •- so-% I MrT 14411 L 40 -9 4 'Vt It -- 4 r' ;� `,� :! t a. •.?moi .'-• ®{ jAlli _M 3 CROW -P all �• • ., _ � _.. �-' S � � .�� .�� ! _. � '� „`•I 'Fra ,� �� � � +' s' ,' I -�� :� •_. 'ixi}�•a +. ri . _.•� . • y = . x,! p .. �` ;a Ilk Y JL ImOr t ..m 1- r -.• r - ps- 't � YTS ,, `� � i• L '•»� � - F TI PW i -LZL W + .. Commercial Lots 2025-2027 PLACENTIA AVE Costa Mesa, CA 92627 Inquiry Number: 3529055.6 February 26, 2013 440 Wheelers Farms Road Milford, CT 06461 800.352.0050 JrEDR9 Environmental Data Resources Inc www.edrnet.com SECTION Executive Summary Findings TABLE OF CONTENTS Thank you for your business. Please contact EDR at 1-800-352-0050 with any questions or comments. Disclaimer - Copyright and Trademark Notice This Report contains certain information obtained from a variety of public and other sources reasonably available to Environmental Data Resources, Inc. It cannot be concluded from this Report that coverage information for the target and surrounding properties does not exist from other sources. NO WARRANTY EXPRESSED OR IMPLIED, IS MADE WHATSOEVER IN CONNECTION WITH THIS REPORT. ENVIRONMENTAL DATA RESOURCES, INC. SPECIFICALLY DISCLAIMS THE MAKING OF ANY SUCH WARRANTIES, INCLUDING WITHOUT LIMITATION, MERCHANTABILITY OR FITNESS FOR A PARTICULAR USE OR PURPOSE. ALL RISK IS ASSUMED BY THE USER. IN NO EVENT SHALL ENVIRONMENTAL DATA RESOURCES, INC. BE LIABLE TO ANYONE, WHETHER ARISING OUT OF ERRORS OR OMISSIONS, NEGLIGENCE, ACCIDENT OR ANY OTHER CAUSE, FOR ANY LOSS OR DAMAGE, INCLUDING, WITHOUT LIMITATION, SPECIAL, INCIDENTAL, CONSEQUENTIAL, OR EXEMPLARY DAMAGES. ANY LIABILITY ON THE PART OF ENVIRONMENTAL DATA RESOURCES, INC. IS STRICTLY LIMITED TO A REFUND OF THE AMOUNT PAID FOR THIS REPORT. Purchaser accepts this Report "AS IS". Any analyses, estimates, ratings, environmental risk levels or risk codes provided in this Report are provided for illustrative purposes only, and are not intended to provide, nor should they be interpreted as providing any facts regarding, or prediction orforecast of, any environmental risk for any property. Only a Phase I Environmental Site Assessment performed by an environmental professional can provide information regarding the environmental risk for any property. Additionally, the information provided in this Report is not to be construed as legal advice. Copyright 2013 by Environmental Data Resources, Inc. All rights reserved. Reproduction in any media or format, in whole or in part, of any report or map of Environmental Data Resources, Inc. or its affiliates is prohibited without prior written permission. EDR and its logos (including Sanborn and Sanborn Map) are trademarks of Environmental Data Resources, Inc. or its affiliates. All other trademarks used herein are the property of their respective owners. EXECUTIVE SUMMARY Environmental Data Resources, Inc.'s (EDR) City Directory Abstract is a screening tool designed to assist environmental professionals in evaluating potential liability on a target property resulting from past activities EDR's City Directory Abstract includes a search and abstract of available city directory data. For each address, the directory lists the name of the corresponding occupant at five year intervals. Business directories including city, cross reference and telephone directories were reviewed, if available, at approximately five year intervals for the years spanning 1920 through 2012. This report compiles information gathered in this review by geocoding the latitude and longitude of properties identified and gathering information about properties within 660 feet of the target property. A summary of the information obtained is provided in the text of this report. RESEARCH SUMMARY The following research sources were consulted in the preparation of this report. An "X" indicates where information was identified in the source and provided in this report. Year Source TP Adjoining Text Abstract Source Image 2012 Cole Information Services - X X - Cole Information Services X X X - 2007 Cole Information Services - X X - Cole Information Services X X X - 2002 Haines Company - X X - Haines Company X X X - 2001 Pacific Telephone - - - - 1997 Pacific Bell - - - - 1995 Pacific Bell - X X - Pacific Bell X X X - 1992 Pacific Bell - - - - 1991 Pacific Bell - X X - Pacific Bell X X X - 1986 Pacific Bell - X X - Pacific Bell X X X - 1980 Pacific Telephone - X X - Pacific Telephone X X X - 1975 Luskey Brothers & Co., Inc. - X X - Luskey Brothers & Co., Inc. X X X - 1971 Luskey Brothers Co., Inc. - - - - 1970 General Telephone Co., of California - X X - General Telephone Co., of California X X X - 1966 Pacific Telephone - X X - Pacific Telephone X X X - 1965 Ross Publications, Inc., - - - - 1961 Luskey Brothers & Co., - - - - 3529055-6 Pagel EXECUTIVE SUMMARY Year Source TP 1960 Luskey Brothers & Co., - 1956 Luskey Brothers & Co., Inc. - 1955 The Pacific Telephone and Telegraph Co. The Pacific Telephone and Telegraph Co. X 1952 Luskeys Directory Service Co. - 1950 The Pacific Telephone and Telegraph Co. - 1946 Southern California Telephone Co. - 1945 McCutcheon & Bragonier - 1941 Southern California Telephone Co. - 1936 Western Directory Co. - 1930 Western Directory Co. - 1926 Pacific Telephone - 1925 Western Directory Co. - 1922 Kaasen Directory Co. - 1921 Western Directory Co. - 1920 Santa Ana Directory Co. - Adioinina Text Abstract Source Image 3529055-6 Page 2 EXECUTIVE SUMMARY MAP INFORMATION The Overview Map provides information on nearby property parcel boundaries. Properties on this map that were selected for research are listed below the map. SELECTED ADDRESSES The following addresses were selected by the client. Detailed findings are contained in the findings section. An "X" indicates where information was identified. Address Tae Findings 2013 PLACENTIA AVE A Map ID: 2 2027 PLACENTIA AVE 2020 FEDERAL AVE 2014 FEDERAL AVE 2024 FEDERAL AVE Map ID: 3 X Map ID: 6 X Map ID: 7 X Map ID: 8 X 3529055-6 Page 3 TARGET PROPERTY INFORMATION ADDRESS 2025-2027 PLACENTIA AVE Costa Mesa, CA 92627 FINDINGS DETAIL Target Property research detail. PLACENTIA AVE 2025 PLACENTIA AVE Year 2007 2002 1995 1991 1986 1975 1970 1966 FINDINGS Uses AMBURGEYS CUSTOM CONCRETE INC AMBURGEYS CONCRETE BMVINC COOKSJJISONS INC LOWDERRahn D SHILLSandra XXXX Amburgeys Custom Concrete shop Cook S J & Sons Inc Lorton Construction Company Inc Amburgeys Custom Concrete Amburgeys Custom Concrete shop Cook S al& Sons Inc Cook S J & Sons Inc COOK S J & SONS INC COOK SJ& SONS INC COOK S J & SONS INC 2027 PLACENTIA AVE Year Uses 2012 SWIFT SLIP DOCK & PIER BUILDERS INC 2007 SWIFT SLIP DOCK & PIER BUILDERS 1986 Kenosha Auto Transport Corp Boat Hauling Div 1980 Kenosha Auto Transport Corp 1975 Kenosha Auto Transport Corp 1970 Kenosha Auto Transport Corp Source Cole Information Services Haines Company Haines Company Haines Company Haines Company Haines Company Haines Company Pacific Bell Pacific Bell Pacific Bell Pacific Bell Pacific Bell Pacific Bell Pacific Bell Luskey Brothers & Co., Inc. General Telephone Co., of California Pacific Telephone Source Cole Information Services Cole Information Services Pacific Bell Pacific Telephone Luskey Brothers & Co., Inc. General Telephone Co., of California 3529055-6 Page 4 Year Uses 1966 Cruizon Boat Works 1955 Gallacher Jas Co cont FINDINGS Source Pacific Telephone The Pacific Telephone and Telegraph Co. 3529055-6 Page 5 FINDINGS ADJOINING PROPERTY DETAIL The following Adjoining Property addresses were researched for this report. Detailed findings are provided for each address. 20TH 782 20TH Year Uses Source 1995 Aquamatic Cover Systems Pacific Bell CONTINENTAL AVE 1980 CONTINENTAL AVE Year Uses Source 2002 LINNERTJohn Haines Company 1983 CONTINENTAL AVE Year Uses Source 2002 MCGUIREGerakl Haines Company 1995 Mc Guire Gerald Pacific Bell 1991 Mc Guire Gerald Pacific Bell 1986 Mc Guire Gerald Pacific Bell 1980 Mc Guire Gerald Pacific Telephone 1975 Condit Jas Dale Luskey Brothers & Co., Inc. Condit Jas Dale Luskey Brothers & Co., Inc. Condit Margaret A Luskey Brothers & Co., Inc. 1984 CONTINENTAL AVE Year Uses Source 2002 HEBNANDEZAdollo Haines Company GUEVARARanmro Haines Company LOPEZL Haines Company 1986 Doling Werner W Pacific Bell 1975 Dollnig Georgiana Luskey Brothers & Co., Inc. 1966 Dollnig Werner W Pacific Telephone 1989 CONTINENTAL AVE Year Uses Source 2007 MEISSNER CONSTRUCTION INC Cole Information Services 2002 MEISSNERKennelh Haines Company 3529055-6 Page 6 FINDINGS 2000 CONTINENTAL AVE Year Uses Source 2002 BURATTIVincen I Haines Company 1995 Barker DE 9980642 Pacific Bell Barker Donald M Pacific Bell 1980 Woodys Produce Pacific Telephone Woody Ray Woodys Produce Pacific Telephone 1966 Woodys Produce Pacific Telephone Woody Ray Woodys Produce Pacific Telephone 2009 CONTINENTAL AVE Year Uses Source 2002 BOLANOSEdgardo Haines Company 1991 Bolanos Edgardo Pacific Bell 1975 Crossen Chris Luskey Brothers & Co., Inc. 2010 CONTINENTAL AVE Year Uses Source 2007 GUTIERREZ TRUCKING Cole Information Services 2002 OIJTIERREZCeciion Haines Company 1995 Gutierrez Cecilio Pacific Bell 1986 Caney L Pacific Bell Campbell Dale E Pacific Bell 1980 Campbell Dale E Pacific Telephone 1975 Campbell Dale E Luskey Brothers & Co., Inc. 2013 CONTINENTAL AVE Year Uses Source 2007 MCMASTERS MASONRY Cole Information Services 2002 MCMASTERSSI Iven Haines Company 1986 Miller Jas Radcliffe Pacific Bell 1980 Dennis B M Pacific Telephone 1975 Dennis Adam P Luskey Brothers & Co., Inc. 2014 CONTINENTAL AVE Year Uses Source 2002 MCCONNELLConmac E Haines Company 1995 McConnell Cormac E Pacific Bell 1991 McConnell Cormac E Pacific Bell 1986 McConnell Cormac E Pacific Bell 1980 Mc Connell Cramoline & Mc Dermott attys Pacific Telephone 3529055-6 Page 7 FINDINGS Year Uses Source 1980 McConnell Cormac E Pacific Telephone 1975 McConnell Cormac E Luskey Brothers & Co., Inc. 2020 CONTINENTAL AVE Year Uses Source 2002 JO HNSONBruae Haines Company 2023 CONTINENTAL AVE Year Uses Source 1986 Tague Ivan E Pacific Bell 1980 Tague Ivan E Pacific Telephone 1975 Tague Ivan E Luskey Brothers & Co., Inc. 2029 CONTINENTAL AVE Year Uses Source 2002 YEAROUTKevin Haines Company 1980 Way M & P Pacific Telephone 2030 CONTINENTAL AVE Year Uses Source 2002 ENGELSFrank Haines Company 2033 CONTINENTAL AVE Year Uses Source 2002 DAVIDSONMary Haines Company 2034 CONTINENTAL AVE Year Uses Source 2002 STRAWNGary Haines Company 1986 Beaudoin R & R Pacific Bell 1975 Weir Betsy Luskey Brothers & Co., Inc. 2039 CONTINENTAL AVE Year Uses Source 2002 KOSMANJennifer Haines Company 1995 Miller William J Pacific Bell 1986 King Jerry Pacific Bell 2040 CONTINENTAL AVE Year Uses Source 2002 REYNOLDS Gary W Haines Company 3529055-6 Page 8 FINDINGS Year Uses Source 1995 Reynolds Gary W Pacific Bell 1991 Reynolds Gary W Pacific Bell 1975 Burns Wm L Luskey Brothers & Co., Inc. 2043 CONTINENTAL AVE Year Uses Source 2002 DOGEORGETom Haines Company 2044 CONTINENTAL AVE Year Uses Source 2002 SWIFTWilbur Haines Company 1991 Swift W L & LW Pacific Bell 1986 Swift W L & L W Pacific Bell 1980 Swift W L & LW Pacific Telephone 2049 CONTINENTAL AVE Year Uses Source 2002 MASSONG Haines Company 2050 CONTINENTAL AVE Year Uses Source 2002 MCWETHYMrchael Haines Company 1995 Mc Wethy C W Pacific Bell 1991 Mc Wethy C W Pacific Bell 1986 Mc Wethy C W Pacific Bell 1980 Mc Wethy C W Pacific Telephone 2053 CONTINENTAL AVE Year Uses Source 2002 PAUNDan Haines Company SPAUNDDn Haines Company 1995 de Jounge R Pacific Bell De Jong Pombo Teresa Pacific Bell 1991 de Jounge R Pacific Bell 1986 Graves Alvin Pacific Bell 1980 Graves Alvin Pacific Telephone 1975 Graves Alvin Luskey Brothers & Co., Inc. 3529055-6 Page 9 FINDINGS 2054 CONTINENTAL AVE Year Uses Source 2002 RODRIGUEZRuben Haines Company 1991 Randolph Marilyn @Huntington Beach@ Pacific Bell Year Randolph M H Pacific Bell 1986 Randolph M H Pacific Bell 1980 Randolph M H Pacific Telephone 1975 Randolph M H Luskey Brothers & Co., Inc. 2059 CONTINENTAL AVE The Pacific Telephone and Telegraph Year Uses Source 2002 NOLAO Daniel Haines Company 1995 Nolan Daniel Pacific Bell 1991 Sand Pelle & Karen Pacific Bell 1980 Hopkins Floyd R Pacific Telephone 1975 Hopkins Floyd R Luskey Brothers & Co., Inc. 2060 CONTINENTAL AVE Year Uses Source 2002 DEJONGJeffery Haines Company 1995 De Jong Jeffrey Pacific Bell 1991 Royer Darrin Pacific Bell 1986 Elizalde Ron J Pacific Bell Golay A Pacific Bell 1955 Sheleney Ed The Pacific Telephone and Telegraph Co. CONTINENTAL DR 1980 CONTINENTAL DR Year Uses Source 1966 Shore Marguerite Pacific Telephone 1983 CONTINENTAL DR Year Uses Source 1970 Condit Margaret A General Telephone Co., of California 1966 Condit Jas Dale Pacific Telephone Condit Maraaret A Pacific Telephone 1955 Fisher Wm C The Pacific Telephone and Telegraph Co. 3529055-6 Page 10 FINDINGS 1984 CONTINENTAL DR Year Uses Source 1970 Dollnig Georgiana General Telephone Co., of California 1955 Spickelmire David L The Pacific Telephone and Telegraph Co. 2000 CONTINENTAL DR Year Uses Source 1970 Woody Mildred General Telephone Co., of California Woodys Produce General Telephone Co., of California Woody Ray Woodys Produce General Telephone Co., of California 1966 Woody Mildred Pacific Telephone 1955 Woodys Produce The Pacific Telephone and Telegraph Co. Woody Ray Woodys Produce The Pacific Telephone and Telegraph Co. 2009 CONTINENTAL DR Year Uses Source 1970 Charbonneau Jerome E General Telephone Co., of California 2010 CONTINENTAL DR Year Uses Source 1970 Humphrey Ronnie L Mrs General Telephone Co., of California 2013 CONTINENTAL DR Year Uses Source 1970 Dennis Adam P General Telephone Co., of California 1966 Dennis Adam P Pacific Telephone 2014 CONTINENTAL DR Year Uses Source 1970 Mc Conneil Cor Mac E General Telephone Co., of California 1966 McConnell Cormac E Pacific Telephone 1955 McConnell Cormac E The Pacific Telephone and Telegraph Co. 2020 CONTINENTAL DR Year Uses Source 1970 King Richard D General Telephone Co., of California 1966 King Richard D Pacific Telephone 1955 Syphert V Robt The Pacific Telephone and Telegraph Co. 3529055-6 Page 11 FINDINGS 2023 CONTINENTAL DR Year Uses Source 1966 Gallion Phillip R Pacific Telephone 1955 Fleming Lloyd I The Pacific Telephone and Telegraph Co. 2024 CONTINENTAL DR Year Uses Source 1955 Smith Morris E The Pacific Telephone and Telegraph Co. 2029 CONTINENTAL DR Year Uses Source 1970 Britt John C General Telephone Co., of California 1966 Britt John C Pacific Telephone 1955 Jamison Chas The Pacific Telephone and Telegraph Co. 2030 CONTINENTAL DR Year Uses Source 1966 Moreton Lorene Pacific Telephone Moreton E R Pacific Telephone 1955 Anderson Geo F The Pacific Telephone and Telegraph Co. 2033 CONTINENTAL DR Year Uses Source 1970 Ruiz Rene S General Telephone Co., of California 1966 Robertson R T Pacific Telephone 1955 Tibbitts Ruel J The Pacific Telephone and Telegraph Co. 2034 CONTINENTAL DR Year Uses Source 1970 Gieseke Larry G General Telephone Co., of California 1966 Lynch Wm P Pacific Telephone 1955 Lynch Wm P The Pacific Telephone and Telegraph Co. 2039 CONTINENTAL DR Year Uses Source 1955 Burrows P J The Pacific Telephone and Telegraph Co. 3529055-6 Page 12 2044 CONTINENTAL DR Year Uses 1966 Ranes Jim S 1955 Holbrook Larly L 2049 CONTINENTAL DR Year Uses 1955 Wilson Geoffrey L 2050 CONTINENTAL DR Year Uses 1970 Mc Wethy Terry 1966 Mc Wethy C W 1955 Hankins J E 2054 CONTINENTAL DR Year Uses 1970 Randolph Mabel 1966 Randolph Mabel 1955 King Allan B 2059 CONTINENTAL DR Year Uses 1970 Hopkins Floyd R 1966 Hopkins Floyd R 2060 CONTINENTAL DR Year Uses 1966 Stuut Paul I Stuut Maria FEDERAL 2019 FEDERAL Year Uses 1995 Frisbee Stanley G FINDINGS Source Pacific Telephone The Pacific Telephone and Telegraph Co. Source The Pacific Telephone and Telegraph Co. Source General Telephone Co., of California Pacific Telephone The Pacific Telephone and Telegraph Co. Source General Telephone Co., of California Pacific Telephone The Pacific Telephone and Telegraph Co. Source General Telephone Co., of California Pacific Telephone Source Pacific Telephone Pacific Telephone Source Pacific Bell 3529055-6 Page 13 FINDINGS FEDERAL AVE 1973 FEDERAL AVE Year Uses Source 2007 DYNASTY MOBILE DETAILING SERVICE & Cole Information Services H 2002 SV&CR WSH Haines Company DYNASTY MBLDTLNG Haines Company CORTEZ Daid Haines Company 1995 Davids Maintenance & Supply Pacific Bell Dynasty Mobile Detailing Service & Hand Car Pacific Bell Wash 1980 Scott Gloria H Pacific Telephone 1975 Scott Gloria H Luskey Brothers & Co., Inc. 1966 Scott John L Pacific Telephone 1955 Scott John L The Pacific Telephone and Telegraph Co. 1974 FEDERAL AVE Year Uses Source 2002 CALDERONJuan Haines Company 1966 Hubbard Lenox H Pacific Telephone 1955 Hubbard Lenox H The Pacific Telephone and Telegraph Co. 1979 FEDERAL AVE Year Uses Source 2002 SALGADOAngel Haines Company 1991 Eaton Edw R Pacific Bell 1986 Eaton Edw R Pacific Bell 1980 Eaton Edw R Pacific Telephone 1980 FEDERAL AVE Year Uses Source 2007 BACON BAY AUTO WATCH Cole Information Services 2002 PEREZJorge Haines Company 1995 La Perle M Pacific Bell 1986 La Perle M Pacific Bell 1980 La Perle M Pacific Telephone 1975 LaPerle Margie Mrs Luskey Brothers & Co., Inc. 1970 La Perle Margie Mrs General Telephone Co., of California 1966 La Perle Margie Mrs Pacific Telephone 3529055-6 Page 14 FINDINGS Year Uses Source 1955 La Perle Eugene J The Pacific Telephone and Telegraph Co. 1983 FEDERAL AVE Year Uses Source 2002 OSERRATOFe lipe Haines Company 1986 Reha Jas & Delores Pacific Bell 1980 Reha Jas & Delores Pacific Telephone 1975 Shanks J M Luskey Brothers & Co., Inc. 1966 Bailey Edw G Pacific Telephone 1955 Youngblood F E The Pacific Telephone and Telegraph Co. 1984 FEDERAL AVE Year Uses Source 2002 CRAWFORDCarlos Haines Company 1980 Bargas Sacramento Pacific Telephone 1975 Nazarian Pete Luskey Brothers & Co., Inc. 1955 Sloan Robt M The Pacific Telephone and Telegraph Co. 1989 FEDERAL AVE Year Uses Source 2002 BLINSTRUB Maohew Haines Company 1991 Mc Elroy S Pacific Bell Mc Elroy T Pacific Bell Mc Elroy Rchard Pacific Bell Mc Elroy Roger Pacific Bell Mc Elroy S S Pacific Bell Mc Elroy S Pacific Bell 1986 Me Elroy Richard Pacific Bell 1980 Me E Ilroy Richard A Pacific Telephone 1975 Bowen Geo Luskey Brothers & Co., Inc. 1970 Annan T J General Telephone Co., of California 1966 Ready Paul Pacific Telephone 1955 Ellis Jas D The Pacific Telephone and Telegraph Co. 1990 FEDERAL AVE Year Uses Source 2002 DELGADOJoseph Haines Company 3529055-6 Page 15 FINDINGS Year Uses Source 1995 Leonard Rick& Lupe Pacific Bell 1975 Hale L Justin Luskey Brothers & Co., Inc. 1970 Briggs Ezra H General Telephone Co., of California 1966 Machnikowski Henry Pacific Telephone 1955 White L C The Pacific Telephone and Telegraph Co. 2000 FEDERAL AVE Year Uses Source 2002 OSPAULDING William Haines Company 1991 Marshall Donald A Pacific Bell 1986 Marshall Donald A Pacific Bell 1980 Marshall Donald A Pacific Telephone 1975 Marshall Donald A Luskey Brothers & Co., Inc. 1970 Voorhees Arvin A General Telephone Co., of California 1966 Vandegrift Rosemary Pacific Telephone 1955 Taylor Robt Dan The Pacific Telephone and Telegraph Co. 2004 FEDERAL AVE Year Uses Source 2002 WRIGHTJeff Haines Company WINTERS Rick Haines Company 1991 OShaughnessy Blaine & Lori Pacific Bell 1980 Radke hris Pacific Telephone 1970 Sheller Nancy General Telephone Co., of California 2009 FEDERAL AVE Year Uses Source 2002 BURRELL Gilman Haines Company MICHAEL Debrah Haines Company WHALEN Kevin W Haines Company 1995 Burrell Gilman Pacific Bell 1991 Burrell Gilman Pacific Bell 1986 Hurley Surfboards Pacific Bell 1980 Hurley RM Pacific Telephone 1966 Heiniger Jean Pacific Telephone 2010 FEDERAL AVE Year Uses Source 2002 BRINKERDou Haines Company 3529055-6 Page 16 FINDINGS Year Uses Source 1991 Kohlruss Erik Pacific Bell 1986 Kohlruss Erik Pacific Bell 1980 Kohlruss Erik Pacific Telephone 1975 Kohlruss Erik Luskey Brothers & Co., Inc. 1966 Hanvelt Russell Pacific Telephone 1955 Hanvelt Russell The Pacific Telephone and Telegraph Co. 2013 FEDERAL AVE Year Uses Source 2002 FLTCHERThomas Haines Company THOMPSON Robert Haines Company NG Clifford Haines Company 1995 Thompson Robert Pacific Bell 1991 Thompson Winston Pacific Bell Thompsonl L Pacific Bell Thompson Lees S @Huntington Beach@ Pacific Bell 1986 Fletcher Tom R Pacific Bell 1975 Doughty Lyle Luskey Brothers & Co., Inc. 1970 Willard Alfred J General Telephone Co., of California 1966 Schorle Ralph E Pacific Telephone 1955 Schorle Ralph E The Pacific Telephone and Telegraph Co. 2014 FEDERAL AVE Year Uses Source 2007 ROOTERWORKS PLUMBING SERVICE Cole Information Services 2002 OCASTILLOJaime S Haines Company OCASTILLOJaime S Haines Company 1995 Lee W B Pacific Bell Lee W B Pacific Bell 1991 Lee W B Pacific Bell Lee W B Pacific Bell 1986 Lee W O Pacific Bell Lee W O Pacific Bell 1980 Bill Lee Printer Pacific Telephone Lee Bill Printer Pacific Telephone Bill Lee Printer Pacific Telephone Lee Bill Printer Pacific Telephone 1975 Bill Lee Printer Luskey Brothers & Co., Inc. 3529055-6 Page 17 FINDINGS Year Uses Source 1975 Lee Bill Printer Luskey Brothers & Co., Inc. Bill Lee Printer Luskey Brothers & Co., Inc. Lee Bill Printer Luskey Brothers & Co., Inc. 1970 Greco Richard M General Telephone Co., of California Greco Richard M General Telephone Co., of California 1966 Greco Richard M Pacific Telephone Greco Richard M Pacific Telephone 2019 FEDERAL AVE Year Uses Source 2002 FRISBEE Stanley G Haines Company 1995 Frisbee Stanley G Pacific Bell 1991 Frisbee Stanley G Pacific Bell 1986 Fnsbee Stanley G Pacific Bell 1975 OConnor Francis J Luskey Brothers & Co., Inc. 1966 Word Ray E Pacific Telephone 2020 FEDERAL AVE Year Uses Source 1966 Mc Bryde Fanita Pacific Telephone Mc Bryde Fanita Pacific Telephone 2023 FEDERAL AVE Year Uses Source 2002 TELLEZJesus Haines Company 1991 Hagen Victor & Edna Pacific Bell Hagen Victor & Edna Pacific Bell 1986 Hagen Victor & Edna Pacific Bell 1980 Hagen Victor & Edna Pacific Telephone 1975 Stoeckle O F Luskey Brothers & Co., Inc. 1970 Stoockle O F General Telephone Co., of California 1966 Stoeckle O F Pacific Telephone 1955 Stoeckle O F The Pacific Telephone and Telegraph Co. 2024 FEDERAL AVE Year Uses Source 2002 LETCHERThomas Haines Company ESPERANZAFeldronio Haines Company ESPERANZAFeldronio Haines Company 3529055-6 Page 18 FINDINGS Year Uses Source 2002 LETCHERThomas Haines Company 1995 Esperanza Feldronto Pacific Bell Esperanza Feldronto Pacific Bell 1991 Fletcher Tom Pacific Bell Fletcher Tom Pacific Bell 1970 Neufeld Jake General Telephone Co., of California Neufeld Jake General Telephone Co., of California 1966 Neufeld Jake Pacific Telephone Neufeld Jake Pacific Telephone 1955 Colman Fred O The Pacific Telephone and Telegraph Co. Colman Fred O The Pacific Telephone and Telegraph Co. 2029 FEDERAL AVE Year Uses Source 2002 DUNNING Grant Haines Company 1995 Barrowman Mike Pacific Bell 1980 Greavesd OB Pacific Telephone 1975 Greaves J O B Luskey Brothers & Co., Inc. 1966 Greaves J O B Pacific Telephone 1955 Boyum Eugene E The Pacific Telephone and Telegraph Co. 2030 FEDERAL AVE Year Uses Source 2002 ERBRicky Haines Company CASINOMaiy Haines Company 1980 Ward Robt W Pacific Telephone 1975 Soto Frank Luskey Brothers & Co., Inc. 1970 Oliver Jas R General Telephone Co., of California 1966 Davenport Joe L Pacific Telephone 2033 FEDERAL AVE Year Uses Source 2002 BARLOWTiffany Haines Company 1991 Maupin Grace V Pacific Bell 1986 Maupin Grace V Pacific Bell 1980 Maupin Grace V Pacific Telephone 1975 Maupin Grace V Luskey Brothers & Co., Inc. 1970 Maupin Grace V General Telephone Co., of California 3529055-6 Page 19 FINDINGS Year Uses Source 1966 Maupin Grace V Pacific Telephone 1955 Featheringill Merritt The Pacific Telephone and Telegraph Co. 2034 FEDERAL AVE Year Uses Source 2002 MAURER Mary Haines Company MAURERGene Haines Company 1995 Maurer Gene & Mary Pacific Bell 1991 Maurer Gene & Mary Pacific Bell 1970 Hanson Clifford J General Telephone Co., of California 1966 Hanson Clifford J Pacific Telephone 1955 Dyer Thos The Pacific Telephone and Telegraph Co. 2039 FEDERAL AVE Year Uses Source 2002 RAWSONMark Haines Company 1991 Gonzalez Agustin Pacific Bell 1986 Hall Roger Pacific Bell 1975 Huckenpahler Mark Luskey Brothers & Co., Inc. 1955 Robertson Jas B The Pacific Telephone and Telegraph Co. 2040 FEDERAL AVE Year Uses Source 2007 TIMELY COURIER Cole Information Services 2002 AZARIAN Slella Haines Company 1995 Kirakosian Robert Pacific Bell 1991 Kirakosian Robert Pacific Bell Kirakosian Stella Pacific Bell Kiralla Chris @Huntington Beach@ Pacific Bell 1986 Stanavich Wm A Pacific Bell 1980 tanavic Wm A Pacific Telephone 1975 Stanavich Wm A Luskey Brothers & Co., Inc. 1970 Schroth Marjorie General Telephone Co., of California 1966 Stromme Marjorie Pacific Telephone 2043 FEDERAL AVE Year Uses Source 2002 ZARINSHENASF Haines Company 3529055-6 Page 20 FINDINGS Year Uses Source 1986 Moore Harold E Pacific Bell 1980 Moore Harold E Pacific Telephone 2044 FEDERAL AVE Year Uses Source 2002 BRANTDave Haines Company BRANTJudy Haines Company 1995 Smith Helen R Pacific Bell 1991 Smith Gllbert Pacific Bell 1986 Smith Gilbert Pacific Bell 1980 Smith Gilbert Pacific Telephone 1975 Smith Gilbert Luskey Brothers & Co., Inc. Smith Gilbert Luskey Brothers & Co., Inc. 1966 Smith Gilbert Pacific Telephone 1955 Smith Gilbert The Pacific Telephone and Telegraph Co. 2049 FEDERAL AVE Year Uses Source 2002 HOYTDoneld Haines Company 1975 Johnson Jas Luskey Brothers & Co., Inc. 1966 Bancroft Paul F Pacific Telephone 2050 FEDERAL AVE Year Uses Source 2002 OSHERMAN Frank B Haines Company 1995 Sherman Frank E Pacific Bell 1991 Sherman Frank E Pacific Bell 1986 Sherman Frank E Pacific Bell 1980 Sherman Frank E Pacific Telephone 1975 Sherman Frank E Luskey Brothers & Co., Inc. 1970 Sherman Frank E General Telephone Co., of California 1966 Sherman Frank E Pacific Telephone 2053 FEDERAL AVE Year Uses Source 2002 RILEYJohn Haines Company 1975 Pritchard Darrell R Luskey Brothers & Co., Inc. 3529055-6 Page 21 FINDINGS 2054 FEDERAL AVE Year Uses Source 2002 DIEWALD Peter Haines Company 1975 Kanaga Valiant Luskey Brothers & Co., Inc. 1970 Runyan Garvyn D General Telephone Co., of California 1955 Backman Norman G The Pacific Telephone and Telegraph Co. 2059 FEDERAL AVE Year Uses Source 2002 SHOUSTONJohn F Haines Company 1995 Slater Brian & Elizabeth Pacific Bell 1991 Slater Brian & Elizabeth Pacific Bell 1980 Beckman Len Pacific Telephone Patterson Kevin Pacific Telephone Hanifin Mi Vlike Pacific Telephone 1975 Valle Riestra John Luskey Brothers & Co., Inc. 1955 Pavid Maurice A The Pacific Telephone and Telegraph Co. 2060 FEDERAL AVE Year Uses Source 2002 JONES Ceil Haines Company 1975 Ogle Richard L Luskey Brothers & Co., Inc. 1970 Ogle Richard L General Telephone Co., of California 1966 Witting Robt J Pacific Telephone 1955 Lesnick Grace L The Pacific Telephone and Telegraph Co. 2063 FEDERAL AVE Year Uses Source 2002 RAPHOONStanley Haines Company 1995 Raphoon Stanley & Dorothy Pacific Bell 1991 Raphoon Stanley & Dorothy Pacific Bell 1986 Raphoon Stanley & Dorothy Pacific Bell 1975 Raphoon Dorothy L Luskey Brothers & Co., Inc. Raphoon Stanley B Luskey Brothers & Co., Inc. 1955 Norcross Herb Mrs The Pacific Telephone and Telegraph Co. 3529055-6 Page 22 FINDINGS 2064 FEDERAL AVE Year Uses Source 1966 Jessop Edw D Pacific Telephone 1955 Moats Kenneth The Pacific Telephone and Telegraph Co. 2069 FEDERAL AVE Year Uses Source 2002 CURRIEKen I Haines Company 1980 Scireck Warren W Pacific Telephone 1975 Schreck Warren W Luskey Brothers & Co., Inc. 1955 Gant Lorene Mrs The Pacific Telephone and Telegraph Co. 2070 FEDERAL AVE Year Uses Source 2002 0 HO David W Haines Company 1995 Ho Dad W Pacific Bell 1991 Ho David W Pacific Bell 1986 Robinson Larry D Pacific Bell Robinson Larry D Pacific Bell 1980 Robinson Larry D Pacific Telephone 1975 Robinson Larry D Luskey Brothers & Co., Inc. Robinson Larry D Luskey Brothers & Co., Inc. 1970 Clemas Michael C General Telephone Co., of California 1955 Chamberlain Millicent Mrs The Pacific Telephone and Telegraph Co. 2073 FEDERAL AVE Year Uses Source 2002 COOKEThomas Haines Company 1955 Cooke Thos J The Pacific Telephone and Telegraph Co. 2074 FEDERAL AVE Year Uses Source 2007 TIMPE & ASSOCS Cole Information Services 2002 PELAYOAlfred Haines Company REEOJD Haines Company 1995 Reed J D Pacific Bell 1986 Reed J D Pacific Bell 1980 Reed JD Pacific Telephone 3529055-6 Page 23 FINDINGS Year Uses Source 1975 Walker Wm G Luskey Brothers & Co., Inc. 1970 Azlin C L General Telephone Co., of California 1966 Azlin C L Pacific Telephone 1955 Lingo R G The Pacific Telephone and Telegraph DR JAG Cole Information Services Co. PLACENTIA 2011 PLACENTIA Year Uses Source 1966 Lido Trading Co Pacific Telephone 2066 PLACENTIA Year Uses Source 1970 CITY AUTO PARTS General Telephone Co., of California PLACENTIA AVE 1974 PLACENTIA AVE Year Uses Source 2012 PREMIUM FINANCE Cole Information Services DOCTOR JAGUAR INC Cole Information Services BRITISH AUTO SPECIALISTS Cole Information Services 2007 DR JAG Cole Information Services BRITISH AUTO SPECIALISTS Cole Information Services 2002 CLEMENCE Nicolas Haines Company EUROPEAN Haines Company COLLECTIBLES Haines Company 1995 American Eagle Woodworking Pacific Bell g American Eagle Woodworking Pacific Bell Jerrys Garage Pacific Bell 1991 American Eagle Woodworking Pacific Bell Griffin Ltd Huntington Cabinetry Pacific Bell Jerrys Garage Pacific Bell Lawson Jim Pacific Bell 1986 FURN ITRE S TRIPPE R THE & CUS TOM Pacific Bell RE FIN IS HIN G J B Dream Manufacturing Inc Pacific Bell Gnffin Ltd Huntington Cabinetry Pacific Bell 1980 FURPN ITURE S TRIPPE R THE Pacific Telephone 3529055-6 Page 24 FINDINGS Year Uses Source 1970 Baja Boats Inc General Telephone Co., of California 1966 Macoa Marine Pacific Telephone 1975 PLACENTIA AVE Alrwood Shutters See Heirwood Shutters Year Uses Source 2002 XXXX Haines Company 1980 Allenwest Inc Pacific Telephone Pacific Bell Allenthorp Doug Pacific Telephone 1975 A & M Cycle Shop Luskey Brothers & Co., Inc. 1955 C & G Tool Co The Pacific Telephone and Telegraph Pacific Bell Co. 1977 PLACENTIA AVE Year Uses Source 2002 XXXX Haines Company 1995 Airwest Air Conditioning & Heating F Vly Pacific Bell Alrwood Shutters See Heirwood Shutters Pacific Bell Heirwood Shutters Pacific Bell 1991 Airwood Shutters See Heirwood Shutters Pacific Bell Heirwood Shutters Pacific Bell HEIRWOOD SHUTTERS Pacific Bell Airwood Shutters Pacific Bell 1986 Airwood Shutters See Heirwood Shutters Pacific Bell Airwood Shutters See Heirwood Shutters Pacific Bell Heirwood Shutters Pacific Bell Hei Mrwood Shutters Pacific Bell 1980 From Compton Telephones Call Pacific Telephone Heirwood Shutters Pacific Telephone HE IRW COD S HUTTE RS Pacific Telephone 1975 HEIRWOOD SHUTTERS Luskey Brothers & Co., Inc. 1970 HEIRWOOD SHUTTERS General Telephone Co., of California 1966 Airwood Shutters Pacific Telephone HEIRWOOD SHUTTERS Pacific Telephone 1978 PLACENTIA AVE Year Uses Source 2002 N 9 RTON Erick Haines Company 3529055-6 Page 25 FINDINGS 1979 PLACENTIA AVE Year Uses Source 2002 KHOURYGRAPHICS Haines Company GROUP Haines Company 1980 PLACENTIA AVE Year Uses Source 2012 TRINITY HERBAL COOPERATIVE Cole Information Services 2007 19TH STREET BOUTIQUE Cole Information Services LEOS UPHOLSTERY SERVICE Cole Information Services 2002 LTCRESEARCH Haines Company COMPANY FITZPATRICKJACK Haines Company BESTTRAILER Haines Company 1995 LTCResearch Pacific Bell Fitzpatrick Enterprises Pacific Bell 1991 LTCResearch Pacific Bell L TD Computer Solutions Pacific Bell Fitzpatrick Enterprises Pacific Bell Bots Auto Body & Painting Pacific Bell Bonds K Pacific Bell Bonds J d Pacific Bell Bonds Bodycraft Pacific Bell 1986 Fitzpatrick Enterprises Pacific Bell Bonds Bodycraft Pacific Bell 1980 Ft TZPATRICK MOVBN G CO Pacific Telephone FITZPATRICK E N TE RPRIS E S Pacific Telephone Bonds Bodycraft Pacific Telephone 1975 Orange County Iron Works Luskey Brothers & Co., Inc. Fitzpatrick Racing Enterprises Luskey Brothers & Co., Inc. 1970 Fitzpatrick Racing Enterprises General Telephone Co., of California Autocoast General Telephone Co., of California 1966 SOCAL MARINE Pacific Telephone Hunt Marine Sery Pacific Telephone Hunt Willis Marine Sery Pacific Telephone 1981 PLACENTIA AVE Year Uses Source 2012 HART CONCRETE DESIGN Cole Information Services 2007 KINGSLEY MFG Cole Information Services 2002 KINGSLEYMFG Haines Company 3529055-6 Page 26 FINDINGS Year Uses Source 1991 Kingsley Mfg Pacific Bell 1980 PLAS TE CH ALLOYS Pacific Telephone 1975 Plastic Alloys Luskey Brothers & Co., Inc. PLASTECH ALLOYS Luskey Brothers & Co., Inc. 1984 PLACENTIA AVE Year Uses Source 2007 KINGSLEY MANUFACTURING CO Cole Information Services 2002 TURESDELLOsarl Haines Company 1995 Kingsley Mfg Co Pacific Bell 1991 Kingsley Mfg Co Pacific Bell Kingsley Mfg Pacific Bell 1986 Kingsley Mfg Pacific Bell Kingsley Mfg Co Pacific Bell 1980 Kingsley Mg Cc Pacific Telephone 1975 KINGSLEY MFG CO medcl resrch Luskey Brothers & Co., Inc. 1970 KINGSLEY MFG CO medcl resrch General Telephone Co., of California 1966 KINGSLEY MFG CO medcl resrch Pacific Telephone 1955 Kingsley Mfg Co medcl resrch The Pacific Telephone and Telegraph Co. 1985 PLACENTIA AVE Year Uses Source 2012 A DANGELO & SONS INC Cole Information Services 2007 SENIK PAINT CO Cole Information Services 1995 SENIK PAINT CO Pacific Bell 1991 SENIK PAINT CO Pacific Bell 1975 SENIK PAINT CO auto body paint & supls Luskey Brothers & Co., Inc. 1955 Colby & Clayton shutters The Pacific Telephone and Telegraph Co. HERITAGE SHUTTERS The Pacific Telephone and Telegraph Co. 1986 PLACENTIA AVE Year Uses Source 2002 SENIKPAINITCO Haines Company 1987 PLACENTIA AVE Year Uses Source 2012 ARMADA SKIS Cole Information Services 2007 HARTLEY CO Cole Information Services 3529055-6 Page 27 FINDINGS Year Uses Source 2007 HARTLEY RACON Cole Information Services 2002 XXXX Haines Company XXXX Haines Company 1995 True Top Inc Pacific Bell Hartley Co The Pacific Bell 1991 Tru Top Inc Pacific Bell Performance Builders Pacific Bell Hartley D D Pacific Bell Hartley Co The Pacific Bell 1986 Hartley Co The Pacific Bell 1980 Hartley Co The Pacific Telephone Hartley D Pacific Telephone 1975 Hartley Co The Luskey Brothers & Co., Inc. 1970 HARTLEY CO THE General Telephone Co., of California 1966 HARTLEY Co THE Pacific Telephone 1996 PLACENTIA AVE Year Uses Source 2012 ABSOLUT MOTOR CARS Cole Information Services TAMCO CHEMICAL INC Cole Information Services 2007 TAMCO CHEMICAL INC Cole Information Services G H T LEASING Cole Information Services 2002 TAMCOCHEMICAL Haines Company TAMCOCHEMICAL Haines Company 1995 Tamco Chemical Warehouse Pacific Bell Tamco Chemical Pacific Bell 1991 Tamco Chemical Warehouse Pacific Bell Tamco Chemical Pacific Bell 1998 PLACENTIA AVE Year Uses Source 2012 BIMMER & BENZ Cole Information Services 2002 COSMTCS Haines Company SARA COOLEY Haines Company DAVISPeler Haines Company CSMTCS Haines Company SMOGCHECKST Haines Company SERVICE HENNESSEYJAGUAR Haines Company HEIZ FOREIGN CAR Haines Company 3529055-6 Page 28 FINDINGS Year Uses Source 2002 B 9f IRYJnaa Haines Company +COOLEYSAR Haines Company 1995 Cooley Sara Cosmetics Pacific Bell 1991 Sara Cooley Cosmetics Pacific Bell 1986 Cooley Sara Cosmetics Pacific Bell Sara Cooley Cosmetics Pacific Bell 1980 Cooey Sara Cosmetics Pacific Telephone Cooley Siggins James rity Pacific Telephone Sara Cooley Cosmetics Pacific Telephone 1975 Cooley Sara Cosmetics Luskey Brothers & Co., Inc. Sara Cooley Cosmetics Luskey Brothers & Co., Inc. 1970 Cooley Sara Cosmetics General Telephone Co., of California Sara Cooley Cosmetics General Telephone Co., of California 2000 PLACENTIA AVE Year Uses Source 2012 GERARD SIGNS & GRAPHICS INC Cole Information Services 2002 PEIKERTMary Haines Company GERARDJOESIGNS Haines Company GERARDJOSSIGNS Haines Company 1995 Gerard Joe Signs & Graphics Pacific Bell Gerard Jos Signs & Graphics Pacific Bell 1991 Recollection Video Pacific Bell Gerard Joe Signs & Graphics Pacific Bell Custom Casting Co Pacific Bell Gerard Jos Signs & Graphics Pacific Bell 1986 Custom Casting Co Pacific Bell 1970 Lauder Johrn S Company General Telephone Co., of California 1966 PARTEX CORP Pacific Telephone 2004 PLACENTIA AVE Year Uses Source 1970 Galley The General Telephone Co., of California 2005 PLACENTIA AVE Year Uses Source 1991 Reliable Motors Pacific Bell 3529055-6 Page 29 FINDINGS 2006 PLACENTIA AVE Year Uses Source 1991 American Boat Lifts Pacific Bell 2011 PLACENTIA AVE Year Uses Source 2012 DOCTOR DETAIL Cole Information Services KAY PACKAGING Cole Information Services 2007 DR DETAIL Cole Information Services KAY PACKAGING Cole Information Services 2002 SALTERFred Haines Company SERVICES Haines Company t EMISSION TESTING Haines Company TECHNOLOGY DOCTOR 2 ETAIL Haines Company SOLUTIONS CLEANAIR Haines Company APPUEDTECHNOLO 03 Y Haines Company 1995 GEM Classic Car Storage Pacific Bell GEM Automotive Repair Pacific Bell Doctor Detail Pacific Bell 1991 Radio Controlled Hobbies Pacific Bell 1986 Sprague James Michael Pacific Bell B & B AUTOMATIC TRAN S MIS S ION TE Pacific Bell CHN ICIAN S 1980 Sundance Equities Corp Pacific Telephone Sundance Distributing Pacific Telephone Kendall Engineering Pacific Telephone Cark Manufacturing Inc Pacific Telephone B & B TRAN S MISSION S Pacific Telephone B & B Automatic Transmission Technicians Pacific Telephone 1975 B & B TRANSMISSIONS Luskey Brothers & Co., Inc. B & B Automatic Transmission Technicians Luskey Brothers & Co., Inc. Westport Pacific Boats Inc Luskey Brothers & Co., Inc. 1966 CONTINENTAL PLASTICS CORP Pacific Telephone 1955 Taylor Water Cooling Equipt Co The Pacific Telephone and Telegraph Co. 2013 PLACENTIA AVE Year Uses Source 2012 SOUTH COAT POWDER COATING Cole Information Services RAULS AUTO SERVICE Cole Information Services LAGUNA BAMBOO Cole Information Services 3529055-6 Page 30 Year 2012 2007 2002 1995 1986 1980 1975 1970 1966 1955 FINDINGS Uses DESIGN ORNAMENTAL IRON & WELDING FINAL COAT AWESOME AUDIO VIDEO RAULS AUTO SERVICE JP AUTO ELECTRIC & AUTO REPAIR LAGUNA BAMBOO INC R E WATSON CABINET CO CREATIVE NATURAL FABRICS INC NEILS AUTO AIR CARLOSAUTO ELECTRIC CREATIVENATURAL FABRICS INC DESIGN ORNAMENTL IRON 6 WELDING GEMAUTOMOTIVE GMGOWNUNOER J&D AUTO SERVICE REWATSON CABINET CO RAULS AUTO SERVICE XXXX Fitzgeralds Fitzgeralds Engine Exchange Gallery One RWs Gallery One Amburgeys Custom Concrete shop Mc Gavran Glass Amburgeys Custom Concrete shop Or COAST GLASS MIRROR AND SCREEN Galleria Sculptured Furniture Luxura Corp Inter Kern Systems Corp Cook S J & Son genl contrs 2014 PLACENTIA AVE Year Uses 2012 ADELSOHN CABINETS FIX N CHIPS 2007 VANITY CARS 2002 AUTO COLUSN CRESCITELLIIMPRVMT Source Cole Information Services Cole Information Services Cole Information Services Cole Information Services Cole Information Services Cole Information Services Cole Information Services Cole Information Services Cole Information Services Haines Company Haines Company Haines Company Haines Company Haines Company Haines Company Haines Company Haines Company Haines Company Pacific Bell Pacific Bell Pacific Bell Pacific Bell Pacific Bell Pacific Bell Pacific Telephone Pacific Telephone Luskey Brothers & Co., Inc. General Telephone Co., of California General Telephone Co., of California Pacific Telephone The Pacific Telephone and Telegraph Co. Source Cole Information Services Cole Information Services Cole Information Services Haines Company 3529055-6 Page 31 FINDINGS Year Uses Source 2002 VANITY CARS LTD Haines Company AOELSOHN CABINETS Haines Company ADVANCED EUROPEAN Haines Company 1995 Vanity Cars Ltd Pacific Bell Adelsohn Cabinets Pacific Bell Crescltelll Improvements Pacific Bell 1991 Vanity Cars Ltd Pacific Bell Adelsohn Cabinets Pacific Bell 1980 Office I The tavrn Pacific Telephone 1975 Reds Saloon Luskey Brothers & Co., Inc. 1966 Galley Cafe & Beer The Pacific Telephone 1955 Speedy Lunch The Pacific Telephone and Telegraph Co. 2020 PLACENTIA AVE Year Uses Source 2012 R S CABINET CO Cole Information Services 2002 SOUTHALEmesl Haines Company BORING RS CABINET CO Haines Company CASEYSPORTABLE Haines Company 1995 RS CABINET CO Pacific Bell 1991 R S CABINET CO Pacific Bell 1986 RS CABIN E T CO Pacific Bell 1980 Swingle R S R S Cabinet Co Pacific Telephone 1975 Swingle R S R S Cabinet Cc Luskey Brothers & Co., Inc. R S CABINET CO Luskey Brothers & Co., Inc. 1970 R S CABINET CO General Telephone Co., of California 1955 WMW & Cc The Pacific Telephone and Telegraph Co. Tanner Valves Inc The Pacific Telephone and Telegraph Co. 2023 PLACENTIA AVE Year Uses Source 2002 TUCKER CHEMICALS Haines Company 1995 Tucker Chemicals Pacific Bell 1991 Geneau John Pacific Bell Geneau Jessie Pacific Bell Gene Urschel Pacific Bell TUCKER CHEMICALS Pacific Bell 3529055-6 Page 32 FINDINGS Year Uses Source 1975 Machinery Equipment Transport Luskey Brothers & Co., Inc. 2024 PLACENTIA AVE 2031 PLACENTIA AVE Year Uses Source 2012 HOSTESS Cole Information Services 2007 DI CARLOS BAKING CO Cole Information Services IBBC CORP Cole Information Services WONDER BREAD Cole Information Services 1995 Anaheim Pacific Bell Continental Baking Co Pacific Bell Di Carlos Baking Company Pacific Bell Hostess Cake Costa Mesa Pacific Bell Wonder Bread Pacific Bell 1991 Di Carlos Baking Company Costa Mesa Pacific Bell Hostess Cake Costa Mesa Pacific Bell Wonder Bread Pacific Bell 1986 Hostess Cake Pacific Bell 1980 Costa Mesa Pacific Telephone Hostes Cake Pacific Telephone Wonder Bread Pacific Telephone 1975 Hostess Cake Luskey Brothers & Co., Inc. Wonder Bread Luskey Brothers & Co., Inc. 1970 Wonder Bread General Telephone Co., of California Hostess Cake General Telephone Co., of California 1955 Ramsey Robt J The Pacific Telephone and Telegraph Co. 2027 PLACENTIA AVE Year Uses Source 2012 SWIFT SLIP DOCK & PIER BUILDERS INC Cole Information Services 2007 SWIFT SLIP DOCK & PIER BUILDERS Cole Information Services 2030 PLACENTIA AVE Year Uses 2002 XXXX 1975 Langevin Precision Switches 2031 PLACENTIA AVE Year Uses 2002 XXXX Source Haines Company Luskey Brothers & Co., Inc. Source Haines Company 3529055-6 Page 33 FINDINGS 2032 PLACENTIA AVE Year Uses Source 2002 TAZEROUNI Alk Haines Company 1991 Bushling T R Pacific Bell Bushling Geo Cabinet Shop Pacific Bell 1986 Paint By @Artesia@ Pacific Bell R M I Cadillac Pacific Bell Bushlmg Geo Cabinet Shop Pacific Bell 1980 Mc Ginley J L Contracting Pacific Telephone 1975 Bushling Geo Cabinet Shop Luskey Brothers & Co., Inc. McGinley J L Contracting Luskey Brothers & Co., Inc. 1970 Bushling Geo Cabinet Shop General Telephone Co., of California 1966 TRU TOP Pacific Telephone TANIS FURN REFINISHING Pacific Telephone D & W Picture Frames Pacific Telephone 1955 Ellsworth Aubrey intr decrtr Ofc The Pacific Telephone and Telegraph Co. Hall Wm E drftsmn The Pacific Telephone and Telegraph Co. Reisinger Ralph H drftsmn Ofc The Pacific Telephone and Telegraph Co. 2034 PLACENTIA AVE Year Uses Source 2012 PC & VS LLC Cole Information Services 2007 FAMOSA INC Cole Information Services EPIC CERAMIC & STONE Cole Information Services 2002 CENTER Haines Company UNIVERSALAUTO Haines Company 1995 Paint By Art Pacific Bell Art Ashley Paint By Art Pacific Bell 1991 Doctor Detail Pacific Bell Paint By @Artesia@ Pacific Bell Art Ashley Paint By @Artesia@ Pacific Bell 1986 Doctor Detail Pacific Bell 1975 Cole Engineering Luskey Brothers & Co., Inc. Cole Instrument Div Of F H Cole Enterprises Luskey Brothers & Co., Inc. 1970 Cole Instrumnlent Div of F H Cole Enterprises General Telephone Co., of California Cole Engineering General Telephone Co., of California 1966 Cole Instrument Div of F H Cole Enterprise Pacific Telephone Cole Engineering Pacific Telephone 3529055-6 Page 34 FINDINGS 2035 PLACENTIA AVE Year Uses Source 2012 PALEO SOLUTIONS Cole Information Services AMERICA MUFFLER INC Cole Information Services BENZ WERKS Cole Information Services SKYS THE LIMIT LIMOUSINE SERVICE Cole Information Services BELLAGIO MOTORS INC Cole Information Services CARPETLAND USA Cole Information Services 2007 CARPET LAND Cole Information Services AMERICA MUFFLER Cole Information Services VANGUARD SAILING CENTER OF Cole Information Services SOUTHERN PALEO SOLUTIONS Cole Information Services ATLAS ENGINEERING Cole Information Services NANETTE INC Cole Information Services HI TEK AUTO SERVICE & REPAIR Cole Information Services STARVING COLLEGE STUDENTS Cole Information Services 2002 it DEESAUTO REPAIR Haines Company 1995 American Muffler Service Pacific Bell Carpet Land Pacific Bell Graphics Plus Pacific Bell Malik William Pacific Bell Scotsman Auto Service Pacific Bell Shoreline Electric Pacific Bell 1991 American Muffler Service Pacific Bell Berry Bob Pacific Bell Berry Brenda H CPA Pacific Bell Berry Masonry Pacific Bell Carpet Land Pacific Bell Good Guys Muffler Service Pacific Bell Good Guys The Pacific Bell Peterson Vic Cabinets Pacific Bell Peterson Victor H Pacific Bell 1986 Amburgeys Electric Pacific Bell Berry Bob E Pacific Bell California Rooter Pacific Bell Carpet Land Pacific Bell G K Mechanical Development Pacific Bell Peterson Vic Cabinets Pacific Bell RTF Pacific Bell 3529055-6 Page 35 FINDINGS Year Uses Source 1986 Swift Electric Pacific Bell 1980 Bourgeois B L Pacific Telephone Carpet Land Pacific Telephone Peterson Vic Cabinets Pacific Telephone or Pacific Telephone 1975 B O B Co Luskey Brothers & Co., Inc. Berry Bill R Luskey Brothers & Co., Inc. Carpet Land Luskey Brothers & Co., Inc. L T C Research Luskey Brothers & Co., Inc. Lucas Roger Luskey Brothers & Co., Inc. Peterson Vic Cabinets Luskey Brothers & Co., Inc. 1970 Berry Bill R General Telephone Co., of California Coast Glass Mirror and Screen General Telephone Co., of California Peterson Vic Cabinets General Telephone Co., of California Sandefur Engineering General Telephone Co., of California TRU TOP General Telephone Co., of California Urschel Eugene General Telephone Co., of California 1966 Harbor Plumbing Sery Pacific Telephone Owens Ted T Pacific Telephone 2036 PLACENTIA AVE Year Uses Source 2002 OFSTHRNCA Haines Company GINTER 6 ASSOC FURNISHINGS DIRECT Haines Company ELECTRIC SMITH Gr Vler Douglas U Haines Company NEWPORTCOAST Haines Company JETTYELECTRIC Haines Company VANGUARDSAIL 0 GCT Haines Company DOUGLASSMITH Haines Company CARPETLAND Haines Company SERVICE BERRY Bob E Haines Company AMERICAN MUFFLER Haines Company 2037 PLACENTIA AVE Year Uses Source 2002 XXXX Haines Company 1980 Tamco Chemical Warehouse Pacific Telephone 1975 Tamco Chemical Warehouse Luskey Brothers & Co., Inc. 1970 MD Automotive General Telephone Co., of California 3529055-6 Page 36 FINDINGS Year Uses Source 1955 Costa Mesa Furniture Manufacturing Co The Pacific Telephone and Telegraph Co. Costa Mesa Furniture Manufacturing Co The Pacific Telephone and Telegraph Co. 2040 PLACENTIA AVE Year Uses Source 2002 COSTA Haines Company ALANOCLUBOF Haines Company 1991 Alano Club Of Costa Mesa Pacific Bell 1986 Alano Of Costa Mesa Pacific Bell Alano Of Costa Mesa Pacific Bell 1980 Alano Of Costa Mesa Pacific Telephone 1975 Alano Of @Costa Mesa@ Luskey Brothers & Co., Inc. 1966 Alano of Costa Mesa Pacific Telephone 2044 PLACENTIA AVE Year Uses Source 2012 BAGEL BROTHERS BAKERY Cole Information Services 2007 GENESIS MARINE Cole Information Services 2002 MOTORS Haines Company XXXX Haines Company ANDIANIANSerosh Haines Company PYRAMID Haines Company SOUNDESECURITY Haines Company A 1 ELEGANCE Haines Company 1991 ui Optical Incorporated Pacific Bell Newport Industrial Glass Inc Pacific Bell 1986 BiOptical Incorporated Pacific Bell Rainbow Optics & Design Inc Pacific Bell 1980 Williams Chadell Pacific Telephone CORVAIRS UN LIMITE D Pacific Telephone C E Office Furniture Pacific Telephone Bi Optical Incorporated Pacific Telephone Williams Celeste Pacific Telephone 1975 Lido Castings Luskey Brothers & Co., Inc. LIDO CASTINGS Luskey Brothers & Co., Inc. Ultra Flex Company Luskey Brothers & Co., Inc. 1970 Precision Castings Inc General Telephone Co., of California 1966 Precision Castings Inc Pacific Telephone 3529055-6 Page 37 2045 PLACENTIA AVE Year 2012 2002 1995 1991 1986 1980 1975 1955 FINDINGS Uses ALLIANCE CONSTRUCTION SOOENMark CONSTRUCTION HERBS AUTO REPAIR CONSTRUCTION EMPIRE LEASING CO ALLIANCE PACIFIC METAL XXXX C & E Office Furniture Herbs Auto Repair mpire Leasing Co C&E Office Furniture Ace Equipment Repair Co C & E Office Furniture Quest Projects Kanzlr Estates Marauder Marine Chandler Garth N Strait Line Products Inc 2051 PLACENTIA AVE Year 2012 2007 2002 1995 1991 1986 1980 1975 1966 Uses UNIVERSAL WASTE SYSTEM INC CENTURY OVERHEAD DOOR CO EAGLE FLEET SERVICE COSTAMES DISPOSALINC COSTA MESA DISPOSAL INC COSTA MESA DISPOSAL INC INC From Santa Ana Telephones Call Orco Disposal Service Inc Orco Disposal Service Inc ORCO TRASH CONTAINER SERVICE INC Aurora Pac Co Source Cole Information Services Haines Company Haines Company Haines Company Haines Company Haines Company Haines Company Haines Company Pacific Bell Pacific Bell Pacific Bell Pacific Bell Pacific Bell Pacific Bell Pacific Telephone Pacific Telephone Luskey Brothers & Co., Inc. Luskey Brothers & Co., Inc. The Pacific Telephone and Telegraph Co. Source Cole Information Services Cole Information Services Cole Information Services Haines Company Haines Company Pacific Bell Pacific Bell Pacific Bell Pacific Telephone Luskey Brothers & Co., Inc. Luskey Brothers & Co., Inc. Luskey Brothers & Co., Inc. Pacific Telephone 3529055-6 Page 38 FINDINGS 2052 PLACENTIA AVE Year Uses Source 2012 BAGEL BROTHERS BAKERY Cole Information Services 2007 BAGEL BROTHERS BAKERY Cole Information Services BB BAKERY & DISTRIBUTING INC Cole Information Services 1995 Goglanlan Bakeries Inc Pacific Bell Goglanian Enterprises Pacific Bell GOGLANIAN BAKERIES INC Pacific Bell 1991 GOGLANIAN BAKERIES INC Pacific Bell Goglanian Bakeries Inc Pacific Bell Goglanian Enterprises Pacific Bell 1986 GOGLAN IAN BAE RIE S IN C Pacific Bell Goglanian Bakeries nc Pacific Bell Goglanan Enterprises Pacific Bell 1980 Gaolanian Enterprises Pacific Telephone Goglanian Manufacturing Pacific Telephone Industrial Automation Devices Pacific Telephone 1955 Berry Clarence L The Pacific Telephone and Telegraph Co. 2057 PLACENTIA AVE Year Uses Source 2002 XXXX Haines Company 1980 MARBLE IN C Pacific Telephone Marble JL Pacific Telephone 1975 MARBLE INC Luskey Brothers & Co., Inc. 1970 MARBLEINC General Telephone Co., of California 1966 MARBLE INC Pacific Telephone 1955 Schumacher Donald The Pacific Telephone and Telegraph Co. 2058 PLACENTIA AVE Year Uses Source 2002 XXXX Haines Company 1986 Berk Auto Service Pacific Bell 1980 Berkowitz Susan Pacific Telephone Berk Auto Service Pacific Telephone 1975 Berk Auto Service Luskey Brothers & Co., Inc. 1970 Berk Auto Sery General Telephone Co., of California 1966 Berk Auto Sery Pacific Telephone 3529055-6 Page 39 FINDINGS Year Uses Source 1955 Horton Roger W The Pacific Telephone and Telegraph Co. 2060 PLACENTIA AVE Year Uses Source 2012 RUFF RUFF & MEOW Cole Information Services HI TECH LIQUIDATORS Cole Information Services PAR SIGNS Cole Information Services RIDE ENGINEERING Cole Information Services OCPERSONAL TRAINING Cole Information Services 2007 AV DEN Cole Information Services PROGRESSIVE ENERGY PARTNERS LLC Cole Information Services 2 READYLIFT Cole Information Services PONCHER AUTOMOTIVE GROUP INC Cole Information Services VISION INDUSTRIES LLC Cole Information Services 2002 BEACH CIY THUNDER Haines Company B 10 DAN IMPORTING Haines Company CONDOM REVOLUTION Haines Company 1995 Beach City Thunder Pacific Bell Hempstead Cc The Pacific Bell Bottom Time Scuba Accessories Pacific Bell Billet Concepts Pacific Bell In To The Sun Pacific Bell LOM International Pacific Bell 2062 PLACENTIA AVE Year Uses Source 2002 XXXX Haines Company 1986 European Car Master Pacific Bell 1975 Cizeks Ceramics Luskey Brothers & Co., Inc. BROKENBOURGHS BUGGY WORKS Luskey Brothers & Co., Inc. 1966 INDIA RUG CO Pacific Telephone 1950 Parsons Warren S r The Pacific Telephone and Telegraph Co. 2065 PLACENTIA AVE Year Uses Source 2012 PUBLIC STORAGE Cole Information Services 2007 FIFTY 50 Cole Information Services 2002 p UBLICSTORAGE Haines Company 3529055-6 Page 40 FINDINGS Year Uses Source 1995 Public Storage Pacific Bell Costs Mesa Pacific Bell 1991 Costa Mesa Pacific Bell 1986 Costa Mesa Pacific Bell 1980 Costa Mesa Pacific Telephone 2066 PLACENTIA AVE Year Uses Source 2012 FITZGERALDS AUTO CARE CENTER Cole Information Services 2002 FITZGERALDS Haines Company 1995 Jims Garage Pacific Bell Thomas Safety Center Pacific Bell City Auto Parts Pacific Bell Adams Welding Pacific Bell A & D Welding Pacific Bell 1991 Thomas Safety Center Pacific Bell CITY AUTO PARTS Pacific Bell A & D Welding Pacific Bell 1986 Jims Garage Pacific Bell Coast Auto & Marine Rebuilders Pacific Bell CITY AUTO PARTS Pacific Bell 1980 CITY E N GIN E RE BIILDE RS Pacific Telephone CITY AUTO PARTS Pacific Telephone 1975 CITY AUTO PARTS Luskey Brothers & Co., Inc. CITY ENGINE REBUILDERS Luskey Brothers & Co., Inc. 1970 CITY AUTO PARTS General Telephone Co., of California 1966 COSTA MESA AUTO WORKS Pacific Telephone 2068 PLACENTIA AVE Year Uses Source 2002 DATSATOYOTA Haines Company REPAIR Haines Company f ITZGERALDDon Haines Company 2072 PLACENTIA AVE Year Uses Source 2012 MIKE KILBRIDE LTD Cole Information Services DICKENS JOHN INC Cole Information Services 2007 JOHN DICKENS INC Cole Information Services 3529055-6 Page 41 FINDINGS Year Uses Source 2007 RUIZ SERVICES Cole Information Services MIKE KILBRIDE LTD Cole Information Services PLACONTLA AVE 1998 PLACONTLA AVE Year Uses Source 1995 Sara Cooley Cosmetics Pacific Bell W 20TH ST 778 W 20TH ST Year Uses Source 2012 ANCHOR MOORING CO Cole Information Services 2007 ANCHOR MOORING CO Cole Information Services RICHARD TAYLOR ASSOCIATES INC Cole Information Services 2002 RICHARD&ASC Haines Company TAYLOR Haines Company BRELINJohn Haines Company ANCHOR MOORING CO Haines Company 1995 Taylor Richard & Associates Pacific Bell 1991 Development West genl contrs Pacific Bell Teletax Services Inc Pacific Bell 1986 Pacific Coast Restaurant Systems Pacific Bell Development West genlcontrs Pacific Bell 1980 Development West geni contra Pacific Telephone 1975 American Hudson Company Luskey Brothers & Co., Inc. 1970 BRIGGS S E & SON electrcl contrs General Telephone Co., of California 1966 Pulaski Rolly Architect Pacific Telephone BRIGGS S E & SON electrcl contrs Pacific Telephone BRIGGS ELECTRIC Pacific Telephone 782 W 20TH ST Year Uses Source 2012 GORMAN FRAMING & ART GALLERY Cole Information Services 2007 GORMAN FRAMING & GALLERY Cole Information Services 2002 SAUNDERSONEleanor Haines Company 00 RMAN FRAMING Haines Company 1995 Aqualube Pacific Bell 1991 Trim Treats Candy Co Pacific Bell 3529055-6 Page 42 FINDINGS Year Uses Source 1986 Graps Antiques Pacific Bell 1980 Oraps Antiques Pacific Telephone 1975 Design Two Luskey Brothers & Co., Inc. Carmens Drapery Service Luskey Brothers & Co., Inc. 1970 Tamco Chemical Warehouse General Telephone Co., of California 1966 Jayco Engineering Pacific Telephone 786 W 20TH ST Year Uses Source 2012 NEWPORT MESA SMOG BRAKE & LAMP Cole Information Services REPAI 2007 NEWPORT MESA SMOG BODY & Cole Information Services COLLISION CUSTOM MUFFLER NEWPORT MESA Cole Information Services AUTO SER 2002 HOLTZVW NEWPORT Haines Company AUTO SRV 6 SMOG NEWPRTMESAATO Haines Company 1995 Newport Auto Service & Smog Pacific Bell Holtz VW Newport Auto Service & Smog Pacific Bell Reggles Diesel Marine Engine Service Pacific Bell Ofc Pacific Bell 1991 Reggies Diesel Marine Engine Service Ofc Pacific Bell Holtz Walter N Pacific Bell Holtz V W Pacific Bell 1986 Oft Pacific Bell Ho Iz VW Pacific Bell Holt Jamie Pacific Bell 1980 Ofc Pacific Telephone Als Thomas Safety Service Pacific Telephone ALS TIIOMAS S AFE TY S E RVICE Pacific Telephone 1975 Reggies Diesel Marine Engine Service Ofc Luskey Brothers & Co., Inc. K & F Auto Marine Luskey Brothers & Co., Inc. 1970 Ford Newton General Telephone Co., of California Reggies Diesel Marine Engine Sery General Telephone Co., of California 1966 REGGIES DIESEL MARINE ENGINE SERV Pacific Telephone 788 W 20TH ST Year Uses Source 2002 XXXX Haines Company 3529055-6 Page 43 FINDINGS 789 W 20TH ST Year Uses Source 2012 SPECIALIZED SURFACES Cole Information Services TSI PROPERTY SERVICES Cole Information Services 2007 TSI PROPERTY SERVICES Cole Information Services WONDERLAND Cole Information Services TSI Cole Information Services 2002 WARLAUMONTLarry Haines Company K9 DS 9 CO 949 4 S Haines Company 1995 Warlaumont Construction Pacific Bell Stoneys Marine Canvas Pacific Bell 1991 Warlaumont Construction Pacific Bell 1986 Linda Jones Enterprises Pacific Bell Jones Linda Enterprises Pacific Bell Jones Chuck Enterprises Pacific Bell 1980 Warlaumont Construction Pacific Telephone 1975 P & S Mechanical Contractors Luskey Brothers & Co., Inc. 1970 CREDIT BUREAU REPORTS INC General Telephone Co., of California Computer Credit Corp Costa Mesa Div General Telephone Co., of California Collection Agcy of Huntington Beach The General Telephone Co., of California 1966 CREDIT BUREAU OF WESTERN ORANGE Pacific Telephone COUNTY INC COLLECTION BUREAU OF WESTERN Pacific Telephone ORANGE COUNTY CREDIT BUREAU REPORTS INC Pacific Telephone 800 W 20TH ST Year Uses Source 2002 RAUSINTL Haines Company 850 W 20TH ST Year Uses Source 2002 THOMAS Rober Haines Company 1966 Wilson Chas A Pacific Telephone 1955 Wilson Chas A The Pacific Telephone and Telegraph Co. 863 W 20TH ST Year Uses Source 2002 GAGNONDonald Haines Company 1986 Pine Kevin Pacific Bell 3529055-6 Page 44 FINDINGS Year Uses Source 1980 Gillespie David L Pacific Telephone Gillesple David Pacific Telephone Gillespie Donald E H Pacific Telephone 1975 Beadles Melvin L Luskey Brothers & Co., Inc. 1970 Beadles Melvin L General Telephone Co., of California 1966 Stephney H J Pacific Telephone 1955 Hale V H The Pacific Telephone and Telegraph Co. 870 W 20TH ST Year Uses Source 2002 ORTIZ Ullel Chaires Haines Company 0 RTIZCaros Haines Company 1995 Ortlz Carlos Pacific Bell Ortiz Uriel Chaires Pacific Bell 1980 Parenteau Steven A Pacific Telephone Parenteau Ronald J Pacific Telephone Carrole Cathy Pacific Telephone 1975 Scherbarth Steve Luskey Brothers & Co., Inc. 883 W 20TH ST Year Uses Source 2002 CHANDLER BJ Haines Company 1995 Chandler BJ Pacific Bell 1991 Chandler BJ Pacific Bell 1986 Chandler B J Pacific Bell 1980 Ciandler BJ Pacific Telephone 1975 Chandler B J Luskey Brothers & Co., Inc. 1970 Chandler Garth N General Telephone Co., of California 1966 Chandler Garth N Pacific Telephone 3529055-6 Page 45 FINDINGS TARGET PROPERTY: ADDRESS NOT IDENTIFIED IN RESEARCH SOURCE The following Target Property addresses were researched for this report, and the addresses were not identified in the research source. Address Researched Address Not Identified in Research Source 2025-2027 PLACENTIA AVE 2001, 1997, 1992, 1971, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 ADJOINING PROPERTY: ADDRESSES NOT IDENTIFIED IN RESEARCH SOURCE The following Adjoining Property addresses were researched for this report, and the addresses were not identified in research source. Address Researched Address Not Identified in Research Source 1973 FEDERAL AVE 2012, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1979 PLACENTIA AVE 1925, 1922, 1921, 1920 1973 FEDERAL AVE 2012, 2007, 2001, 1997, 1992, 1991, 1986, 1971, 1970, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1974 FEDERAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1974 PLACENTIA AVE 2012, 2007, 2001, 1997, 1992, 1975, 1971, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1974 PLACENTIA AVE 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1980 FEDERAL AVE 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1975 PLACENTIA AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1977 PLACENTIA AVE 2012, 2007, 2001, 1997, 1992, 1971, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1978 PLACENTIA AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1979 FEDERAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1979 PLACENTIA AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1980 CONTINENTAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1980 CONTINENTAL DR 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1980 FEDERAL AVE 2012, 2007, 2001, 1997, 1992, 1991, 1971, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1980 FEDERAL AVE 2012, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1980 PLACENTIA AVE 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 FINDINGS Address Researched Address Not Identified in Research Source 1980 PLACENTIA AVE 2012, 2007, 2001, 1997, 1992, 1971, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1981 PLACENTIA AVE 2012, 2007, 2001, 1997, 1995, 1992, 1986, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1981 PLACENTIA AVE 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1983 CONTINENTAL AVE 2012, 2007, 2001, 1997, 1992, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1983 CONTINENTAL DR 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921.1920 1983 FEDERAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1971, 1970, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1984 CONTINENTAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1980, 1971, 1970, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1984 CONTINENTAL DR 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1966, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1984 FEDERAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1984 PLACENTIA AVE 2012, 2007, 2001, 1997, 1992, 1971, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1984 PLACENTIA AVE 2012, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1985 PLACENTIA AVE 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1985 PLACENTIA AVE 2012, 2007, 2002, 2001, 1997, 1992, 1986, 1980, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1986 PLACENTIA AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1987 PLACENTIA AVE 2012, 2007, 2001, 1997, 1992, 1971, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1987 PLACENTIA AVE 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1989 CONTINENTAL AVE 2012, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1989 CONTINENTAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1989 FEDERAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1971, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1990 FEDERAL AVE 2012, 2007, 2001, 1997, 1992, 1991, 1986, 1980, 1971, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1996 PLACENTIA AVE 2012, 2007, 2001, 1997, 1992, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921,1920 FINDINGS Address Researched Address Not Identified in Research Source 1996 PLACENTIA AVE 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1998 PLACENTIA AVE 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1998 PLACENTIA AVE 2012, 2007, 2001, 1997, 1992, 1971, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 1998 PLACONTLA AVE 2012, 2007, 2002, 2001, 1997, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 2004 PLACENTIA AVE 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2000 CONTINENTAL AVE 2012, 2007, 2001, 1997, 1992, 1991, 1986, 1975, 1971, 1970, 1965, 1961, 1960, 2005 PLACENTIA AVE 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2000 CONTINENTAL DR 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1965, 2006 PLACENTIA AVE 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2000 FEDERAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1971, 1965, 1961, 1960, 1956, 1952, 1950, 2009 CONTINENTAL AVE 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2000 PLACENTIA AVE 2012, 2007, 2001, 1997, 1992, 1980, 1975, 1971, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2000 PLACENTIA AVE 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2004 FEDERAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1986, 1975, 1971, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2004 PLACENTIA AVE 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2005 PLACENTIA AVE 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2006 PLACENTIA AVE 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2009 CONTINENTAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1986, 1980, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2009 CONTINENTAL DR 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2009 FEDERAL AVE 2012, 2007, 2001, 1997, 1992, 1975, 1971, 1970, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2010 CONTINENTAL AVE 2012, 2007, 2001, 1997, 1992, 1991, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2010 CONTINENTAL AVE 2012, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2010 CONTINENTAL DR 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2010 FEDERAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1971, 1970, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2011 PLACENTIA 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 FINDINGS Address Researched Address Not Identified in Research Source 2011 PLACENTIA AVE 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2011 PLACENTIA AVE 2012, 2007, 2001, 1997, 1992, 1971, 1970, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2013 CONTINENTAL AVE 2012, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2013 CONTINENTAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2013 CONTINENTAL DR 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2013 FEDERAL AVE 2012, 2007, 2001, 1997, 1992, 1980, 1971, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2013 PLACENTIA AVE 2012, 2007, 2001, 1997, 1992, 1991, 1971, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2013 PLACENTIA AVE 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2013 PLACENTIA AVE A 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2014 CONTINENTAL AVE 2012, 2007, 2001, 1997, 1992, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2014 CONTINENTAL DR 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1965, 2020 FEDERAL AVE 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2014 FEDERAL AVE 2012, 2007, 2001, 1997, 1992, 1971, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2014 FEDERAL AVE 2012, 2007, 2001, 1997, 1992, 1971, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2014 FEDERAL AVE 2012, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2014 PLACENTIA AVE 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2014 PLACENTIA AVE 2012, 2007, 2001, 1997, 1992, 1986, 1971, 1970, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2019 FEDERAL 2012, 2007, 2002, 2001, 1997, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2019 FEDERAL AVE 2012, 2007, 2001, 1997, 1992, 1980, 1971, 1970, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2020 CONTINENTAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2020 CONTINENTAL DR 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2020 FEDERAL AVE 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2020 FEDERAL AVE 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 FINDINGS Address Researched Address Not Identified in Research Source 2020 PLACENTIA AVE 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2020 PLACENTIA AVE 2012, 2007, 2001, 1997, 1992, 1971, 1966, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2023 CONTINENTAL AVE 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2023 CONTINENTAL DR 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2023 FEDERAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1971, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2023 PLACENTIA AVE 2012, 2007, 2001, 1997, 1992, 1986, 1980, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2024 CONTINENTAL DR 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 2030 PLACENTIA AVE 1925, 1922, 1921, 1920 2024 FEDERAL AVE 2012, 2007, 2001, 1997, 1992, 1986, 1980, 1975, 1971, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2024 FEDERAL AVE 2012, 2007, 2001, 1997, 1992, 1986, 1980, 1975, 1971, 1965, 1961, 1960, 1956, 2029 FEDERAL AVE 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2024 PLACENTIA AVE 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 2030 CONTINENTAL AVE 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2024 PLACENTIA AVE 2012, 2007, 2002, 2001, 1997, 1992, 1971, 1966, 1965, 1961, 1960, 1956, 1952, 2030 CONTINENTAL DR 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2027 PLACENTIA AVE 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2029 CONTINENTAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 2030 PLACENTIA AVE 1922, 1921, 1920 2029 CONTINENTAL DR 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 2031 PLACENTIA AVE 1921, 1920 2029 FEDERAL AVE 2012, 2007, 2001, 1997, 1992, 1991, 1986, 1971, 1970, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2030 CONTINENTAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 2033 CONTINENTAL AVE 1925, 1922, 1921, 1920 2030 CONTINENTAL DR 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2030 FEDERAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1971, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2030 PLACENTIA AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2031 PLACENTIA AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2032 PLACENTIA AVE 2012, 2007, 2001, 1997, 1995, 1992, 1971, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2033 CONTINENTAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 FINDINGS Address Researched Address Not Identified in Research Source 2033 CONTINENTAL DR 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921,1920 2033 FEDERAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1971, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2034 CONTINENTAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1980, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921,1920 2034 CONTINENTAL DR 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921,1920 2034 FEDERAL AVE 2012, 2007, 2001, 1997, 1992, 1986, 1980, 1975, 1971, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2034 PLACENTIA AVE 2012, 2007, 2001, 1997, 1992, 1980, 1971, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2034 PLACENTIA AVE 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2035 PLACENTIA AVE 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2035 PLACENTIA AVE 2012, 2007, 2001, 1997, 1992, 1971, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2036 PLACENTIA AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2037 PLACENTIA AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1971, 1966, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2039 CONTINENTAL AVE 2012, 2007, 2001, 1997, 1992, 1991, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921,1920 2039 CONTINENTAL DR 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2039 FEDERAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1980, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2040 CONTINENTAL AVE 2012, 2007, 2001, 1997, 1992, 1986, 1980, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2040 FEDERAL AVE 2012, 2007, 2001, 1997, 1992, 1971, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2040 FEDERAL AVE 2012, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2040 PLACENTIA AVE 2012, 2007, 2001, 1997, 1995, 1992, 1971, 1970, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2043 CONTINENTAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2043 FEDERAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921,1920 2044 CONTINENTAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2044 CONTINENTAL DR 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 FINDINGS Address Researched Address Not Identified in Research Source 2044 FEDERAL AVE 2012, 2007, 2001, 1997, 1992, 1971, 1970, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2044 PLACENTIA AVE 2012, 2007, 2001, 1997, 1995, 1992, 1971, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2044 PLACENTIA AVE 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2045 PLACENTIA AVE 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2045 PLACENTIA AVE 2012, 2007, 2001, 1997, 1992, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2049 CONTINENTAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 2051 PLACENTIA AVE 1925, 1922, 1921, 1920 2049 CONTINENTAL DR 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 2052 PLACENTIA AVE 1925, 1922, 1921, 1920 2049 FEDERAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1971, 1970, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 2052 PLACENTIA AVE 1921, 1920 2050 CONTINENTAL AVE 2012, 2007, 2001, 1997, 1992, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 2053 CONTINENTAL AVE 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2050 CONTINENTAL DR 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1965, 2053 FEDERAL AVE 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921. 1920 2050 FEDERAL AVE 2012, 2007, 2001, 1997, 1992, 1971, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2051 PLACENTIA AVE 2012, 2007, 2001, 1997, 1992, 1971, 1970, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2051 PLACENTIA AVE 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2052 PLACENTIA AVE 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2052 PLACENTIA AVE 2012, 2007, 2002, 2001, 1997, 1992, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2053 CONTINENTAL AVE 2012, 2007, 2001, 1997, 1992, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2053 FEDERAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2054 CONTINENTAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2054 CONTINENTAL DR 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2054 FEDERAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1971, 1966, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2057 PLACENTIA AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1971, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2058 PLACENTIA AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1971, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2059 CONTINENTAL AVE 2012, 2007, 2001, 1997, 1992, 1986, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 FINDINGS Address Researched Address Not Identified in Research Source 2059 CONTINENTAL DR 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2059 FEDERAL AVE 2012, 2007, 2001, 1997, 1992, 1986, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2060 CONTINENTAL AVE 2012, 2007, 2001, 1997, 1992, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2060 CONTINENTAL DR 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2060 FEDERAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1971, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2060 PLACENTIA AVE 2012, 2007, 2001, 1997, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2060 PLACENTIA AVE 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2062 PLACENTIA AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1980, 1971, 1970, 1965, 1961, 1960, 1956, 1955, 1952, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2063 FEDERAL AVE 2012, 2007, 2001, 1997, 1992, 1980, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 2070 FEDERAL AVE 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2064 FEDERAL AVE 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 2072 PLACENTIA AVE 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2065 PLACENTIA AVE 2012, 2007, 2001, 1997, 1992, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 2073 FEDERAL AVE 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2065 PLACENTIA AVE 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 2074 FEDERAL AVE 1922, 1921, 1920 2066 PLACENTIA 2012, 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1966, 2074 FEDERAL AVE 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2066 PLACENTIA AVE 2007, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2066 PLACENTIA AVE 2012, 2007, 2001, 1997, 1992, 1971, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2068 PLACENTIA AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2069 FEDERAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2070 FEDERAL AVE 2012, 2007, 2001, 1997, 1992, 1971, 1966, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2072 PLACENTIA AVE 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2073 FEDERAL AVE 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2074 FEDERAL AVE 2012, 2007, 2001, 1997, 1992, 1991, 1971, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 2074 FEDERAL AVE 2012, 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 FINDINGS Address Researched Address Not Identified in Research Source 778 W 20TH ST 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 778 W 20TH ST 2012, 2007, 2001, 1997, 1992, 1971, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 782 20TH 2012, 2007, 2002, 2001, 1997, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 782 W 20TH ST 2012, 2007, 2001, 1997, 1992, 1971, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 782 W 20TH ST 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 786 W 20TH ST 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 786 W 20TH ST 2012, 2007, 2001, 1997, 1992, 1971, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 788 W 20TH ST 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 789 W 20TH ST 2012, 2007, 2001, 1997, 1992, 1971, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 789 W 20TH ST 2002, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 800 W 20TH ST 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 850 W 20TH ST 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1986, 1980, 1975, 1971, 1970, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 863 W 20TH ST 2012, 2007, 2001, 1997, 1995, 1992, 1991, 1971, 1965, 1961, 1960, 1956, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 870 W 20TH ST 2012, 2007, 2001, 1997, 1992, 1991, 1986, 1971, 1970, 1966, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 883 W 20TH ST 2012, 2007, 2001, 1997, 1992, 1971, 1965, 1961, 1960, 1956, 1955, 1952, 1950, 1946, 1945, 1941, 1936, 1930, 1926, 1925, 1922, 1921, 1920 /_1»4kiIQ K41] SUPPLEMENTAL DOCUMENTATION fir' T 110, Stantec PHASE I ESA USER'S QUESTIONNAIRE In order to qualify for protection from land owner liability under CERCLA as an innocent landowner, bona fide prospective purchaser, or contiguous property owner, ASTM standard practice E1527-05 and the federal AAI rule (40 CFR 312) require that the User of the Phase I ESA report provide certain information (if available) to the Environmental Professional completing the assessment. Failure to provide this information could result in a determination that "all appropriate inquiry" is not complete. Information that is not or cannot be provided to the Environmental Professional may be identified as a "data gap" in the Phase I ESA report. Please answer the following questions as completely as possible. Attach additional pages as needed. Return the completed questionnaire to Stantec along with the executed Authorization For services form. 2 3. Property Name: A SGL l wJ G[ V J _Tl & PropertyAddress(es): 7, Z 2,0 H4L City: SIG[ ,� State Cjzip 1 ZCP Property Owner Name:�0 VL,6, - r't� � — 20 ?,!5 _ 2ki1 Alf Property Owner Phone #: Df( Tl LlvirLL Contact For Site Access I Name: r' Y -T 5e,c (&4) Company/Organization/Titl& Phone A E -Mail Address: Environmental Cleanup Liens. Are you aware of any environmental clean the property that are filed or recorded under federal, tribal, state or local law? Yes X No If yes, describe or attach details of the lien ns 4. Activity and Land Use Limitations. Are you aware of any activity and use limitations, such as engineering controls, land use restrictions, or institutional controls that are in place at the property and/or have been filed or recorded as applicable to the property as a result of environmental contamination, investigation, cllealwp, or related matters? Yes No If yes, describe or attach details of the limitations C:lUserslkimplAppDatalLoca[1Microsoft\Windows\Ternporary Internet Files\Content. OutlooME7JZWETPhase I ESA User Question naire.doc Stantec Consulting Corporation 5. Specialized Knowledge or Experience. As the User of this PSA, do you have any specialized knowledge or experience related to the property or nearby properties? For example, are you involved in the same line of business as the current or former occupants of the property or an adjoining property, such that you would have specialized knowledge about chemicals and processes used by this type of busi ss? Yes No If yes, describe or attach details of your specialized knowledge or experience 6. Relationship of Purchase Price toFair Market Value of Property. Does the purchase price being aid for this property reasonauiy reflect the fair market value of the property? Yes No If you conclude that there is a difference, do you have any reason to believe that the reduced purchase price mr be related to contamination known or believed to be present at the property? Yes, I have reason to believe that the purchase price for the property has been reduced in comparison with the fair market value due to contamination known or believed to be present at the property? ^lo, I have no reason to believe that the purchase price for the property has been reduced in comparison with the fair market value due to contamination known or believed to be present at the property? Nut applicable, User is not involved in a purchase of the property. 7, Commonly Known or Reasonahl- Ascertainable Information. Are you aware of commonly known or reason, iy ascertain ole information about the property that would help the Environme tal Pr ssional to 'dentify conditions indicative of releases or threatened releases of hazard i:s substances or petroleum products? For example: Do you know the past uses of the property? es (describe) Do you kr,-%w of chemic::', hazardous substances or petroleum products that are present or :)!,ce were pre t at the property? Yes (describe) _ 0 0 Do you know of spills or other releases of chemicals, hazardous substances or petroleum ;products that have taken place at the property? Yes (describe) r.f Do you know of any envircamental cleanups that have taken place at the property? __Yes (describe) _ The Degree of Ohvousness of Contamination. E1527-05 and the federal AAI rule (40 CFR 312.31) require th:,, the Phase I FSA consider the degree of obviousness of the presence or likely prez,�,nce o Intamination A ine property, and the ability to detect the contamination by appro;.j late in aigaiion. I ad on your knowledge and experience related to the property, sire then,. ,;ny obvious indictors that point to the presence or likely presence of contamimi`.ion at V : property? ,s (describe' _ Availabili_y of Pr - pus Environn real Reports. Are you aware of site assessment [orts, other environmental reports, documents concerning the property and its environmental condition? Yes (describe) Signature: Name (printed): Title: Q _� Date: previous environmental , correspondence, etc. Form No. 1068-2 Commitment No.: NCS-583031-SA1 ALTA Plain Language Commitment Page Number: 1 ;` r.�. First American Title Insurance Company National Commercial Services 5 First American Way Santa Ana, CA 92707 December 31, 2012 Michelle Thrakulchavee City Ventures, LLC 1900 Quail Street Newport Beach, CA 92660 Phone: (949)258-7536 Fax: (949)200-8070 Customer Reference: 2025 Placentia Avenue Title Officer: Greg Franke Title Assistant: Phone: (909)510-6233 Phone: Email: gfranke@firstam.com Email: Order Number: NCS -583031 -SAI Escrow Officer: Patty Beverly Phone: (714)250-8455 Email: pbeverly@firstam.com Property: Shauna Smith (909)510-6215 shaunsmith@firstam.com 2025 Placentia Avenue, Costa Mesa, CA Attached please find the following item(s): Commitment Thank You for your confidence and support. We at First American Title Insurance Company maintain the fundamental principle: Customer First. First American rifle Insurance Company Form No. 1068-2 Commrbment No.: NCS-583031-SAl ALTA Plain Language Commitment Page Number: 2 First American Title Insurance Company INFORMATION The Title Insurance Commitment is a legal contract between you and the company. It is issued to show the basis on which we will issue a Title Insurance Policy to you. The Policy will insure you against certain risks to the land title, subject to the limitations shown in the policy. The Company will give you a sample of the Policy form, if you ask. The Commitment is based on the land title as of the Commitment Date. Any changes in the land title or the transaction may affect the Commitment and the Policy. The Commitment is subject to its Requirements, Exceptions and Conditions. This information is not part of the title insurance commitment. TABLE OF CONTENTS Agreement to Issue Policy Schedule A Page 3 1. Commitment Date 4 2. Policies to be Issued, Amounts and Proposed Insured 4 3. Interest in the Land and Owner 4 4. Description of the Land 4 Schedule B-1 - Requirements Schedule B-2 - Exceptions Conditions YOU SHOULD READ THE COMMITMENT VERY CAREFULLY. If you have any questions about the Commitment, please contact the issuing office. Form No. 1068-2 Commitment No.: NCS -583031 -SAI ALTA Plain Language Commitment Page Number: 3 COMMITMENT FOR TITLE INSURANCE Issued by F%rst'Amerkan TINe Insurance Company Agreement to Issue Policy We agree to issue a policy to you according to the terms of this Commitment. When we show the policy amount and your name as the proposed insured in Schedule A, this Commitment becomes effective as of the Commitment Date shown in Schedule A. If the Requirements shown in this Commitment have not been met within six months after the Commitment Date, our obligation under this Commitment will end. Also, our obligation under this Commitment will end when the Policy is issued and then our obligation to you will be under the Policy. Our obligation under this Commitment is limited by the following: The Provisions in Schedule A. The Requirements in Schedule B-1. The Exceptions in Schedule B-2. The Conditions. This Commitment is not valid without Schedule A and Sections 1 and 2 of Schedule B. Form No. 1068-2 ALTA Plain Language Commitment 1. 2. 3 4. SCHEDULE A Commitment Date: December 13, 2012 at 7:30 A.M. Policy or Policies to be issued: (A) ALTA Standard Owner's Policy - 2006 Proposed Insured: To Be Determined (B) ALTA Extended Loan Policy - 2006 Proposed Insured: To Be Determined Commitment No.: NCS-583031-SAl Page Number: 4 (A) The estate or interest in the land described in this Commitment is: Fee as to Parcel A Easement as to Parcel B (B) Title to said estate or interest at the date hereof is vested in: Amount $To Be Determined $To Be Determined 126 Properties, LLC a California limited liability company, subject to item #14 The land referred to in this Commitment is situated in the City of Costa Mesa, County of Orange, State of California, and is described as follows: PARCEL A: PARCELS 1 AND 2 AS SHOWN ON PARCEL MAP 80-381, FILED IN BOOK 149, PAGES 1 AND 2 OF PARCEL MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. EXCEPTING THEREFROM AN UNDIVIDED ONE-HALF INTEREST IN AND TO ALL OIL, MINERALS AND HYDROCARBON SUBSTANCES OF EVERY KIND AND NATURE LOCATED IN AND UNDER SAID LAND, BUT WITHOUT THE RIGHT OF SURFACE ENTRY TO TAKE OR RECOVER THE SAME, AS RESERVED IN DEED RECORDED AUGUST 20, 1951, AS INSTRUMENT NO. 42721, IN BOOK 2219, PAGE 60 OF OFFICIAL RECORDS. PARCEL B: AN EASEMENT FOR INGRESS AND EGRESS AND FOR UTILITIES OVER THE NORTHERLY 12 FEET OF THE SOUTH HALF OF LOT 13 IN BLOCK A OF TRACT NO. 612, COSTA MESA TERRACE, AS PER MAP RECORDED IN BOOK 20, PAGES 1 AND 2 OF MISCELLANEOUS MAPS, ORANGE COUNTY RECORDS. APN: 422-291-10 Form No. 1058-2 ALTA Plain Language Commitment SCHEDULE B SECTION ONE REQUIREMENTS The following requirements must be met: Commitment No.: NCS-583031-SAl Page Number: 5 (A) Pay the agreed amounts for the interest in the land and/or the mortgage to be insured. (B) Pay us the premiums, fees and charges for the policy. (C) Documents satisfactory to us creating the interest in the land and/or the mortgage to be insured must be signed, delivered and recorded. (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions. (E) Releases(s) or Reconveyance(s) of Item(s): 12 (F) Other: None (G) You must give us the following information: 1. Any off record leases, surveys, etc. 2. Statement(s) of Identity, all parties. 3. Other: None The following additional requirements, as indicated by "X", must be met: [X] (H) Provide information regarding any off -record matters, which may include, but are not limited to: leases, recent works of improvement, or commitment statements in effect under the Environmental Responsibility Acceptance Act, Civil Code Section 850, et seq. The Company's Owner's Affidavit form(as provided by company) must be completed and submitted prior to close in order to satisfy this requirement. This Commitment will then be subject to such further exceptions and/or requirements as may be deemed necessary. [] (I) An ALTA/ACSM survey of recent date, which complies with the current minimum standard detail requirements for ALTA/ACSM land title surveys, must be submitted to the Company for review. This Commitment will then be subject to such further exceptions and/or requirements as may be deemed necessary. [X] (3) The following LLC documentation is required: (i) a copy of the Articles of Organization (il) a copy of the Operating Agreement, if applicable (iii) a Certificate of Good Standing and/or other evidence of current Authority to Conduct Business within the State (iv) express Company Consent to the current transaction Form No. 1068-2 ALTA Plain Language Commitment commitment No.: NCS-583031-SA1 Page Number: 6 [] (K) The following partnership documentation is required : (1) a copy of the partnership agreement, including all applicable amendments thereto (ii) a Certificate of Good Standing and/or other evidence of current Authority to Conduct Business within the State (iii) express Partnership Consent to the current transaction [] (L) The following corporation documentation is required: (i) a copy of the Articles of Incorporation (ii) a copy of the Bylaws, including all applicable Amendments thereto (iii) a Certificate of Good Standing and/or other evidence of current Authority to Conduct Business within the State (iv) express Corporate Resolution consenting to the current transaction [X] (M) Based upon the Company's review of that certain partnership/operating agreement dated Not disclosed for the proposed insured herein, the following requirements must be met: Any further amendments to said agreement must be submitted to the Company, together with an affidavit from one of the general partners or members stating that it is a true copy, that said partnership or limited liability company is in full force and effect, and that there have been no further amendments to the agreement. This Commitment will then be subject to such further requirements as may be deemed necessary. [] (N) A copy of the complete lease, as referenced in Schedule A, #3 herein, together with any amendments and/or assignments thereto, must be submitted to the Company for review, along with an affidavit executed by the present lessee stating that it is a true copy, that the lease is in full force and effect, and that there have been no further amendments to the lease. This Commitment will then be subject to such further requirements as may be deemed necessary. [X] (0) Approval from the Company's Underwriting Department must be obtained for issuance of the policy contemplated herein and any endorsements requested thereunder. This Commitment will then be subject to such further requirements as may be required to obtain such approval. [] (P) Potential additional requirements, if ALTA Extended coverage is contemplated hereunder, and work on the land has commenced prior to close, some or all of the following requirements, and any other requirements which may be deemed necessary, may need to be met: [] (Q) The Company's "Mechanic's Lien Risk Addendum" form must be completed by a Company employee, based upon information furnished by the appropriate parties involved. [] (R) The Company's "Indemnity Agreement I" must be executed by the appropriate parties. [] (S) Financial statements from the appropriate parties must be submitted to the Company for review. [] (T) A copy of the construction contract must be submitted to the Company for review. [] (U) An inspection of the land must be performed by the Company for verification of the phase of construction. Form No. 1068-2 ALTA Plain Language Commitment SCHEDULE S SECTION TWO EXCEPTIONS Commitment No.: NCS-583031-SAl Page Number: 7 Any policy we issue will have the following exceptions unless they are taken care of to our satisfaction. The printed exceptions and exclusions from the coverage of the policy or policies are set forth in Exhibit A attached. Copies of the policy forms should be read. They are available from the office which issued this Commitment. 1. 2. 3. 4. General and special taxes and assessments for the fiscal year 2012-2013. First Installment: Penalty: Second Installment: Penalty: Tax Rate Area: A. P. No.: $8,878.05, PAID $0.00 $8,878.05, PAYABLE $0.00 15-039 422-291-10 The lien of supplemental taxes, if any, assessed pursuant to Chapter 3.5 commencing with Section 75 of the California Revenue and Taxation Code. Water rights, claims or title to water, whether or not shown by the public records. Rights of the public in and to that portion of the land lying within any public streets, roads and/or highways. S. General plan limitations, covenants, conditions, restrictions, reservations, exceptions, terms, liens or charges, but deleting any covenant, condition or restriction indicating a preference, limitation or discrimination based on race, color, religion, sex, handicap, familial status, national origin, sexual orientation, marital status, ancestry, source of income or disability, to the extent such covenants, conditions or restrictions violate Title 42, Section 3604(c), of the United States Codes contained in deeds of other lots in said tract, an example of which can be found in the deed from The First National Bank of Santa Ana, recorded December 18, 1924, in Book 549 of Deeds, Page 232. Lawful restrictions under state and federal law on the age of occupants in senior housing or housing for older persons shall not be construed as restrictions based on familial status. 6. 7. 8. The terms, provisions and easement(s) contained in the document entitled "Agreement Creating Easement" recorded September 11, 1959, as Instrument No. 148752, in Book 4878, Page 188 of Official Records. An easement for street and highway and incidental purposes, recorded November 8, 1967, as INstrument No. 5901, in Book 8429, Page 964 of Official Records. In Favor of: City of Costa Mesa Affects: as described therein The fact that the land lies within the boundaries of the Area No. 2 Redevelopment Project Area, as disclosed by the document recorded December 10, 1979, as Instrument No. 11557, in Book 13427, Page 402 of Oficial Records. Form No. 1068-2 ALTA Plain Language Commitment Commitment No.: NCS -583031 -SAI Page Number: 8 The terms and provisions contained in the document entitled "Notice and Declaration of Land Use Restrictions" recorded July 3, 1980, as Instrument No. 5224, in Book 13656, Page 584 of Official Records. 10. An easement shown or dedicated on the map of Parcel Map No. 80-381 recorded August 1, 1980, and on file in Book 149, Pages 1 and 2, of Parcel Maps. For: proposed ingress, egress, utility and drainage and incidental purposes. 11. An easement for ingress, egress and public utilities and incidental purposes, recorded September 4, 1980, as Instrument No. 4316, in Book 13729, Page 492 of Official Records. In Favor of: Frank L. McGavran, et al Affects: as described therein 12. A Deed of Trust to secure an original indebtedness of $1,546,000.00 recorded January 31, 2006, as Instrument No. 2006000071533 of Official Records. Dated: January 25, 2006 Trustor: 126 Properties, LLC a California limited liability company Trustee: American Security Bank Beneficiary: American Security Bank 13. The terms and provisions contained in the document entitled "Notice and Declaration of Land Use Restriction" recorded May 30, 2006, as Instrument No. 2006000361601 of Official Records. 14. Prior to the issuance of any policy of title insurance, the Company will require: A satisfactory affidavit -death of trustee establishing the fact of death of Sylvester J. Cook, (prior vestee) be recorded in the public records to terminate his interest from deeds recorded April 18, 1977, as Instrument No. 25403, in Book 12151, Page 1959 and re-recorded May 31, 1977, as Instrument No. 50518, in Book 12219, Page 1129 and deed recorded December 20, 1984, as Instrument No. 84-525078, all of official Records. 15. Rights of parties in possession. Form No. 1068-2 ALTA Plain Language Commitment INFORMATIONAL NOTES 1. The property covered by this report is vacant land. Commitment No.: NGS -583031 -SAI Page Number: 9 2. According to the public records, there has been no conveyance of the land within a period of twenty-four months prior to the date of this report, except as follows: None 3. This preliminary report/commitment was prepared based upon an application for a policy of title insurance that identified land by street address or assessor's parcel number only. It is the responsibility of the applicant to determine whether the land referred to herein is in fact the land that is to be described in the policy or policies to be issued. The map attached, if any, may or may not be a survey of the land depicted hereon. First American Title Insurance Company expressly disclaims any liability for loss or damage which may result from reliance on this map except to the extent coverage for such loss or damage is expressly provided by the terms and provisions of the title insurance policy, if any, to which this map is attached. *****To obtain wire instructions for deposit offends to your escrow file please contact your Escrow Officer. ***** Form No. 1068-2 Commitment No.: NCS -583031 -SAI ALTA Plain Language Commitrnent Page Number: 10 CONDITIONS 1. DEFINITIONS (a)"Mortgage" means mortgage, deed of trust or other security instrument. (b)"Public Records" means title records that give constructive notice of matters affecting the title according to the state law where the land is located. 2. LATER DEFECTS The Exceptions in Schedule B - Section Two may be amended to show any defects, liens or encumbrances that appear for the first time in the public records or are created or attached between the Commitment Date and the date on which all of the Requirements (a) and (c) of Schedule B - Section One are met. We shall have no liability to you because of this amendment. 3. EXISTING DEFECTS If any defects, liens or encumbrances existing at Commitment Date are not shown in Schedule B, we may amend Schedule B to show them. If we do amend Schedule B to show these defects, liens or encumbrances, we shall be liable to you according to Paragraph 4 below unless you knew of this information and did not tell us about it in writing. 4. LIMITATION OF OUR LIABILITY Our only obligation is to issue to you the Policy referred to in this Commitment, when you have met its Requirements. If we have any liability to you for any loss you incur because of an error in this Commitment, our liability will be limited to your actual loss caused by your relying on this Commitment when you acted in good faith to: comply with the Requirements shown in Schedule B - Section One or eliminate with our written consent any Exceptions shown in Schedule B - Section Two. We shall not be liable for more than the Policy Amount shown in Schedule A of this Commitment and our liability is subject to the terms of the Policy form to be issued to you. 5. CLAIMS MUST BE BASED ON THIS COMMITMENT Any claim, whether or not based on negligence, which you may have against us concerning the title to the land must be based on this commitment and is subject to its terms. Form No. 1068-2 Commitment No.: NCS -583031 -SAI ALTA Plain Language Commitment Page Number: 11 0 '"4,.r, FiistAmm caa Title Prlvaqf Infarmatlan We Are Commltted to Safeguarding Customer Information in order to better serve your needs now and In the future, we may ask you to provide us with certain Information. We understand that you may be concerned about what we will do with such Information - particularly any personal or financial information. We agree that you have a right to know how we will utilize the personal Information you provide to us. Therefore, together with our subsidiaries we have adopted this Privacy Policy to govern the use and handling of your personal information. Applicability This Privacy Policy governs our use of the information that you provide to us. it does not govern the manner In which we may use Information we have obtained from any other source, such as Information obtained from a public record or from another person or entity. First American has also adopted broader guidelines that govern our use of personal information regardless of its source. First American tags these guidelines its Fair Information Values. Types of Information Depending upon which of our services you are utilising, the types of nonpublic personal information that we may collect include: • Information we receive from you on applications, forms and in other communications to us, whether In writing, In person, by telephone or any other means; • Information about your transactions with us, our affiliated companies, or others; and • Information we receive from a consumer reporting agency. Use of Information We request Information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we mrfl not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or service you have requested of us; or (2) as permitted by law. We may, however, store such Information indefinitely, including the period after which any customer relationship has ceased. Such Information may be used for any Internal purpose, such as quality control efforts or customer analysis. We may also provide all of the types of nonpublic personal Information listed above to one or more of our affiliated companies. Such affiliated companies include financial service providers, such as title insurers, property and casualty insurers, and trust and investment advisory companies, or companies Involved In real estate services, such as appraisal companies, home warranty companies and escrow companies. Furthermore, we may also provide all the information we collect, as described above, to companies that perform marketing services on our behalf, on behalf of our affiliated companies or to other financial Institutions with whom we or our affullated companies have joint marketing agreements. Former Customers Even y you are no longer our customer, our Privacy Policy will continue to apply to you. Confidentiality and Security We will use our best efforts to ensure that no unauthorized parties have access to any of your Infaumation. We restrict access to nonpublic personal information about you to those Individuals and enmities who need to know that information to provide products or services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and In accordance with this Privacy Policy and First American's Fair Information Values. We currently maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal information. Information Obtalned Through Our Web Site First American Financial Corporation is sensitive to privacy Issues an the Internet. We believe it Is important you know how we treat the Information about you we receive on the Internet. In general, you can visit First American or its affiliates' Web sites on the World Ode Web without telling us who you are or revealing any information about yourself. Our Web servers tolled the domain names, not the e-mail addresses, of visitors. This Information Is aggregated to measure the number of visits, average time spent on the site, pages viewed and similar Information, First American uses this information to measure the use of our site and to develop Ideas to Improve the content of our site. There are times, however, when we may need infur nation from you, such as your name and email address. When Informatlon 1s needed, we will use our best efforts to let you know at the time of collection how we will use the personal Information. Usually, the personal Information we collect Is used only by us to respond to your Inquiry, process an order or allow you to access specific acoount/profiie Information. if you choose to share arty personal Information with us, we will only use it In accordance with the policies outlined above Business Relationships First American Financial Corporation's site and its affillatEe sites may contain links to other Web sites. While we try to link only to sites that share our high standards and rasped far privacy, we are not responsible for the content or the privacy practices employed by other sites. Cookies Some of First American's Web sites may make use of'coDW' technology to measure site activity and to customize information to your personal tastes. A cookie is an element of data that a Web site can send to your browser, which may then store the cookie on your hard drive. FirstAnn.mm uses stored cookies. The goal of this technology Is to better serve you when vlskdng our site, save you time when you are here and to provide you with a more meaningful and productive Web site experience. Fair InfomaUon Values Fairness We consider consumer expectations about their privacy In all our businesses. We only offer products and services that assure a favorable balance between consumer benefits and consumer privacy. Public Record We believe that an open public record creates significant value for society, enhances consumer choice and creates consumer opportunity. We actively support an open public record and emphasize its importance and contribution to our economy. Use We believe we should behave responsibly when we use information about a consumer In our business. We will obey the laws gumming the collection, use and dissemination of data. Accuracy We will take reasonable steps to help assure the accuracy of the data we collect, use and disseminate. Where possible, we will take reasonable steps to correct Inaccurate information. When, as with the public record, we cannot correct inaccurate information, we will take all reasonable steps to assist consumers In identifying the source of the erroneous data so that the consumer can secure the required corrections. Educatlon We endeavor to educate the users of our products and services, our employees and others in our Industry about the importance of consumer privacy. We will Instruct our employees on our fair Information values and an the responsible collection and use of data. We will encourage others in our Industry to coiled and use information in a responsible manner. Security we will maintain appropriate facilities and systems to protect against unauthorized access to and corruption of the data we maintain. Form 50 -PRIVACY (811109) Page 1 of 1 Privacy Information (2001-2010 First American Financial Corporation) Form No. 1068-2 Commitment No.: NCS -583031 -SAI ALTA Plain Language Commitment Page Number: 12 EXHIBIT A LIST OF PRINTED EXCEPTIONS AND EXCLUSIONS (BY POLICY TYPE) 1. CALIFORNIA LAND TITLE ASSOCIATION STANDARD COVERAGE POLICY -1990 SCHEDULE B EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. Proceedings by a public agency which may result in taxes or assessments, or notice of such proceedings, whether or not shown by the records of such agency or by the public records. 2. Any fads, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession thereof. 3. Easements, Ivens or encumbrances, or claims thereof, which are not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other fads which a correct survey would disclose, and which are not shown by the public records. S. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the public records. EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attomeys' fees or expenses which arise by reason of: 1. (a) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (t) the occupancy, use, or enjoyment of the land; (fl) the character, dimensions or location of any improvement now or hereafter erected on the land; (Ili) a separation in ownership or a change In the dimensions or area of the land or any parcel of which the land is or was a part; or (Iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the advent that a notice of the enforcement thereof or a notice of a defect; lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims or other matters: (a) whether or not recorded in the public records at Date of Policy, but created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded In the public records at Date of Policy, but known to the insured claimant and not disclosed In writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the Insured claimant; (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the Insured claimant had paid value for the insured mortgage or for the estate or interest insured by this policy. 4. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the inability or failure of any subsequent owner of the indebtedness, to comply with applicable "doing business" lays of the state in which the land is situated. 5. Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth in lending law. 6. Any claim, which arises out of the transaction vesting in the Insured the estate or interest insured by their policy or the transaction creating the interest of the insured lender, by reason of the operation of federal bankruptcy, state insolvency or similar creditors' rights laws. 2. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY FORM B - 1970 SCHEDULE OF EXCLUSIONS FROM COVERAGE I Any law, ordinance or governmental regulation (including but not limited to building and zoning ordinances) restricting or regulating or prohibiting the occupancy, use or enjoyment of the land, or regulating the character, dimensions or location of any improvement now or hereafter erected on the land, or prohibiting a separation in ownership or a reduction in the dimensions of area of the land, or the effect of any violation of any such law, ordinance or governmental regulation. 2. Rights of eminent domain or governmental rights of police power unless notice of the exercise of such rights appears in the public records at Date of Policy. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company and not shown by the public records but known to the insured claimant either at Date of Policy or at the date such claimant acquired an estate or Interest insured by this policy and not disclosed in writing by the insured claimant to the Company prior to the date such insured claimant became an insured hereunder; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the estate or interest insured by this policy. 3. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY FORM B - 1970 WITH REGIONAL EXCEPTIONS When the American Land Title Association policy is used as a Standard Coverage Policy and not as an Extended Coverage Policy the exclusions set forth in paragraph 2 above are used and the following exceptions to coverage appear in the policy. SCHEDULE B Form No. 1069-2 ALTA Plain Language Commitment Commitment No.: NCS -5B3031 -SAI Page Number: 13 This policy does not insure against loss or damage by reason of the matters shown in parts one and two following: Part One 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. 2. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. 3. Easements, claims of easement or encumbrances which are not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by public records. 5. Unpatented mining claims; reservations or exceptions in patients or In Acis authorizing the issuance thereof; water rights, claims or title to water. 6. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 4. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY - 1970 WITH A.LTJL ENDORSEMENT FORM 1 COVERAGE SCHEDULE OF EXCLUSIONS FROM COVERAGE Any law, ordinance or governmental regulation (including but not limited to building and zoning ordinances) restricting or regulating or prohibiting the occupancy, use or enjoyment of the land, or regulating the character, dimensions or location of any Improvement now or hereafter erected on the land, or prohibiting a separation in ownership or a reduction in the dimensions or area of the land, or the effect of any violation of any such law ordinance or governmental regulation. 2. Rights of eminent domain or governmental rights of police power unless notice of the exercise of such rights appears in the public records at Date of Policy. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed or agreed to by the insured claimant, (b) not known to the Company and not shown by the public records but known to the insured claimant either at Date of Policy or at the date such claimant acquired an estate or interest insured by this policy or acquired the insured mortgage and not disclosed in writing by the insured claimant to the Company prior to the date such insured claimant became an Insured hereunder, (c) resulting In no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy (except to the extent insurance is afforded herein as to any statutory lien for labor or material or to the extent insurance Is afforded herein as to assessments for street Improvements under construction or completed at Date of Policy). 4. Unenforceability of the lien of the insured mortgage because of failure of the insured at Date of Policy or of any subsequent owner of the indebtedness to comply with applicable "doing business" laws of the state in which the land is situated. S. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY - 1970 WITH REGIONAL EXCEPTIONS When the American Land Title Association Lenders Policy is used as a Standard Coverage Policy and not as an Extended Coverage Policy, the exclusions set forth in paragraph 4 above are used and the following exceptions to coverage appear In the policy. SCHEDULE B This policy does not insure against loss or damage by reason of the matters shown in parts one and two following: Part One 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. 2. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. 3. Easements, claims of easement or encumbrances which are not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by public records. 5. Unpatented mining claims; reservations or exceptions In patents or in Acts authorizing the issuance thereof; water rights, claims or title to water. 6. Any lien, or right to a lien, for services, labor or material theretofore or hereafter furnished, Imposed by law and not shown by the public records. 6. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY -1992 WITH A.L.T.A. ENDORSEMENT FORM 1 COVERAGE EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of: 1. (a) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (i) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy; (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affedting the land has been recorded in the public records at Date of Policy. Form No. 1068-2 Commitment No.: NCS-583031-SAl ALTA Plain Language Commitment Page Number: 14 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims, or other matters: (a) whether or not recorded in the public records at Date of Policy, but created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy (except to the extent that this policy insures the priority of the lien of the insured mortgage over any statutory lien for services, labor or material or the extent insurance is afforded herein as to assessments for street Improvements under construction or completed at date of policy); or (e) resulting in loss or damage which would not have been sustained If the Insured claimant had paid value for the insured mortgage. 4. Unenforceability of the lien of the insured mortgage because of the Inability or failure of the insured at Date of Policy, or the Inability or failure of any subsequent owner of the indebtedness, to comply with the applicable "doing business" laws of the state In which the land is situated. 5. Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and Is based upon usury or any consumer credit protection or truth in lending law. 6. Any statutory lien for services, labor or materials (or the claim of priority of any statutory lien for services, labor or materials over the lien of the insured mortgage) arising from an improvement or work related to the land which is contracted for and commenced subsequent to Date of Policy and Is not financed in whole or in part try proceeds of the Indebtedness secured by the Insured mortgage which at Date of Policy the insured has advanced or is obligated to advance. 7. Any claim, which arises out of the transaction creating the interest of the mortgagee insured by this policy, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that is based on: (€) the transaction creating the interest of the insured mortgagee being deemed a fraudulent conveyance or fraudulent transfer; or (ii) the subordination of the interest of the insured mortgagee as a result of the application of the doctrine of equitable subordination; or (iii) the transaction creating the interest of the insured mortgagee being deemed a preferential transfer except where the preferential transfer results from the failure: (a) to timely record the instrument of transfer; or (b) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. 7. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY - 1992 WITH REGIONAL EXCEPTIONS When the American Land Title Association policy Is used as a Standard Coverage Policy and not as an Extended Coverage Policy the exclusions set forth In paragraph 6 above are used and the following exceptions to Coverage appear in the policy. SCHEDULES This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. 2. Any facts, rights, Interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. 3. Easements, claims of easement or encumbrances which are not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by public records. 5. Unpatented mining claims; reservations or exceptions In patents or in Acts authorizing the Issuance thereof, water rights, claims or title to water. 6. Any lien, or right to a lien, for services, labor or material theretofore or hereafter furnished, imposed by law and not shown by the public records. S. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY -1992 EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys'fees or expenses which artse by reason of: 1. (a) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (i) the occupancy, use, or enjoyment of the land; (I€) the character, dimensions or location of any Improvement now or hereafter erected on the land; (Iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land Is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not exduding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims, or other matters: (a) created, suffered, assumed or agreed to by the insured claimant; (b) not (mown to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy; or Form No. 1068-2 ALTA Plain Language Commitment Commitment No.: NCS-583031-SAl Page Number: 15 (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the estate or interest Insured by this policy. Any claim, which arises out of the transaction vesting in the insured the estate or interest insured by this policy, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that is based on: (i) the transaction creating the estate or interest insured by this policy being deemed a fraudulent conveyance or fraudulent transfer; or (ii) the transaction creating the estate or interest insured by this policy being deemed a preferential transfer except where the preferential transfer results from the failure; (a) to timely record the instrument of transfer; or (b) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. 9. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY -1992 WITH REGIONAL EXCEPTIONS When the American Land Title Association policy is used as a Standard Coverage Policy and not as an Extended Coverage Policy the exclusions set forth in paragraph 8 above are used and the following exceptions to coverage appear in the policy. SCHEDULE This policy does not insure against loss or damage (and the Company will not pay casts, attorneys' fees or expenses) which arise by reason of: Part One: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. 2. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. 3. Easements, claims of easement or encumbrances which are not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by public records. 5. Unpatented mining claims; reservations or exceptions in patents or in Acts authorizing the issuance thereof; water rights, claims or title to water. 6. Any lien, or right to a lien, for services, labor or material theretofore or hereafter furnished, Imposed by law and not shown by the public records. ALTA RESIDENTIAL TITLE INSURANCE POLICY (6-1-87) EXCLUSIONS In addition to the Exceptions in Schedule B, you are not insured against loss, costs, attorneys' fees, and expenses resulting from: 1. Governmental police power, and the existence or violation of any law or government regulation. This includes building and zoning ordinances and also laws and regulations concerning: (a) and use (b) Improvements on the land (c) and division (d) environmental protection This exclusion does not apply to violations or the enforcement of these matters which appear in the public records at Policy Date. This exclusion does not limit the zoning coverage described in Items 12 and 13 of Covered Title Risks. 2. The right to take the land by condemning it, unless: (a) a notice of exercising the right appears in the public records on the Policy Date (b) the taking happened prior to the Policy Date and is binding on you if you bought the land without knowing of the taking 3. Title Risks: (a) that are created, allowed, or agreed to by you (b) that are known to you, but not to us, on the Policy Date — unless they appeared In the public records (c) that result in no loss to you (d) that first affect your title after the Policy Date -- this does not limit the labor and material lien coverage in Iters 8 of Covered Title Risks 4. Failure to pay value for your title. 5. Lack of a right: (a) to any land outside the area specifically described and referred to in Item 3 of schedule A OR (b) In streets, alleys, or waterways that touch your land This exclusion does not limit the access coverage in Item 5 of Covered Title Risks. 11. EAGLE PROTECTION OWNER'S POLICY CLTA HOMEOWNER'S POLICY OF TITLE INSURANCE - 1996 ALTA HOMEOWNER'S POLICY OF TITLE INSURANCE -1998 Covered Risks 14 (Subdivision Law Violation). 15 (Building Permit). 16 (Zoning) and 18 (Encroachment of boundary walls or fences) are subject to Deductible Amounts and Maximum Dollar Limits of Liability Form No. 1068-2 ALTA Plain Language Commitment EXCLUSIONS Commitment No.: NCS -583031 -SAI Page Number: 16 In addition to the Exceptions in Schedule B, you are not insured against loss, costs, attorneys' fees, and expenses resulting from: 1. Governmental police power, and the existence or violation of any law or government regulation. This includes ordinances, laws and regulations concerning: a. building c. land use e. land division b. zoning d. improvements on the land f. environmental protection This exclusion does not apply to violations or the enforcement of these matters If notice of the violation or enforcement appears in the Public Records at the Policy Date. This exclusion does not limit the coverage described in Covered Risk 14, 15, 16, 17 or 24. 2. The failure of Your existing structures, or any part of them, to be constructed in accordance with applicable building codes. This Exclusion does not apply to violations of building codes if notice of the violation appears in the Public Records at the Policy Date. 3. The right to take the Land by condemning it, unless: a. a notice of exercising the right appears in the Public Records at the Policy Date; or b. the taking happened before the Policy Date and Is binding on You if You bought the Land without Knowing of the taking. 4. Risks: a. that are created, allowed, or agreed to by You, whether or not they appear in the Public Records; b. that are Known to You at the Policy Date, but not to Us, unless they appear In the Public Records at the Policy Date; c. that result in no loss to You; or d. that first occur after the Policy Date - this does not limit the coverage described in Covered Risk 7, 8.d, 22, 23, 24 or 25. 5. Failure to pay value for Your Title. 6. Lack of a right: a. to any Land outside the area specifically described and referred to in paragraph 3 of Schedule A; and b. In streets, alleys, or waterways that touch the Land. This exclusion does not limit the coverage described in Covered Risk 1i or 18. 12. THIRD GENERATION EAGLE LOAN POLICY AMERICAN LAND TITLE ASSOCIATION EXPANDED COVERAGE RESIDENTIAL LOAN POLICY (1/01/08) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land; (10 the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or(iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5, 6, 13(c), 13(d), 14 or 16. (b)Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 5, 6, 13(c), 13(d), 14 or 16. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Clalmarrt prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to slate of Policy (however, this does not modify or limit the coverage provided under Covered Risk 31, 16, 17, 18, 19, 20, 21, 22, 23, 24, 27 or 28); or (e) resulting in loss or damage which would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage. 4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable doing business laws of the slate where the Land is situated. 5. Invalidity or unenforceabllity in whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and Is based upon usury, or any consumer credit protection or truth -in -lending law. This Exclusion does not modify or limit the coverage provided in Covered Risk 26. 6. Any claim of invalidity, unenforceability or lack of priority of the lien of the Insured Mortgage as to Advances or modifications made after the Insured has Knowledge that the vestee shown in Schedule A is no longer the owner of the estate or interest covered by this policy. This Exclusion does not modify or limit the coverage provided In Covered Risk 11. 7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching subsequent to Date of Policy. This Exclusion does not modify or limit the coverage provided in Covered Risk 11(b) or 25. 8. The failure of the residential structure, or any portion of L, to have been constructed before, on or after Date of Policy in accordance with applicable building codes. This Exclusion does not modify or limit the coverage provided in Covered Risk 5 or 6. 13. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY - 2006 EXCLUSIONS FROM COVERAGE The following matters are expressly exduded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of. 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to Form No. 1068-2 ALTA Plain Language Commitment Commitment No.: NCS -583031 -SAI (i) the occupancy, use, or enjoyment of the Land; (10 the character, dimensions, or location of any improvement erected on the Land; (111) the subdivision of land; or (iv) environmental protection; Page Number: 17 or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk S. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or B. 3. Defectis, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 11, 13, or 14); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage. 4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable doing - business laws of the state where the Land is situated. 5. Invalidity or unenforceablllty In whole or In part of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and is based upon usury or any consumer credit protection or truth -In -lending law. 6. Any claim, by reason of the operation of federal bankruptcy, state Insolvency, or similar creditors' rights laws, that the transaction creating the lien of the Insured Mortgage, is (a) a fraudulent conveyance or fraudulent transfer, or (b) a preferential transfer for any reason not stated in Covered Risk 13(b) of this policy. 7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the Insured Mortgage In the Public Records. This Exclusion does not modify or limit the coverage provided under Covered Risk 11(b). 14. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY - 7006 WITH REGIONAL EXCEPTIONS When the American Land Tale Association policy Is used as a Standard Coverage Policy and not as an Extended Coverage Policy the exclusions set forth in paragraph 13 above are used and the following exceptions to coverage appear In the policy. SCHEDULE B This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of: 1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land, 3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records. 4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land surrey of the Land and not shown by the Public Records. 5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records, I.S. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY - 2006 EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (i) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (ii)i the subdivision of land; or (iv) environmental protection;or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. Form No. 1068-2 ALTA Plain Language Commitment Commitment No.: NCS-583031-SAl Page Number: 18 (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed In writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or awted subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risks 9 and 10); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4. Any claim, by reason of the operation of federal bankruptcy, state Insolvency, or similar creditors rights laws, that the transaction vesting the Title as shown in Schedule A, Is (a) a fraudulent conveyance or fraudulent transfer; or (b) a preferential transfer for any reason not stated In Covered Risk 9 of this policy. 5. Any lien an the Title for real estate taxes or assessments Imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other Instrument of transfer in the Public Records that vests Title as shown In Schedule A. 16. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY - 2006 WITH REGIONAL EXCEPTIONS When the American Land Title Association policy is used as a Standard Coverage Policy and net as an Extended Coverage Policy the exclusions set forth in paragraph 15 above are used and the following exceptions to coverage appear in the policy. SCHEDULE B This policy does not Insure against loss or damage (and the Company will not pay coats, attomeys' fees or expenses) which arise by reason of: 1. (a) Taxes or assessments that are not shown as existing liens by the records of any taring authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records. 4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and net shown by the Public Records. 5. (a) Unpatented mining dalms; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records. Form No. 1068-2 Commitment No.: NCS -583030 -SAI ALTA Plain Language Commitment Page Number:1 •+$1 XMF'h, f C, First American Title Insurance Company National Commercial Services 5 First American Way Santa Ana, CA 92707 December 31, 2012 Michelle Thrakulchavee City Ventures, LLC 1900 Quail Street Newport Beach, CA 92660 Phone: (949)258-7536 Fax: (949)200-8070 Customer Reference: 2027 Placentia Avenue Title Officer: Greg Franke Title Assistant: Phone: (909)510-6233 Phone: Email: gfranke@firstam.com Email: Order Number: NCS -583030 -SAI Escrow Officer: Patty Beverly Phone: (714)250-8455 Email: pbeverly@firstam.com Property: Shauna Smith (909)510-6215 shaunsmith@firstam.com 2027 Placentia Avenue, Costa Mesa, CA Attached please find the following item(s): Commitment Thank You for your confidence and support. We at First American Title Insurance Company maintain the fundamental principle: Customer First. FirstAmencan Title Insurance Company Form No. 1068-2 Commitment No.: NCS -583030-5A1 ALTA Alain Language Commitment Page Number: 2 First American Title Insurance Company INFORMATION The Title Insurance Commitment is a legal contract between you and the company. It is issued to show the basis on which we will issue a Title Insurance Policy to you. The Policy will insure you against certain risks to the land title, subject to the limitations shown in the policy. The Company will give you a sample of the Policy form, if you ask. The Commitment is based on the land title as of the Commitment Date. Any changes in the land title or the transaction may affect the Commitment and the Policy. The Commitment is subject to its Requirements, Exceptions and Conditions. This information is not part of the title insurance commitment. TABLE OF CONTENTS Agreement to Issue Policy Schedule A Page 3 1. Commitment Date 4 2. Policies to be Issued, Amounts and Proposed Insured 4 3. Interest in the Land and Owner 4 4. Description of the Land 4 Schedule B-1 - Requirements Schedule B-2 - Exceptions Conditions YOU SHOULD READ THE COMMITMENT VERY CAREFULLY. If you have any questions about the Commitment, please contact the issuing office. Form No. 1068-2 Commrbment No.: NCS -583030 -SAI ALTA Plain Language Commitment Page Number: 3 COMMITMENT FOR TITLE INSURANCE Issued by First American Title Insurance Company Agreement to Issue Policy We agree to issue a policy to you according to the terms of this Commitment. When we show the policy amount and your name as the proposed insured in Schedule A, this Commitment becomes effective as of the Commitment Date shown in Schedule A. If the Requirements shown in this Commitment have not been met within six months after the Commitment Date, our obligation under this Commitment will end. Also, our obligation under this Commitment will end when the Policy is issued and then our obligation to you will be under the Policy. Our obligation under this Commitment is limited by the following: The Provisions in Schedule A. The Requirements in Schedule B-1. The Exceptions in Schedule B-2. The Conditions. This Commitment is not valid without Schedule A and Sections 1 and 2 of Schedule B. Form No. 1068-2 ALTA Plain Language Commitment 1. I 3. 4. SCHEDULE A Commitment Date: December 13, 2012 at 7:30 A.M. Policy or Policies to be issued: (A) ALTA Standard Owner's Policy - 2006 Proposed Insured: To Be Determined (B) ALTA Extended Loan Policy - 2006 Proposed Insured: To Be Determined Commitment No.: NCS-583030-SA1 Page Number: 4 (A) The estate or interest in the land described in this Commitment is: Fee Simple (B) Title to said estate or interest at the date hereof is vested in: the Gary & Sandi Hill Family, LLC Amount $To Be Determined $To Be Determined The land referred to in this Commitment is situated in the City of Costa Mesa, County of Orange, State of California, and is described as follows: THE SOUTH HALF OF LOT 11 AND THE NORTH HALF OF LOT 12, ALL IN BLOCK A OF TRACT NO. 612, IN THE CITY OF COSTA MESA, COUNTY OF ORANGE, STATE OF CALIFORNIA, AS PER MAP RECORDED IN BOOK 20, PAGES 1 AND 2 OF MISCELLANEOUS MAPS, IN THE OFFICE OF THE COUNTY RECORDER OF SAID COUNTY. APN: 422-291-09 Form No. 1068-2 ALTA Plain Language Commitment SCHEDULE B L1 -tel 0 (0] i Kell] ;l REQUIREMENTS The following requirements must be met: Commitment No.: NCS -583030-5A1 Page Number: 5 (A) Pay the agreed amounts for the interest in the land and/or the mortgage to be insured. (B) Pay us the premiums, fees and charges for the policy. (C) Documents satisfactory to us creating the interest in the land and/or the mortgage to be insured must be signed, delivered and recorded. (D) You must tell us in writing the name of anyone not referred to in this Commitment who will get an interest in the land or who will make a loan on the land. We may then make additional requirements or exceptions. (E) Releases(s) or Reconveyance(s) of Item(s): None (F) Other: None (G) You must give us the following information: 1. Any off record leases, surveys, etc. 2. Statement(s) of Identity, all parties. 3. Other: None The following additional requirements, as indicated by "X", must be met: [X] (H) Provide information regarding any off -record matters, which may include, but are not limited to: leases, recent works of improvement, or commitment statements in effect under the Environmental Responsibility Acceptance Act, Civil Code Section 850, et seq. The Company's Owner's Affidavit form (as provided by company) must be completed and submitted prior to close in order to satisfy this requirement. This Commitment will then be subject to such further exceptions and/or requirements as may be deemed necessary. [] (I) An ALTA/ACSM survey of recent date, which complies with the current minimum standard detail requirements for ALTA/ACSM land title surveys, must be submitted to the Company for review, This Commitment will then be subject to such further exceptions and/or requirements as may be deemed necessary. [x] (]) The following LLC documentation is required: (i) a copy of the Articles of Organization (ii) a copy of the Operating Agreement, if applicable (iii) a Certificate of Good Standing and/or other evidence of current Authority to Conduct Business within the State (iv) express Company Consent to the current transaction Form No. 1068-2 ALTA Plain Language Commitment Commitment No.: NCS -583030 -SAI Page Number:6 [] (In The following partnership documentation is required : (i) a copy of the partnership agreement, including all applicable amendments thereto (ii) a Certificate of Good Standing and/or other evidence of current Authority to Conduct Business within the State (iii) express Partnership Consent to the current transaction [] (L) The following corporation documentation is required: (i) a copy of the Articles of Incorporation (ii) a copy of the Bylaws, including all applicable Amendments thereto (iii) a Certificate of Good Standing and/or other evidence of current Authority to Conduct Business within the State (iv) express Corporate Resolution consenting to the current transaction [x] (M) Based upon the Company's review of that certain partnership/operating agreement dated Not disclosed for the proposed insured herein, the following requirements must be met: Any further amendments to said agreement must be submitted to the Company, together with an affidavit from one of the general partners or members stating that it is a true copy, that said partnership or limited liability company is in full force and effect, and that there have been no further amendments to the agreement. This Commitment will then be subject to such further requirements as may be deemed necessary. [] (N) A copy of the complete lease, as referenced in Schedule A, #3 herein, together with any amendments and/or assignments thereto, must be submitted to the Company for review, along with an affidavit executed by the present lessee stating that it is a true copy, that the lease is in full force and effect, and that there have been no further amendments to the lease. This Commitment will then be subject to such further requirements as may be deemed necessary. [X] (0) Approval from the Company's Underwriting Department must be obtained for issuance of the policy contemplated herein and any endorsements requested thereunder. This Commitment will then be subject to such further requirements as may be required to obtain such approval. [] (P) Potential additional requirements, if ALTA Extended coverage is contemplated hereunder, and work on the land has commenced prior to close, some or all of the following requirements, and any other requirements which may be deemed necessary, may need to be met: [] (Q) The Company's "Mechanic's Lien Risk Addendum" form must be completed by a Company employee, based upon information furnished by the appropriate parties involved. [] (R) The Company's "Indemnity Agreement I" must be executed by the appropriate parties. [] (S) Financial statements from the appropriate parties must be submitted to the Company for review. [] (T) A copy of the construction contract must be submitted to the Company for review. [] (U) An inspection of the land must be performed by the Company for verification of the phase of construction. Form No. 1068-2 ALTA Plain Language Commitment SCHEDULE B !ityis(911li■l"'161 Commitment No.: NGS-583030-SAl Page Number: 7 Any policy we issue will have the following exceptions unless they are taken care of to our satisfaction. The printed exceptions and exclusions from the coverage of the policy or policies are set forth in Exhibit A attached. Copies of the policy forms should be read. They are available from the office which issued this Commitment. 1. General and special taxes and assessments for the fiscal year 2012-2013. First Installment: Penalty: Second Installment: Penalty: Tax Rate Area: A. P. No.: $7,018.18, PAID $0.00 $7,018.18, PAYABLE $0.00 15-039 422-291-09 2. The lien of supplemental taxes, if any, assessed pursuant to Chapter 3.5 commencing with Section 75 of the California Revenue and Taxation Code. 3. Water rights, claims or title to water, whether or not shown by the public records. 4. Rights of the public in and to that portion of the land lying within any public streets, roads and/or highways. S. General plan limitations, covenants, conditions, restrictions, reservations, exceptions, terms, liens or charges, but deleting any covenant, condition or restriction indicating a preference, limitation or discrimination based on race, color, religion, sex, handicap, familial status, national origin, sexual orientation, marital status, ancestry, source of income or disability, to the extent such covenants, conditions or restrictions violate Title 42, Section 3604(c), of the United States Codes contained in deeds of other lots in said tract, an example of which can be found in the deed from The First National Bank of Santa Ana, recorded December 18, 1924, in Book 549 of Deeds, Page 232. Lawful restrictions under state and federal law on the age of occupants in senior housing or housing for older persons shall not be construed as restrictions based on familial status. 6. An easement for street and highway and incidental purposes, recorded December 13, 1967, as Instrument No. 9272, in Book 8465, Page 336 of Official Records. In Favor of: City of Costa Mesa Affects: as described therein 7. The fact that the land lies within the boundaries of the Area No. 2 Redevelopment Project Area, as disclosed by the document recorded December 10, 1979, as Instrument No. 11557, in Book 13427, Page 402 of Official Records. 8. Any defects, liens, encumbrances or other matters which name parties with the same or similar names as Hill Living Trust, prior vestee (10+ matters). The name search necessary to ascertain the existence of such matters has not been completed. In order to complete this preliminary report or commitment, we will require a statement of information. Form No. 1068-2 ALTA Plain Language Commitment 9. Rights of parties in possession. Commitment NO.: NCS -583030-5A1 Page Number: 8 Form No. 1068-2 ALTA Plain Language Commitment INFORMATIONAL NOTES 1. The property covered by this report is vacant land. Commitrnent No.: NCS -583030 -SAI Page Number: 9 2. According to the public records, there has been no conveyance of the land within a period of twenty-four months prior to the date of this report, except as follows: None This preliminary report/commitment was prepared based upon an application for a policy of title insurance that identified land by street address or assessor's parcel number only. It is the responsibility of the applicant to determine whether the land referred to herein is in fact the land that is to be described in the policy or policies to be issued. The map attached, if any, may or may not be a survey of the land depicted hereon. First American Title Insurance Company expressly disclaims any liability for loss or damage which may result from reliance on this map except to the extent coverage for such loss or damage is expressly provided by the terms and provisions of the title insurance policy, if any, to which this map is attached. *****To obtain wire instructions for deposit of funds to your escrow file please contact your Escrow Officer, ***** Form No. 1.068-2 ALTA Plain language Commitment CONDITIONS Commitment No.: NCS -583030 -SAI Page Number: 10 1. DEFINITIONS (a)"Mortgage" means mortgage, deed of trust or other security instrument. (b)"Public Records" means title records that give constructive notice of matters affecting the title according to the state law where the land is located. 2. LATER DEFECTS The Exceptions in Schedule B - Section Two may be amended to show any defects, liens or encumbrances that appear for the first time in the public records or are created or attached between the Commitment Date and the date on which all of the Requirements (a) and (c) of Schedule B - Section One are met. We shall have no liability to you because of this amendment. 3. EXISTING DEFECTS If any defects, liens or encumbrances existing at Commitment Date are not shown in Schedule B, we may amend Schedule B to show them. If we do amend Schedule B to show these defects, liens or encumbrances, we shall be liable to you according to Paragraph 4 below unless you knew of this information and did not tell us about it in writing. 4. LIMITATION OF OUR LIABILITY Our only obligation is to issue to you the Policy referred to in this Commitment, when you have met its Requirements. If we have any liability to you for any loss you incur because of an error in this Commitment, our liability will be limited to your actual loss caused by your relying on this Commitment when you acted in good faith to: comply with the Requirements shown in Schedule B - Section One or eliminate with our written consent any Exceptions shown in Schedule B - Section Two. We shall not be liable for more than the Policy Amount shown in Schedule A of this Commitment and our liability is subject to the terms of the Policy form to be issued to you. 5. CLAIMS MUST BE BASTED ON THIS COMMITMENT Any claim, whether or not based on negligence, which you may have against us concerning the title to the land must be based on this commitment and is subject to its terms. Form No. 1068-2 Commitment No.: NCS -583030 -SAI ALTA Plain Language Commitment Page Number: 11 First Amerkan 717de Privacy Irrfonrratian We Are Committed to Safeguarding Customer Irrformation In order to better serve your needs now and in the future, we may ask you to provide us with certain information. We understand that you may be concerned about what we will do with such Informatkm - particularly any personal or financial information. We agree that you have a right to know how we will utilize the personal information you provide to us. Therefore, together with our subsidiaries we have adopted this Privacy Policy to govern the use and handling of your personal Information. Appllcablift This Privacy Policy governs our use of the information that you provide to us. It does not govern the manner in which we may use Infomratlon we have obtained from any other source, such as information obtained from a public record or from another person or entity. First American has also adopted broader guidelines that govern our use of personal information regardless of its source. First American calls these guidelines its Fair Information Values. Types of Information Depending upon which of our services you are utilizing, the types of nonpublic personal information that we may collect Include: • Information we receive from you on applications, forms and In other communications to us, whether in writing, In person, by telephone or any other means; • Information about your transactions with us, our affiliated companies, or others; and • Information we receive from a consumer reporting agency. Use of Information We request information from you for our own legitimate business purposes and not for the benefit of any nonaffiliated party. Therefore, we will not release your information to nonaffiliated parties except: (1) as necessary for us to provide the product or service you have requested of us; or (2) as permitted by law. We may, however, stare such Information indefinitely, including the period after which any customer relationship has ceased. Such information may be used for any internal purpose, such as quality control efforts or customer analysis. We may also provide all of the types of nonpublic personal Information listed above to one or more of our affiliated companies. Such affiliated companies Include financial service providers, such as title Insurers, property and casualty Insurers, and trust and investment advisory companies, or companies Involved in real estate services, such as appraisal companies, home warranty companies and escrow companies. Furthermore, we may also provide all the Information we collect, as described above, to companies that perform marketing services on our behalf, on behalf of our affiliated companies or to other financial Institutions with whom we or our afflllated companies have joint marketing agreements. Former Customers Ewen If you are no longer our customer, our Privacy Policy will continue to apply to you. Cordidertiality and Secun'tir We will use our best efforts to ensure that no unauthorized parties have access to any of your Information. We restrict access to nonpublic personal information about you to those Individuals and entitles who need to know that information to provide products or services to you. We will use our best efforts to train and oversee our employees and agents to ensure that your information will be handled responsibly and In accordance with this Privacy Policy and First American's Fair Information Values. We currently maintain physical, electronic, and procedural safeguards that comply with federal regulations to guard your nonpublic personal Information. Erdarmatlon obtained Through our Web Site First American Financial Corporation Is sensitive to privacy Issues an the Internet We believe It Is Important you know how we treat the ihfonnation about you we receive an the Internet. In general, you can visit First American or its affiliates' Web sites on the World Wide Wer without telling us who you are or revealing any Information about yourself. Our Web serves collect the domain names, not the email addresses, of visltom This information is aggregated to measure the number of visits, average time spent on the site, pages viewed and similar Information. First American uses this Information to measure the use of our site and to develop ideas to improve the content of our site. There are times, however, when we may need information from you, such as your name and email address. When information is needed, we will use our hest efforts to let you know at the time of collection how we will use the personal information. usually, the personal Information we collect Is used only by us to respond to your Inquiry, process an order or allow you to access specific accoungprafile information. If you choose to share arty personal Information with us, we will only use it In accordance with the policies outlined above. Business Relationships First American Financial Corporation's site and its affiliates' sites may contain links to other Web sites. While we try to link only to sites that share our high standards and respect for privacy, we are not responsible for the content or the privacy practices employed by other sites. Cookies Same of First American's Web sites may make use of cookie° technology to measure site activity and to customize information to your personal tastes. A cookie is an element of data that a Web site can send to your browser, which may then store the cookie an your hard drive. Elim.mm uses stored cookies The goal of this technology is to better serve you when visiting our site, save you time when you are here and to provide you with a more meaningful and productive Web site experience. Pair Information Values Fairness We consider consumer expectations about their privacy In all our businesses. We only offer products and services that assure a favorable balance between consumer benefits and consumer Privacy. Public Record We believe that an open public record creates significant value for society, enhances consumer choice and creates consumer opportunity. We actively support an open public record and emphasize Its Importance and contribution to our economy. Use We believe we should behave responsibly when we use information about a consumer In our business. We will obey the laws governing the collection, use and dissemination of data. Accuracy We will take reasonable steps to help assure the accuracy of the data we collect, use and disseminate. Where possible, we will take reasonable steps to correct Inaccurate Information. When, as with the public record, we cannot correct Inaccurate Information, we will take all reasonable steps to assist consumers In Identifying the source of the erroneous data so that the consumer can secure the required corrections, Education We endeavor to educate the users of our products and services, our employees and others in our Industry about the Importance of consumer privacy. We will instruct our employees on our fair Information values and on the responsible collection and use of data. We will encourage others in our industry to collect and use Information In a responsible manner. Security We will maintain appropriate facilities and systems to protect against unauthorized access to and corruption of the data we maintain. Form 50 -PRIVACY (8/1/09) Page i of 1 Privacy Information (2001-2010 First American Financial Corporation) Form No. 1068-2 Commitment No.: NCS -583030 -SAI ALTA Plain Language Commitment Page Number: 12 EXHIBIT A LIST OF PRINTED EXCEPTIONS AND EXCLUSIONS (BY POLICY TYPE) 1. CALIFORNIA LAND TITLE ASSOCIATION STANDARD COVERAGE POLICY -1990 SCHEDULED EXCEPTIONS FROM COVERAGE This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. Proceedings by a public agency which may result in taxes or assessments, or notice of such proceedings, whether or not shown by the records of such agency or by the public records. 2. Any facts, rights, Interests, or claims which are not shown by the public records but which could be ascertained by an inspection of the land or which may be asserted by persons in possession thereof. 3. Easements, liens or encumbrances, or claims thereof, which are not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage In area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by the public records. 5. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the public records. EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, casts, attorneys' fees or expenses which arise by reason of: 1. (a) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (t) the occupancy, use, or enjoyment of the land; (ti) the character, dimensions or location of any Improvement now or hereafter erected on the land; (111) a separation in ownership or a change In the dimensions or area of the land or any parcel of which the land is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims or other matters: (a) whether or not recorded in the public records at Date of Policy, but created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded In the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent ito Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage or for the estate or interest insured by this policy. 4. Unenforceabiltty of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the inability or failure of any subsequent owner of the indebtedness, to comply with applicable "doing business" laws of the state in which the land is situated. 5. Invalidity or unenforceability of the lien of the Insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth in lending law. 6. Any claim, which arises out of the transaction vesting in the Insured the estate or Interest insured by their policy or the transaction creating the Interest of the Insured lender, by reason of the operation of federal bankruptcy, state Insolvency or similar creditors' rights laws. 2. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY FORM B -1970 SCHEDULE OF EXCLUSIONS FROM COVERAGE 1. Any law, ordinance or governmental regulation (including but not limited to building and zoning ordinances) restricting or regulating or prohibiting the occupancy, use or enjoyment of the land, or regulating the character, dimensions or location cif any improvement now or hereafter erected on the land, or prohibiting a separation in ownership or a reduction in the dimensions of area of the land, or the effect of any violation of any such law, ordinance or governmental regulation. 2. Rights of eminent domain or governmental rights of police power unless notice of the exercise of such rights appears in the public records at Date of Policy. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed or agreed to by the insured clalmar t; (b) not known to the Company and not shown by the public records but known to the insured claimant either at Date of Policy or at the date such claimant acquired an estate or interest insured by this policy and not disclosed in writing by the insured claimant to the Company prior to the date such insured claimant became an insured hereunder; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy; or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the estate or interest insured by this policy. 3. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY FORM B - 1970 WITH REGIONAL EXCEPTIONS When the American Land Title Association policy is used as a Standard Coverage Policy and not as an Extended Coverage Policy the exclusions set forth in paragraph 2 above are used and the following exceptions to coverage appear in the policy. SCHEDULED Form No. 1068-2 Commitment No.: NCS-583030-SAl ALTA Plain Language Commitment Page Number: 13 This policy does not insure against loss or damage by reason of the matters shown in parts one and two following: Part One 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. 2. Any fads, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. 3. Easements, claims of easement or encumbrances which are not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other fads which a correct survey would disclose, and which are not shown by public records. 5. Unpatented mining claims; reservations or exceptions in patents or In Acts authorizing the issuance thereof; water rights, claims or title to water. 6. Any lien, or right to a lien, for services, labor or material heretofore or hereafter furnished, imposed by law and not shown by the public records. 4. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY -1970 WITH A. L.T.A. ENDORSEMENT FORM 1 COVERAGE SCHEDULE OF EXCLUSIONS FROM COVERAGE 1. Any law, ordinance or governmental regulation (Including but not limited to building and zoning ordinances) restricting or regulating or prohibiting the occupancy, use or enjoyment of the land, or regulating the character, dimensions or location of any improvement now or hereafter erected on the land, or prohibiting a separation in ownership or a reduction in the dimensions or area of the land, or the effect of any violation of any such law ordinance or governmental regulation. 2. nights of eminent domain or governmental rights of police power unless notice of the exercise of such rights appears In the public records at Date of Policy. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed or agreed to by the Insured claimant, (b) not known to the Company and not shown by the public records but known to the insured claimant either at Date of Policy or at the date such claimant acquired an estate or interest insured by this policy or acquired the insured mortgage and not disclosed in writing by the insured claimant to the Company prior to the date such Insured claimant became an insured hereunder, (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy (except to the extent Insurance is afforded herein as to any statutory lien for labor or material or to the extent insurance is afforded herein as to assessments for street improvements under construction or completed at Date of Policy). 4. Unenforceability of the lien of the insured mortgage because of failure of the insured at Date of Policy or of any subsequent owner of the indebtedness to comply with applicable "doing business" laws of the state in which the land is situated. S. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY- 1970 WITH REGIONAL EXCEPTIONS When the American Land Title Association Lenders Policy is used as a Standard Coverage Policy and not as an Extended Coverage Policy, the exclusions set forth in paragraph 4 above are used and the following exceptions to coverage appear in the policy. SCHEDULER This policy does not insure against loss or damage by reason of the matters shown in parts one and two following: Part One 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. 2. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making Inquiry of persons in possession thereof. 3. C=asements, claims of easement or encumbrances which are not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by public records. 5. Unpatented mining claims; reservations or exceptions in patents or In Ads authorizing the issuance thereof; water rights, claims or title to water. 6. Any lien, or right to a Igen, for services, labor or material theretofore or hereafter fumished, Imposed by law and not shown by the public records. 6. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY - 1992 WITH A.L.T.A. ENDORSEMENT FORM 1 COVERAGE EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of: 1. (a) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (i) the occupancy, use, or enjoyment of the land; (ti) the character, dimensions or location of any improvement now or hereafter erected on the land; (iii) a separation in ownership or a change in the dimensions or area of the land or any parcel of which the land is or was a part, or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Polity; (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exerdse thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. Form No. 1068-2 Commitment No.: NCS -583030-W ALTA Plain Language Commitment Page Number: 14 2. nights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims, or other matters: (a) whether or not recorded in the public records at Date of Policy, but created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy (except to the extent that this policy insures the priority of the lien of the insured mortgage over any statutory lien for services, labor or material or the extent insurance is afforded herein as to assessments for street improvements under construction or completed at date of policy); or (e) resulting in loss or damage which would not have been sustained if the insured claimant had paid value for the insured mortgage. 4. Unenforceability of the lien of the insured mortgage because of the inability or failure of the insured at Date of Policy, or the inability or failure of any subsequent owner of the Indebtedness, to comply with the applicable "doing business" laws of the state in which the land is situated. 5. Invalidity or unenforceability of the lien of the insured mortgage, or claim thereof, which arises out of the transaction evidenced by the insured mortgage and is based upon usury or any consumer credit protection or truth in lending law. 6. Any statutory lien for services, labor or materials (or the claim of priority of any statutory lien for services, labor or materials over the lien of the insured mortgage) arising from an Improvement or work related to the land which is contracted for and commenced subsequent to Date of Policy and is not financed In whole or In part by proceeds of the indebtedness secured by the insured mortgage which at Date of Policy the insured has advanced or is obligated to advance. 7. Any claim, which arises out of the transaction creating the interest of the mortgagee insured by this policy, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that is based on: (1) the transaction creating the interest of the insured mortgagee being deemed a fraudulent conveyance or fraudulent transfer; or (ii) the subordination of the interest of the insured mortgagee as a result of the application of the doctrine of equitable subordination; or (iii) the transaction creating the interest of the insured mortgagee being deemed a preferential transfer except where the preferential transfer results from the failure: (a) to timely record the instrument of transfer; or (b) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. 7. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY - 1992 WITH REGIONAL EXCEPTIONS When the American land Title Association policy is used as a Standard Coverage Policy and not as an Extended Coverage Policy the exclusions set forth in paragraph 6 above are used and the following exceptions to coverage appear In the policy. SCHEDULE B This policy does not Insure against loss or damage (and the Company will not pay costs, attomeys' fees or expenses) which arise by reason of: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. 2. Any facts, rights, Interests, or claims which are not shown by the public records but which could be ascertained by an Inspection of said land or by making inquiry of persons in possession thereof. 3. Easements, claims of easement or encumbrances which are not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by public records. 5. Unpatented mining claims; reservations or exceptions In patents or In Acts authorizing the issuance thereof, water rights, claims or title to water. 6. Any lien, or right to a lien, for services, labor or material theretofore or hereafter furnished, imposed by law and not shown by the public records. B. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY -1992 EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of., 1. (a) Any law, ordinance or governmental regulation (including but not limited to building and zoning laws, ordinances, or regulations) restricting, regulating, prohibiting or relating to (1) the occupancy, use, or enjoyment of the land; (ii) the character, dimensions or location of any improvement now or hereafter erected on the land; (111) a separation 1n ownership or a change in the dimensions or area of the land or any parcel of which the land Is or was a part; or (iv) environmental protection, or the effect of any violation of these laws, ordinances or governmental regulations, except to the extent that a notice of the enforcement thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. (b) Any governmental police power not excluded by (a) above, except to the extent that a notice of the exercise thereof or a notice of a defect, lien or encumbrance resulting from a violation or alleged violation affecting the land has been recorded in the public records at Date of Policy. 2. Rights of eminent domain unless notice of the exercise thereof has been recorded in the public records at Date of Policy, but not excluding from coverage any taking which has occurred prior to Date of Policy which would be binding on the rights of a purchaser for value without knowledge. 3. Defects, liens, encumbrances, adverse claims, or other matters: (a) created, suffered, assumed or agreed to by the insured claimant; (b) not known to the Company, not recorded in the public records at Date of Policy, but known to the insured claimant and not disclosed in writing to the Company by the insured claimant prior to the date the insured claimant became an insured under this policy; (c) resulting in no loss or damage to the insured claimant; (d) attaching or created subsequent to Date of Policy; or Form No. 1068-2 ALTA Plain Language Commitment Commitment No.: NCS -583030 -SAI Page Number: 15 (e) resulting in loss or damage which would not have been sustained If the insured claimant had paid value for the estate or interest insured by this policy. Any claim, which arises out of the transaction vesting in the insured the estate or interest insured by this policy, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that is based on: () the transaction creating the estate or interest insured by this policy being deemed a fraudulent conveyance or fraudulent transfer; or (ii) the transaction creating the estate or interest insured by this policy being deemed a preferential transfer except where the preferential transfer results from the failure: (a) to timely record the instrument of transfer; or (b) of such recordation to impart notice to a purchaser for value or a judgment or lien creditor. 9. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY -1992 WITH REGIONAL EXCEPTIONS When the American Land Title Association policy is used as a Standard Coverage Policy and not as an Extended Coverage Policy the exclusions set forth in paragraph 8 above are used and the following exceptions to coverage appear in the policy. SCHEDULER This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of. Part One: 1. Taxes or assessments which are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the public records. 2. Any facts, rights, interests, or claims which are not shown by the public records but which could be ascertained by an inspection of said land or by making inquiry of persons in possession thereof. 3. Easements, claims of easement or encumbrances which are not shown by the public records. 4. Discrepancies, conflicts in boundary lines, shortage in area, encroachments, or any other facts which a correct survey would disclose, and which are not shown by public records. 5. Unpatented mining claims; reservations or exceptions in patents or in Acts authorizing the Issuance thereof; water rights, claims or title to water. 6. Any lien, or right to a lien, for services, labor or material theretofore or hereafter furnished, imposed by law and not shown by the public records. ALTA RESIDENTIAL TITLE INSURANCE POLICY (6-1-87) EXCLUSIONS In addition to the Exceptions in Schedule B, you are not insured against loss, costs, attorneys' fees, and expenses resulting from: 1. Governmental police power, and the existence or violation of any law or government regulation. This includes building and zoning ordinances and also laws and regulations concerning: (a) and use (b) improvements on the land (c) and division (d) environmental protection This exclusion does not apply to violations or the enforcement of these matters which appear in the public records at Policy Date. This exclusion does not limit the zoning coverage described in Items 12 and 13 of Covered Title Risks. 2. The right to take the land by condemning it, unless: (a) a notice of exercising the right appears in the public records on the Polity Date (b) the taking happened prior to the Policy Date and is binding an you if you bought the land without knowing of the taking 3. Title Risks: (a) that are created, allowed, or agreed to by you (b) that are known to you, but not to us, on the Policy Date -- unless they appeared In the public records (c) that result in no loss to you (d) that first affect your title after the Policy Date -- this does not limit the labor and material lien coverage in Item 8 of Covered Title Risks 4. Failure to pay value for your title. 5. Lads of a right: (a) to any land outside the area specifically described and referred to in Item 3 of Schedule A OR (b) in streets, alleys, or waterways that touch your land This exclusion does not limit the access coverage in Item 5 of Covered Title Risks. 11. EAGLE PROTECTION OWNER'S POLICY CLTA HOMEOWNER'S POLICY OF TITLE INSURANCE - 1998 ALTA HOMEOWNER'S POLICY OF TITLE INSURANCE - 1998 Covered Risks 14 (Subdivision Law Violation). 15 (Building Permit). 16 (Zoning) and 18 (Encroachment of boundary walls or fences) are subject to Deductible Amounts and Maximum Dollar Limits of Liability Form No. 1068-2 ALTA Plain Language Commitment EXCLUSIONS Commitment No.: NCS -583030 -SAI Page Number: 16 In addition to the Exceptions in Schedule B, you are not insured against loss, costs, attorneys' fees, and expenses resulting from: 1. Governmental police power, and the existence or violation of any law or government regulation. This includes ordinances, laws and regulations concerning: a. building c. land use e. land division b. zoning d. improvements on the land f. environmental protection This exclusion does not apply to violations or the enforcement of these matters if notice of the violation or enforcement appears in the Public Records at the Policy Date. This exclusion does not limit the coverage described in Covered Risk 14, 15, 16, 17 or 24. 2. The failure of Your existing structures, or any part of them, to be constructed in accordance with applicable building codes. This Exclusion does not apply to violations of building codes if notice of the violation appears in the Public Records at the Policy Date. 3. The right to take the Land by condemning it, unless: a. a notice of exercising the right appears in the Public Records at the Policy Date; or b. the taking happened before the Polity Date and is binding on You if You bought the Land without Knowing of the taking. 4. Risks: a. that are created, allowed, or agreed to by You, whether or not they appear in the Public Records; b. that are Known to You at the Policy Date, but not to Us, unless they appear in the Public Records at the Policy Date; c. that result in no loss to You; or d. that first occur after the Policy Date - this does not limit the coverage described In Covered Risk 7, 8.d, 22, 23, 24 or 25. 5. Failure to pay value for Your Tide. 6. lack of a right: a. to any Land outside the area specifically described and referred to in paragraph 3 of Schedule A; and b. in streets, alleys, or waterways that touch the Land. This exclusion does not limit the coverage described in Covered Risk it or 18. 12. THIRD GENERATION EAGLE LOAN POLICY AMERICAN LAND TITLE ASSOCIATION EXPANDED COVERAGE RESIDENTIAL LOAN POLICY (1/01/08) EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (1) the occupancy, use, or enjoyment of the Land; (il the character, dimensions, or location of any improvement erected on the Land; (111) the subdivision of land; or(iv) environmental protection; or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5, 6, 13(c), 13(d), 14 or 16. (b)Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 5, 6, 13(c), 13(d), 14 or 16. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk 11, 16, 17, 18, 19, 20, 21, 22, 23, 24, 27 or 28); or (e) resulting in loss or damage which would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage. 4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable doing business laws of the state where the Land is situated. S. Invalidity or unenforceablllty in whole or In part of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and Is based upon usury, or any consumer credit protection or truth -in -lending law. This Exclusion does not modify or limit the coverage provided in Covered Risk 26. 6. Any claim of invalidity, unenforceability or lack of priority of the lien of the Insured Mortgage as to Advances or modifications made after the Insured has Knowledge that the vestee shown in Schedule A is no longer the owner of the estate or interest covered by this policy. This Exclusion does not modify or limit the coverage provided in Covered Risk 11. 7. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching subsequent to Date of Policy. This Exclusion does not modify or limit the coverage provided in Covered Risk 11(b) or 25. 8. The failure of the residential structure, or any portion of K, to have been constructed before, on or after Date of Policy In accordance with applicable building codes. This Exclusion does not modify or limit the coverage provided in Covered Risk 5 or 6. 13. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY - 2006 EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy, and the Company will not pay loss or damage, costs, attorneys' fees, or expenses that arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (including those relating to building and zoning) restricting, regulating, prohibiting, or relating to Form No. 1068-2 ALTA Plain Language Commitment Commitment No.: NCS -583030 -SAT (1) the occupancy, use, or enjoyment of the Land; (11) the character, dimensions, or location of any improvement erected on the Land; (111) the subdivision of land; or (iv) environmental protection; Page Number: 17 or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or B. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risk lir 13, or 14); or (e) resuRing in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Insured Mortgage. 4. Unenforceability of the lien of the Insured Mortgage because of the inability or failure of an Insured to comply with applicable doing - business laws of the state where the Land is situated. 5. Invalidity or unenforceability in whole or in part of the lien of the Insured Mortgage that arises out of the transaction evidenced by the Insured Mortgage and is based upon usury or any consumer credit protection or truth -In -lending law. 6. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors' rights laws, that the transaction creating the lien of the Insured Mortgage, is (a) a fraudulent conveyance or fraudulent transfer, or (b) a preferential transfer for any reason not stated In Covered Risk 13(b) of this policy. 7. Any lien on the Tide for real estate taxes or assessments Imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the Insured Mortgage in the Public Records. This Exclusion does not modify or limit the coverage provided under Covered Risk 11(b). 14. AMERICAN LAND TITLE ASSOCIATION LOAN POLICY - 2006 WITH REGIONAL EXCEPTIONS When the American Land Title Association policy is used as a Standard Coverage Policy and not as an Extended Coverage Policy the exclusions set forth In paragraph 13 above are used and the following exceptions to coverage appear In the policy. SCHEDULE B This policy does not insure against loss or damage (and the Company will not pay casts, attorneys' fees or expenses) which arise by reason of: 1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records, 4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Title that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records. S. (a) Unpatented mining claims; (b) reservations or exceptions in patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records. 15. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY - 2006 EXCLUSIONS FROM COVERAGE The following matters are expressly excluded from the coverage of this policy and the Company will not pay loss or damage, costs, attorneys' fees or expenses which arise by reason of: 1. (a) Any law, ordinance, permit, or governmental regulation (Including those relating to building and zoning) restricting, regulating, prohibiting, or relating to (1) the occupancy, use, or enjoyment of the Land; (ii) the character, dimensions, or location of any improvement erected on the Land; (iii) the subdivision of land; or (iv) environmental protection;or the effect of any violation of these laws, ordinances, or governmental regulations. This Exclusion 1(a) does not modify or limit the coverage provided under Covered Risk 5. Form No. 1068-2 ALTA Plain Language Commitment Commitment No.: NCS-583030-SAl Page Number: 18 (b) Any governmental police power. This Exclusion 1(b) does not modify or limit the coverage provided under Covered Risk 6. 2. Rights of eminent domain. This Exclusion does not modify or limit the coverage provided under Covered Risk 7 or 8. 3. Defects, liens, encumbrances, adverse claims, or other matters (a) created, suffered, assumed, or agreed to by the Insured Claimant; (b) not Known to the Company, not recorded in the Public Records at Date of Policy, but Known to the Insured Claimant and not disclosed in writing to the Company by the Insured Claimant prior to the date the Insured Claimant became an Insured under this policy; (c) resulting in no loss or damage to the Insured Claimant; (d) attaching or created subsequent to Date of Policy (however, this does not modify or limit the coverage provided under Covered Risks 9 and 10); or (e) resulting in loss or damage that would not have been sustained if the Insured Claimant had paid value for the Title. 4. Any claim, by reason of the operation of federal bankruptcy, state insolvency, or similar creditors rights laws, that the transaction vesting the Tide as shown in Schedule A, is (a) a fraudulent conveyance or fraudulent transfer; or (b) a preferential transfer for any reason not stated in Covered Risk 9 of this policy. 5. Any lien on the Title for real estate taxes or assessments imposed by governmental authority and created or attaching between Date of Policy and the date of recording of the deed or other instrument of transfer in the Public Records that vests Title as shown in Schedule A. 16. AMERICAN LAND TITLE ASSOCIATION OWNER'S POLICY - 2006 Will{ REGIONAL EXCEPTIONS When the American Land Titre Association policy Is used as a Standard Coverage Policy and not as an Extended Coverage Policy the exclusions set forth In paragraph 15 above are used and the following exceptions to coverage appear In the policy. SCHEDULE B This policy does not insure against loss or damage (and the Company will not pay costs, attorneys' fees or expenses) which arise by reason of: 1. (a) Taxes or assessments that are not shown as existing liens by the records of any taxing authority that levies taxes or assessments on real property or by the Public Records; (b) proceedings by a public agency that may result in taxes or assessments, or notices of such proceedings, whether or not shown by the records of such agency or by the Public Records. 2. Any facts, rights, interests, or claims that are not shown by the Public Records but that could be ascertained by an inspection of the Land or that may be asserted by persons in possession of the Land. 3. Easements, liens or encumbrances, or claims thereof, not shown by the Public Records. 4. Any encroachment, encumbrance, violation, variation, or adverse circumstance affecting the Tide that would be disclosed by an accurate and complete land survey of the Land and not shown by the Public Records. 5. (a) Unpatented mining claims; (b) reservations or exceptions In patents or in Acts authorizing the issuance thereof; (c) water rights, claims or title to water, whether or not the matters excepted under (a), (b), or (c) are shown by the Public Records. c% PHASE II ENVIRONMENTAL SITE Stantec ASSESSMENT Commercial properties 2025 & 2027 Placentia Avenue Costa Mesa, California Stantec Project No.: 185802959 Submitted to: City Ventures 444 Spear Street, Suite 200 San Francisco, California 94105 Submitted by: Stantec Consulting Services Inc. 25864-F Business Center Drive Redlands, California Prepared by: &, Kristen Daly Project Geologist Reviewed by: Dion Monge Associate Scientist Approved by: Kyle Emerson, C.E.G. 1271 Managing Principal Geologist April 11, 2013 l Stantec Consulting Services Inc. d Business Center Drive Redlands, CA 92374 Tel: (909) 335-6116 Fax: (909) 335-6120 Stantec April 11, 2013 Kim Prijatel City Ventures 1900 Quail Street Newport Beach, California RE: PHASE II ENVIRONMENTAL SITE ASSESSMENT Commercial properties 2025 & 2027 Placentia Avenue Costa Mesa, California Dear Ms. Prijatel: At the request and authorization of City Ventures, Stantec Consulting Services Inc. (Stantec) has completed a Phase II Environmental Site Assessment (ESA) for the commercial properties located at 2025 and 2027 Placentia Avenue, within the City of Costa Mesa, County of Orange, California (the "Site"). The investigation was completed based on the scope of work set forth in Stantec's Proposal for Phase 11 Site Assessment, dated March 19, 2013. The results of the completed work are summarized in the following Executive Summary, and described in greater detail in the attached report. EXECUTIVE SUMMARY The Site consists of two parcels of land totaling 1.8 acres at 2025 and 2027 Placentia Avenue, in the City of Costa Mesa, County of Orange, California. The Site consists mostly of open space that is used for storage of vehicles, boats, and miscellaneous equipment and materials. A single commercial building is located on the eastern portion of the northern parcel (2027) where a pier and dock services company operates. One building is located on the western portion of the southern parcel (2025) that is used as office space for the tenants of the property. Stantec's interpretation of available historical aerial photographs shows that the Site was vacant prior to 1927 through the 1940s, then used for storage of vehicles until present. It is unclear, due to photograph quality, exactly when the structures were constructed at the Site, but it appears to be by 1990. Based on a review of historical topographic maps, the Site was undeveloped until sometime between 1935 and 1951, when the Site was briefly a part of the Balboa Airport. By 1965, the Site is developed. The Phase I ESA identified the following recognized environmental condition (REC): Historical Industrial Use. Based on a long history of vehicle and hazardous material storage and use at the Site, there is the potential for total petroleum hydrocarbons (TPH) or volatile organic compounds (VOCs) to have been released to the ground surface. Stantec has identified V11858\active\185802959\Ph_II\05_report _deliv\deliverables\Costa Mesa - Phase II - 04-11-2013.docx One Team. Infinite Solutions. Stantec City Ventures Phase II Environmental Site Assessment, Costa Mesa, California April 11, 2013 Page 2 his potential release as a recognized environmental condition (pursuant to ASTM criteria; a "REC") to the Site. Areas of concern for these releases include the hazardous materials storage areas, concrete pads or patches of unknown origin, a possible sump, the former USTs, and from the vehicles or hazardous materials storage areas located across the Site. Accordingly, Stantec recommends that soil vapor sampling be performed across the Site to evaluate whether TPH or VOC impact exists in soil vapor above health risk criteria for residential use. Additionally, subsurface investigation for collection of soil samples is recommended for areas of the Site with significant staining or hazardous materials storage, the possible sump, and concrete patches or pads of unknown origin as discussed in Section 3.1. In addition, although not representative of a REC, Stantec reviewed a case closure summary filed with OCHCA states that three USTs were present at the Site: two 10,000 -gallon USTs for gasoline and diesel, and one 550 -gallon UST for solvents. The three USTs were removed on January 12, 1996. Based on the results of soil sampling performed in connection with the removal, additional soil excavation was completed and verification sampling was performed, the results of which reported no detectable TPH or BTEX above laboratory reporting limits. The CRWQCB concurred with the decision to close the case based on these results. Due to the historical presence of the USTs, their contents, and a documented release, Stantec recommends performing a soil vapor survey at the former UST locations to determine whether soil vapor has been impacted above regulatory action levels. Additionally, if groundwater is encountered to the depth of assessment, collection of a sample of groundwater is recommended to evaluate if impact has occurred. Further, historical reports for the Site state that agricultural activity was present on the Site between 1927 and 1947. Although Stantec found no evidence of agricultural use, Stantec will include Phase II subsurface investigation of pesticides as part of the planned Phase II subsurface investigation to evaluate the historical industrial use of the Site. On March 26, 2013, Stantec personnel oversaw the advancement of nine (9) borings at the Site. Soils encountered during the investigation consisted of sand with minor amounts of clay. Groundwater was not encountered to the maximum depth of 30 feet bgs. No staining or hydrocarbon odors were observed in any of the boreholes. Refusal was encountered at location B-7 at 22" bgs and a vapor sample could not be collected. Due to access issues, limited sampling was completed at location B-6. Soil Samples Four shallow soil samples reported concentrations of TPH as diesel and oil above laboratory reporting limits ranging from 5.6 to 39 milligrams per kilogram (mg/kg) for diesel and 33 to 260 mg/kg for oil. One of these samples also reported VOCs above laboratory reporting limits with trichloroethene reported at 0.0067 mg/kg. One Team. Infinite Solutions. Stantec City Ventures Phase II Environmental Site Assessment, Costa Mesa, California April 11, 2013 Page 3 Pesticides were reported above laboratory reporting limits in two of the four samples for which they were analyzed, with 4,4' -DDE reported at 0.0084 mg/kg and chlordane at 0.054 mg/kg. No analytes were detected above regulatory action levels in any of the samples. In the event that any previously -undiscovered impacts to soil are discovered during site development activities, Stantec recommends assessing the areas of impact. Soil Gas Samples VOCs were detected above laboratory reporting limits in all eight (8) soil gas samples collected from the Site. Results are reported on table 1. Of the detected VOCs, only trichloroethene (TCE) and tetrachloroethene (PCE) were reported above California Human Health Screening Levels (CHHSLs) for residential use, and only at three borings (B-1, B-2, and B-8). Concentrations of TCE ranged from below detection levels to a peak concentration in B -1 -SV of 41 pg/L. The residential CHHSL for TCE is 1.3 pg/L. PCE was detected between 0.04 pg/L to a peak concentration in B -2 -SV of 0.86 pg/L, with a CHHSL of 0.47 pg/L for residential uses. The area of impact appears to be both limited and localized in extent. Because the source cannot be located, Stantec recommends (1) performing limited excavation at boring B-1, at a cost that is unlikely to exceed approximately $10,000, and (2) preparing a human health risk assessment for the Site in order to determine whether any mitigation measures must be implemented in regard to the detected impacts in soil vapor. In addition, Stantec recommends performing visual inspections during Site grading activities to check for potential areas of impact to soil. It is Stantec's understanding that Site development may include installation of soil vapor barriers beneath all residential structures. Based on the Phase II subsurface investigation data, Stantec opines that a human health risk assessment calculated based on installation of vapor barriers beneath residential structures, following the limited excavation discussed above, would show no human health risks above the most conservative range of the acceptable risk spectrum for residential use (excess cancer risk of 1 in 1.0 million). It has been a pleasure to provide environmental consulting services for you on this project and we look forward to working with you in the future. Should there be any questions regarding the information provided within the accompanying report, please do not hesitate to contact the undersigned at (909) 335-6116. Respectfully submitted, STANTEC CONSULTING SERVICES INC. Kristen Daly Project Geologist One Team. Infinite Solutions. 1'< r) I Kyle/0' Emerson, CEG 1271 Managing Principal Geologist TABLE OF CONTENTS Section Page 1.0 INTRODUCTION.....................................................................................................................................1 1.1 SITE DESCRIPTION AND OPERATIONS.................................................................................................. 1 1.2 SITE GEOLOGY AND HYDROGEOLOGY................................................................................................. 1 2.0 BACKGROUND INFORMATION...........................................................................................................2 3.0 FIELD INVESTIGATION PROGRAM....................................................................................................4 3.1 SCOPE-OF-WORK..........................................................................................................................................4 3.2 SAMPLING PROCEDURES..........................................................................................................................5 3.3 BORING ABANDONMENT PROCEDURES................................................................................................. 6 3.4 DECONTAMINATION PROCEDURES..........................................................................................................6 3.5 WASTE DISPOSAL............................................................................................................................................ 7 4.0 LABORATORY TESTING PROGRAM..................................................................................................8 5.0 INVESTIGATION RESULTS..................................................................................................................9 5.1 FIELD OBSERVATIONS................................................................................................................................ 9 5.2 ANALYTICAL RESULTS................................................................................................................................ 9 6.0 CONCLUSIONS AND RECOMMENDATIONS...................................................................................11 7.0 CLOSURE.............................................................................................................................................13 8.0 REFERENCES......................................................................................................................................14 LIST OF TABLES Table 1 — Soil Vapor Sampling Analytical Data Table 2 — Soil Sampling Analytical Data LIST OF FIGURES Figure 1 — Site Location Map Figure 2 — Site Map LIST OF APPENDICES Appendix A — Boring Logs Appendix B — Laboratory Data Sheets and QA/QC Results Stantec 1.0 INTRODUCTION This report documents the methodology and results of a Phase II Environmental Site Assessment (ESA) investigation completed by Stantec Consulting Services Inc. (Stantec) for the commercial properties located at 2025 and 2027 Placentia Avenue, within the City of Costa Mesa, County of Orange, California (the "Site"). The completed work was conducted based on the scope of work set forth in Stantec's Proposal for Phase 11 Site Assessment, dated March 19, 2013. The scope of work and the results of the investigation are described in subsequent sections. The following subsections provide the site description and a summary of past operations. 1.1 SITE DESCRIPTION AND OPERATIONS The Site consists of two parcels of land totaling 1.8 acres at 2025 and 2027 Placentia Avenue, in the City of Costa Mesa, County of Orange, California. The Site consists mostly of open space that is used for storage of vehicles, boats, and miscellaneous equipment and materials. A single commercial building is located on the eastern portion of the northern parcel (2027) where a pier and dock services company operates. One building is located on the western portion of the southern parcel (2025) that is used as office space for the tenants of the property. 1.2 SITE GEOLOGY AND HYDROGEOLOGY The Site is located in Orange County. The area is located within the Peninsular Ranges Geomorphic Province, which includes northwest -southeast trending mountain ranges and valleys that have been developed by the San Andreas Fault system (California Geological Survey [CGS], 2002). The stratigraphy underlying the Site consists primarily of recent -age alluvium and non -marine terrace deposits (CDMG, 1965). The Site is at an elevation of approximately 90 feet above mean sea level. The regional topographic gradient is to the west (USGS, 1965). The closest mapped recently active fault is the Newport Inglewood Fault located approximately 1 mile southwest (CGS, 2010). According to official maps of California, the Site is not located within an Alquist-Priolo (AP) Earthquake Fault Zone boundary (CDMG, 2000). The Site is located within the Coastal Plain of Orange County, which is located in northwestern Orange County. The basin is defined by bedrock to the north, east, and south and by topographic low to the northwest and Pacific Ocean to the southwest. Water -bearing sediments are marine and non -marine sediments (DWR, 2004). According to information located in the CRWQCB`s Geotracker website, groundwater monitoring takes place at a facility at the intersection of Placentia Avenue and 19th Street south of the Site. Groundwater flow during the third quarter 2012 was to the northwest (CRWQCB, 2013). Groundwater depth was measured at approximately 30 feet historically at this facility. One Team. Infinite Solutions. Stantec 2.0 BACKGROUND INFORMATION The Site consists of two parcels of land totaling 1.8 acres at 2025 and 2027 Placentia Avenue, in the City of Costa Mesa, County of Orange, California. The Site consists mostly of open space that is used for storage of vehicles, boats, and miscellaneous equipment and materials. A single commercial building is located on the eastern portion of the northern parcel (2027) where a pier and dock services company operates. One building is located on the western portion of the southern parcel (2025) that is used as office space for the tenants of the property. Stantec's interpretation of available historical aerial photographs shows that the Site was vacant prior to 1927 through the 1940s, then used for storage of vehicles until present. It is unclear, due to photograph quality, exactly when the structures were constructed at the Site, but it appears to be by 1990. Based on a review of historical topographic maps, the Site was undeveloped until sometime between 1935 and 1951, when the Site was briefly a part of the Balboa Airport. By 1965, the Site is developed. The Phase I ESA identified the following recognized environmental condition (REC): Historical Industrial Use. Based on a long history of vehicle and hazardous material storage and use at the Site, there is the potential for total petroleum hydrocarbons (TPH) or volatile organic compounds (VOCs) to have been released to the ground surface. Stantec has identified his potential release as a recognized environmental condition (pursuant to ASTM criteria; a "REC") to the Site. Areas of concern for these releases include the hazardous materials storage areas, concrete pads or patches of unknown origin, a possible sump, the former USTs, and from the vehicles or hazardous materials storage areas located across the Site. Accordingly, Stantec recommends that soil vapor sampling be performed across the Site to evaluate whether TPH or VOC impact exists in soil vapor above health risk criteria for residential use. Additionally, subsurface investigation for collection of soil samples is recommended for areas of the Site with significant staining or hazardous materials storage, the possible sump, and concrete patches or pads of unknown origin as discussed in Section 3.1. In addition, although not representative of a REC, Stantec reviewed a case closure summary filed with OCHCA states that three USTs were present at the Site: two 10,000 -gallon USTs for gasoline and diesel, and one 550 -gallon UST for solvents. The three USTs were removed on January 12, 1996. Based on the results of soil sampling performed in connection with the removal, additional soil excavation was completed and verification sampling was performed, the results of which reported no detectable TPH or BTEX above laboratory reporting limits. The CRWQCB concurred with the decision to close the case based on these results. Due to the historical presence of the USTs, their contents, and a documented release, Stantec recommends performing a soil vapor survey at the former UST locations to determine whether soil vapor has been impacted above regulatory action levels. Additionally, if groundwater is encountered to the depth of assessment, collection of a sample of groundwater is recommended to evaluate if impact has occurred. Further, historical reports for the Site state that agricultural activity was present on the Site between 1927 and 1947. Although Stantec found no evidence of agricultural use, Stantec will One Team. Infinite Solutions. 2 Stantec include Phase II subsurface investigation of pesticides as part of the planned Phase II subsurface investigation to evaluate the historical industrial use of the Site. One Team. Infinite Solutions. 3 Stantec 3.0 FIELD INVESTIGATION PROGRAM 3.1 SCOPE -OF -WORK The scope of work consisted of the following general elements: Task 1: Pre -Drilling Activities Prior to the commencement of fieldwork activities Stantec made the following preparations: • As required by law, Stantec visited the Site to mark the proposed boring locations and acquire a current Underground Service Alert (USA) ticket number prior to commencement of Site drilling activities. • In accordance with federal OSHA regulations (29 CFR, Section 1910.120), Stantec developed a site specific Health and Safety Plan (HASP) for the subject property. All Stantec personnel and subcontractors associated with the project were required to be familiar with, and comply with, all provisions of the HASP. • A permit from Orange County was obtained for drilling to and sampling of groundwater. However, groundwater was not encountered during the field investigation. Task 2: Field Investigation Stantec provided the services of a field geologist or engineer to supervise and direct all onsite activities. All work was conducted under the supervision of a State of California registered professional and include the following: 2025 Placentia: • Advanced one (1) soil boring (which was also used to collect soil vapor) to 5 feet in depth at the location of staining along the southern property line of 2025 Placentia, just west of the boat storage yard. Soil samples were collected at 2 and 5 feet bgs and submitted to the laboratory for analysis of TPH and VOCs by EPA methods 8015m and 8260b based on field screening methods; • Advanced one (1) soil boring (which was also used to collect soil vapor) to 15 feet in depth at the location of a concrete patch along the northern property line of 2025 Placentia, just west of the boat storage yard. Soil samples were collected at 5, 10 and 15 feet bgs and submitted to the laboratory for analysis of TPH and VOCs by EPA methods 8015m and 8260b based on field screening methods; • Advanced one (1) soil boring (which was also used to collect soil vapor) to 5 feet in depth in the area of a paint booth and various hazardous materials storage in the central portion of 2025 Placentia. Soil samples were collected for potential chemical analysis at 2 and 5 feet and analyzed for TPH and VOCs by EPA methods 8015m and 8260b based on field screening methods; • Advanced one (1) soil and groundwater boring (which was also used to collect soil vapor) to approximately 30 feet at the location of the former fuel USTs. Soil samples were collected for potential chemical analysis at 10, 15 and 20 feet and analyzed for TPH and VOCs by EPA methods 8015m and 8260b based on field screening methods; One Team. Infinite Solutions. 4 Stantec • Advanced one (1) soil boring (which was also used to collect soil vapor) to 5 feet in depth in the area of a potential sump or drain in the western portion of 2025 Placentia. Soil samples were collected for potential chemical analysis at 5 feet and analyzed for TPH and VOCs by EPA methods 8015m and 8260b based on field screening methods; • Advanced one (1) soil boring (which was also used to collect soil vapor) to 15 feet in depth in the area of the secondary containment area in the western portion of 2025 Placentia, which is also in the vicinity of the former solvent UST. Soil samples were collected for potential chemical analysis at 2, 5, 10 and 15 feet and analyzed for TPH and VOCs by EPA methods 8015m and 8260b based on field screening methods. • At four (4) of the above boring locations, collected a sample at 0.5 foot in depth for analysis of pesticides by EPA method 8081A. 2027 Placentia: • Advanced three (3) soil borings (which were also used to collect soil vapor) to 5 feet in depth in the areas of hazardous materials storage in the eastern, central and western portion of 2027 Placentia. Soil samples were collected for potential chemical analysis at 2 and 5 feet and analyzed for TPH and VOCs by EPA methods 8015m and 8260b based on field screening methods. Site wide assessment • Soil vapor samples were collected from each of the above borings. Vapor samples were collected and analyzed by a mobile lab for VOCs by Method 82606. • Dispose of soil cuttings and waste water from the job site as appropriate listing City Ventures as the waste generator. 3.2 SAMPLING PROCEDURES Soil Sampling Soil boring locations were hand augered within the upper five feet for utility clearance. Once the five foot depth had been reached, each of the boring locations was further advanced using a Geoprobe direct push rig. During advancement at each location, sampling of subsurface soils was performed starting at a depth of approximately 1 foot bgs and subsequently every five feet starting at 5 feet bgs using a 12 -inch long by 1.25 -inch inner diameter stainless steel sampler with acetate inserts. At each sampling interval, the sampler was driven into undisturbed soil using a hydraulic ram on the Geoprobe rig until 12 inches of penetration was achieved. Upon advancement of the sampler to the desired sampling depth interval, the steel rods were extracted from the boring and the sample sleeves were removed. The drilling and sampling sequence was then repeated for the entire depth of each boring. Upon extracting the sampler at each depth interval, the soils contained therein were visually examined by Stantec field personnel who then classified the soils in accordance with the unified soil classification system (USCS). A photo -ionization detector (PID) was also used to monitor the soils collected for volatile organic compound (VOC) vapors. Soil was removed from the steel One Team. Infinite Solutions. 5 Stantec sleeve and placed in a zip -lock type baggie and the PID probe was inserted into the baggie to monitor the headspace for VOC vapors. After classification and VOC vapor evaluation, the soil samples were collected from the bottom portion of the acetate liner. All soil samples were carefully packaged for chemical analysis by sealing the sleeve with Teflon sheets, plastic end -caps, and non-VOC tape. After the sleeve was sealed, it was labeled with the appropriate identification information (boring number, sample depth, sample collection date, and sample collection time). The samples were then logged on a chain -of -custody form and placed in an ice -filled cooler for transport to the laboratory. Copies of the chain -of -custody forms are included as Appendix B. Groundwater Sampling Groundwater samples were not collected as proposed because groundwater was not encountered to the maximum explored depth of 30 feet bgs. Soil Gas Sampling Soil vapor sampling points were installed by pushing the Geoprobe tip to the desired bottom depth, removing the rods and then lowering a diffuser point connected to 1/8 -inch Tygon or polyethylene tubing to the target depth. The diffuser point was then backfilled with approximately one foot of sand and then backfilled with bentonite. Samples analyzed by the mobile laboratory were collected using a syringe attached to a stopcock to prevent dilution from atmospheric air. All samples were collected at a flow rate of 200 milliliters per minute (ml/min). Based on results of the purge volume test performed on March 26, 2013, samples across the Site were collected after purging one dead space air volumes since this purging level yielded the highest results for the compounds of greatest interest. To assess the potential for air leakage between the sample point and surface, a tracer gas mixture of n -propanol and n -pentane was placed at the surface seal at the time of sampling and then tested as one of the analytes in the EPA Method 8260B method. One blank sample was collected and submitted to the laboratory for Quality Assurance/ Quality Control (QA/QC) purposes. The COC records for the samples collected from the borings are presented in Appendix B. 3.3 BORING ABANDONMENT PROCEDURES Following the completion of drilling and soil sampling, borings were abandoned by removing the sampling equipment from the borehole and subsequently backfilling with cement. Concrete surfaces were patched with concrete to match the surrounding surface conditions. 3.4 DECONTAMINATION PROCEDURES To maintain quality control during soil sampling, prior to each sampling interval, the sampling equipment was decontaminated in an Alconox scrub solution and double -rinsed, first with tap water followed by a final rinse using distilled water. In addition, prior to, and between each boring advanced, the hollow steel rods were cleaned following the same protocol. One Team. Infinite Solutions. 6 Stantec 3.5 WASTE DISPOSAL All soil cuttings and purge/decon-water generated during this investigation were placed in DOT approved 55 -gallon drums and labeled with the appropriate identification. The drums were temporarily stored on-site prior to removal and proper disposal. One Team. Infinite Solutions. 7 Stantec 4.0 LABORATORY TESTING PROGRAM A total of eleven (11) soil gas samples, including purge test samples and a duplicate, collected during this investigation were delivered under chain -of -custody (Appendix B) to H&P Mobile Geochemistry Laboratories based out of Carlsbad, California. A total of twenty four (24) soil samples were delivered under chain -of -custody (Appendix B) to Calscience Laboratories based out of Garden Grove, California. Calscience and H&P Mobile Geochemistry are certified to perform hazardous waste testing by the State of California Department of Health Services, Environmental Laboratory Accreditation Program. Nine (9) soil samples were analyzed for TPH full range and VOCs by EPA test methods 8015m and 8260b, respectively. Four (4) soil samples were analyzed for pesticides by EPA test method 8081. Eleven (11) soil gas samples were analyzed for VOCs by 8260. Analytical results are tabulated in Tables 1 and 2. Analytical laboratory test results are included in Appendix B and discussed in Section 5.0. One Team. Infinite Solutions. 8 Stantec 5.0 INVESTIGATION RESULTS 5.1 FIELD OBSERVATIONS On March 26, 2013, Stantec personnel oversaw the advancement of nine (9) borings at the Site. Soils encountered during the investigation consisted of sand with minor amounts of clay. Groundwater was not encountered to the maximum depth of 30 feet bgs. No staining or hydrocarbon odors were observed in any of the boreholes. Refusal was encountered at location B-7 at 22" bgs and a vapor sample could not be collected. Due to access issues, limited sampling was completed at location B-6. 5.2 ANALYTICAL RESULTS The laboratory test results are discussed below. Laboratory test results are summarized in attached Tables 1 and 2. The complete laboratory analytical test results are presented on the laboratory data sheets attached as Appendix B. Soil Samples Four shallow soil samples reported concentrations of TPH as diesel and oil above laboratory reporting limits ranging from 5.6 to 39 milligrams per kilogram (mg/kg) for diesel and 33 to 260 mg/kg for oil. One of these samples also reported VOCs above laboratory reporting limits with trichloroethene reported at 0.0067 mg/kg. Pesticides were reported above laboratory reporting limits in two of the four samples for which they were analyzed, with 4,4' -DDE reported at 0.0084 mg/kg and chlordane at 0.054 mg/kg. No analytes were detected above regulatory action levels in any of the samples. In the event that any previously -undiscovered impacts to soil are discovered during site development activities, Stantec recommends assessing the areas of impact. Soil Gas Samples VOCs were detected above laboratory reporting limits in all eight (8) soil gas samples collected from the Site. Results are reported on table 1. Of the detected VOCs, only trichloroethene (TCE) and tetrachloroethene (PCE) were reported above California Human Health Screening Levels (CHHSLs) for residential use, and only at three borings (B-1, B-2, and B-8). Concentrations of TCE ranged from below detection levels to a peak concentration in B -1 -SV of 41 pg/L. The residential CHHSL for TCE is 1.3 pg/L. PCE was detected between 0.04 pg/L to a peak concentration in B -2 -SV of 0.86 pg/L, with a CHHSL of 0.47 pg/L for residential uses. The area of impact appears to be both limited and localized in extent. Because the source cannot be located, Stantec recommends (1) performing limited excavation at boring B-1, at a cost that is unlikely to exceed approximately $10,000, and (2) preparing a human health risk assessment for the Site in order to determine whether any mitigation measures must be implemented in regard to the detected impacts in soil vapor. In addition, Stantec recommends performing visual inspections during Site grading activities to check for potential areas of impact to soil. It is Stantec's understanding that Site development may include installation of soil vapor barriers beneath all residential structures. Based on the Phase II subsurface investigation data, Stantec opines that a human health risk assessment calculated based on installation of vapor barriers One Team. Infinite Solutions. 9 Stantec beneath residential structures, following the limited excavation discussed above, would show no human health risks above the most conservative range of the acceptable risk spectrum for residential use (excess cancer risk of 1 in 1.0 million). One Team. Infinite Solutions. 10 Stantec 6.0 CONCLUSIONS AND RECOMMENDATIONS The Site consists of two parcels of land totaling 1.8 acres at 2025 and 2027 Placentia Avenue, in the City of Costa Mesa, County of Orange, California. The Site consists mostly of open space that is used for storage of vehicles, boats, and miscellaneous equipment and materials. A single commercial building is located on the eastern portion of the northern parcel (2027) where a pier and dock services company operates. One building is located on the western portion of the southern parcel (2025) that is used as office space for the tenants of the property. Stantec's interpretation of available historical aerial photographs shows that the Site was vacant prior to 1927 through the 1940s, then used for storage of vehicles until present. It is unclear, due to photograph quality, exactly when the structures were constructed at the Site, but it appears to be by 1990. Based on a review of historical topographic maps, the Site was undeveloped until sometime between 1935 and 1951, when the Site was briefly a part of the Balboa Airport. By 1965, the Site is developed. The Phase I ESA identified the following recognized environmental condition (REC): Historical Industrial Use. Based on a long history of vehicle and hazardous material storage and use at the Site, there is the potential for total petroleum hydrocarbons (TPH) or volatile organic compounds (VOCs) to have been released to the ground surface. Stantec has identified his potential release as a recognized environmental condition (pursuant to ASTM criteria; a "REC") to the Site. Areas of concern for these releases include the hazardous materials storage areas, concrete pads or patches of unknown origin, a possible sump, the former USTs, and from the vehicles or hazardous materials storage areas located across the Site. Accordingly, Stantec recommends that soil vapor sampling be performed across the Site to evaluate whether TPH or VOC impact exists in soil vapor above health risk criteria for residential use. Additionally, subsurface investigation for collection of soil samples is recommended for areas of the Site with significant staining or hazardous materials storage, the possible sump, and concrete patches or pads of unknown origin as discussed in Section 3.1. In addition, although not representative of a REC, Stantec reviewed a case closure summary filed with OCHCA states that three USTs were present at the Site: two 10,000 -gallon USTs for gasoline and diesel, and one 550 -gallon UST for solvents. The three USTs were removed on January 12, 1996. Based on the results of soil sampling performed in connection with the removal, additional soil excavation was completed and verification sampling was performed, the results of which reported no detectable TPH or BTEX above laboratory reporting limits. The CRWQCB concurred with the decision to close the case based on these results. Due to the historical presence of the USTs, their contents, and a documented release, Stantec recommends performing a soil vapor survey at the former UST locations to determine whether soil vapor has been impacted above regulatory action levels. Additionally, if groundwater is encountered to the depth of assessment, collection of a sample of groundwater is recommended to evaluate if impact has occurred. Further, historical reports for the Site state that agricultural activity was present on the Site between 1927 and 1947. Although Stantec found no evidence of agricultural use, Stantec will One Team. Infinite Solutions. 11 Stantec include Phase II subsurface investigation of pesticides as part of the planned Phase II subsurface investigation to evaluate the historical industrial use of the Site. On March 26, 2013, Stantec personnel oversaw the advancement of nine (9) borings at the Site. Soils encountered during the investigation consisted of sand with minor amounts of clay. Groundwater was not encountered to the maximum depth of 30 feet bgs. No staining or hydrocarbon odors were observed in any of the boreholes. Refusal was encountered at location B-7 at 22" bgs and a vapor sample could not be collected. Due to access issues, limited sampling was completed at location B-6. Soil Samples Four shallow soil samples reported concentrations of TPH as diesel and oil above laboratory reporting limits ranging from 5.6 to 39 milligrams per kilogram (mg/kg) for diesel and 33 to 260 mg/kg for oil. One of these samples also reported VOCs above laboratory reporting limits with trichloroethene reported at 0.0067 mg/kg. Pesticides were reported above laboratory reporting limits in two of the four samples for which they were analyzed, with 4,4' -DDE reported at 0.0084 mg/kg and chlordane at 0.054 mg/kg. No analytes were detected above regulatory action levels in any of the samples. In the event that any previously -undiscovered impacts to soil are discovered during site development activities, Stantec recommends assessing the areas of impact. Soil Gas Samples VOCs were detected above laboratory reporting limits in all eight (8) soil gas samples collected from the Site. Results are reported on table 1. Of the detected VOCs, only trichloroethene (TCE) and tetrachloroethene (PCE) were reported above California Human Health Screening Levels (CHHSLs) for residential use, and only at three borings (B-1, B-2, and B-8). Concentrations of TCE ranged from below detection levels to a peak concentration in B -1 -SV of 41 pg/L. The residential CHHSL for TCE is 1.3 pg/L. PCE was detected between 0.04 pg/L to a peak concentration in B -2 -SV of 0.86 pg/L, with a CHHSL of 0.47 pg/L for residential uses. The area of impact appears to be both limited and localized in extent. Because the source cannot be located, Stantec recommends (1) performing limited excavation at boring B-1, at a cost that is unlikely to exceed approximately $10,000, and (2) preparing a human health risk assessment for the Site in order to determine whether any mitigation measures must be implemented in regard to the detected impacts in soil vapor. In addition, Stantec recommends performing visual inspections during Site grading activities to check for potential areas of impact to soil. It is Stantec's understanding that Site development may include installation of soil vapor barriers beneath all residential structures. Based on the Phase II subsurface investigation data, Stantec opines that a human health risk assessment calculated based on installation of vapor barriers beneath residential structures, following the limited excavation discussed above, would show no human health risks above the most conservative range of the acceptable risk spectrum for residential use (excess cancer risk of 1 in 1.0 million). One Team. Infinite Solutions. 12 Stantec 7.0 CLOSURE The conclusions presented in this report are professional opinions based on data described in this report. The opinions of this report have been arrived at in accordance with currently accepted hydrogeologic and engineering standards and practices applicable to this location, and are subject to the following inherent limitations. Stantec makes no other warranty, either expressed or implied, concerning the conclusions and professional advice that is contained within the body of this report. Inherent in most projects performed in a heterogeneous subsurface environment, continuing excavation and assessments may reveal findings that are different than those presented herein. This facet of the environmental profession should be considered when formulating professional opinions on the limited data collected on these projects. This report has been issued with the clear understanding that it is the responsibility of the owner, or their representative, to make appropriate notifications to regulatory agencies. It is specifically not the responsibility of Stantec to conduct appropriate notifications as specified by current County and State regulations. The information presented in this report is valid as of the date our exploration was performed. Site conditions may degrade with time; consequently, the findings presented herein are subject to change. In the event of any conflict between the terms and conditions of this report and the terms and conditions of the consulting services agreement between City Ventures and Stantec Consulting Services Inc., the consulting services agreement shall control. One Team. Infinite Solutions. 13 Stantec 8.0 REFERENCES AEI Consultants, 2005, Phase I Environmental Site Assessment, November 10. California Department of Conservation, Division of Oil, Gas, and Geothermal Resources (DOG), 2013, website http://www.consrv.ca.gov/dog/maps California Division of Mines and Geology (CDMG), 1965, Geologic Map of California, Santa Ana Sheet, scale 1:250,000. California Geological Survey (CGS), 2002, California Geomorphic Provinces, Note 36. 2010a, Fault Activity Map of California, adjustable scale, http://www.quake.ca.gov/gmaps/FAM/faultactivitymap.html. 2010b, Alquist-Priolo Earthquake Fault Zones of California, http://www.quake.ca.gov/gmaps/ap/ap_maps.htm. Environmental Data Resources, Inc. (EDR), EDR Radius Map with Geocheck, Inquiry Number 3529055.2s, dated February 25, 2013. Certified Sanborn Map Report, Inquiry Number 3529055.3, dated February 25, 2013. Historical Topographic Map Report, Inquiry Number 3529055.4, dated February 26, 2013. Aerial Photo Decade Package, Inquiry Number 3529055.5, dated February 27, 2013. City Directory Abstract, Inquiry Number 3529055.6, dated February 26, 2013. H&T Soils Testing, 1996, Compacted Backfill Report, April 25. Orange County Health Care Agency (OCHCA), 1996a, Notification To Initiate Corrective Action at the Site of an Unauthorized Underground Storage Tank Release, January 31. 1996b, Case Closure Summary, March 27. State Water Resources Control Board (SWRCB), 2013, Geotracker website, http://geotracker.swrcb.ca.gov/. United States Geological Survey (USGS), 1965, Newport Beach Quadrangle, 7.5 Minute Topographic Map, Scale 1 inch = 2,000 feet, photorevised 1981. One Team. Infinite Solutions. 14 TABLES Table 1 Soil Vapor Sampling Analytical Data 2025-2027 Placentia Costa Mesa, California CHHSL -Soil Vapor with Engineered Fill Residential Use (ug/IL) TCE 1.3 PCE 0.47 Benzene 0.085 Toluene 320 Ethylbenzene 1.1 Xylenes 1,650 Other VOCs N/A Sample Name Depth (ft) Location TCE PCE Benzene Toluene Ethylbenzene Xylenes Other VOCs B -1 -SV -6' 6 Staining 41 0.31 0.03 <0.20 <0.10 0.16 varies B -2 -SV -6' 6 Concrete Patch 0.62 0.86 <0.08 <0.8 <0.40 <0.80 <varies B -3 -SV -6' 6 Hazmat storage 1.1 0.09 <0.02 <0.20 <0.10 <0.20 varies B -4 -SV -6' 6 Former LISTs 0.61 0.04 <0.02 <0.20 <0.10 <0.20 <varies B -5 -SV -6' 6 Sump 1.0 0.35 <0.02 <0.20 <0.10 <0.20 <varies B -6 -SV -5' 5 Hazmat/Former UST <0.02 0.05 <0.02 <0.20 <0.10 <0.20 <varies B -8 -SV -6 6 Hazmat storage 1.7 0.70 0.03 <0.20 <0.10 <0.20 <varies B -9 -SV -6' 6 Hazmat storage 1.1 0.46 <0.08 <0.08 <0.40 <0.80 <varies PCE - Tetrachloroethene TCE - Trichloroethene VOCs - Volatile organic compounds Notes: CHHSL - California Human Health Screening Level CHHSLs for soil vapor updated in 2010 V:\1858\active\185802959\Ph_II\03_data\analytical\Costa Mesa -Results table.xlsx Table 2 Summary of Soil Analytical Results - TPH, VOCs and Pesticides 2025-2027 Placentia Costa Mesa, California ID(1) Sample ID Sampling Date TPH " 8015m' VOCs 8260"' Pesticides 8081A Total All Other TPHg TPHd TPHo Benzene Toluene Ethylbenzene Xylenes TCE PCE VOCs 4,4' -DDD 4,4'- DDE 4,4'- DDT All Other Pesticides USEPA RSLs (mg/kg) NA NA NA 1.1 5,000 5.4 630 2.8 0.55 varies 2.0 1.4 1.7 varies CRWQCB ESLs (mg/kg) 83 83 370 0.12 9.3 2.3 11 0.46 0.37 varies 2.4 1.7 1.7 varies Samples B-1-0.5 3/26/2013 NA NA NA NA NA NA NA NA NA NA <0.005 <0.005 <0.005 <varies B-1-2.0 3/26/2013 <0.50 5.6 33 <0.005 <0.005 <0.005 <0.01 0.0067 <0.005 <varies NA NA NA NA B-1-5.0 3/26/2013 NA NA NA NA NA NA NA NA NA NA NA NA NA NA B-2-5.0 3/26/2013 NA NA NA NA NA NA NA NA NA NA NA NA NA NA B-2-10 3/26/2013 NA NA NA NA NA NA NA NA NA NA NA NA NA NA B-2-15 3/26/2013 <0.50 <5.0 <25 <0.005 <0.005 <0.005 <0.01 <0.005 <0.005 <varies NA NA NA NA B-3-2.0 3/26/2013 <0.50 12 93 <0.005 <0.005 <0.005 1 <0.01 <0.005 <0.005 1 <varies NA NA NA NA B-3-5.0 3/26/2013 NA NA NA NA NA NA NA NA NA NA NA NA NA NA B-4-10 3/26/2013 NA NA NA NA NA NA NA NA NA NA NA NA NA NA B-4-15 3/26/2013 NA NA NA NA NA NA NA NA NA NA NA NA NA NA B-4-20 3/26/2013 <0.50 <5.0 <25 <0.005 <0.005 <0.005 <0.01 <0.005 <0.005 <varies NA NA NA NA B-4-25 3/26/2013 NA NA NA NA NA NA NA NA NA NA NA NA NA NA B-4-30 3/26/2013 NA NA NA NA NA NA NA NA NA NA NA NA NA NA B-5-0.5 3/26/2013 NA NA NA NA NA NA NA NA NA NA <0.005 <0.005 <0.005 chlordane - 0.054 B-5-5.0 3/26/2013 <0.50 <5.0 <25 <0.005 <0.005 <0.005 <0.01 <0.005 <0.005 <varies NA NA NA NA B-6-2.0 3/26/2013 NA NA NA NA NA NA NA NA NA NA NA NA NA NA B-6-5.0 3/26/2013 <0.50 17 140 <0.005 <0.005 <0.005 <0.01 <0.005 <0.005 <varies NA NA NA NA B-7-0.5 3/26/2013 NA NA NA NA NA NA NA NA NA NA <0.005 <0.005 <0.005 <varies B-7-2.0 3/26/2013 <0.50 39 260 <0.005 <0.005 <0.005 <0.01 <0.005 <0.005 <varies NA NA NA NA B-8-2.0 3/26/2013 <0.50 <5.0 <25 <0.005 <0.005 <0.005 <0.01 <0.005 <0.005 <varies NA NA NA NA B-8-5.0 3/26/2013 NA NA NA NA NA NA NA NA NA NA NA NA NA NA B-9-0.5 3/26/2013 NA NA NA NA NA NA NA NA NA NA <0.005 0.0084 <0.005 <varies B-9-2.0 3/26/2013 13/26/20131NA <0.50 <5.0 <25 <0.005 <0.005 <0.005 <0.01 <0.005 <0.005 <varies NA NA NA NA B-9-5.0 NA NA NA NA NA NA NA NA NA NA NA NA NA NOTES: (1) Refer to Figure 2 for sampling locations (2) Concentrations reported in milligrams per kilogram (mg/kg) (3) EPA Test Method < - Indicates the concentration was not detected above the laboratory method detection limit. ABBREVIATIONS: NA - Not Analyzed VOCs - Volatile Organic Compounds CRWQCB ESL - California Regional Water Quality Control Board Environmental Screening Level, shallow soils and groundwater not a source of drinking water USEPA RSLs - United States Environmental Protection Agency Regional Screening Levels for Residential Soils- June 2011 FIGURES {.°+ 3 ! t / _ - rr rJ' �� I •,I L� FAIRVIEW STATE HOSPITAL' I y ten,:." ` ■� WAJvpv Shoppin i -, 4 .j ,.r� �n1.-.., ....1 •µAron l^- r yli_ •1C Ol.] 1 tirh . ,: -- • ! h4 ar n1 TF__ , 1 ! - v•l _ nIc • _ ' RAr S .' •, _ �" ' r i Cis a� q `s Pari , Reso chRlty- r'_J 1� -t'C4•..t .•-alt =;- � 1�T. ;�� I r.Schl ,. ..1.City ,..�_r-- � - [ �», _ _ _tRrr, ., a '*.,�: G '-• yJ . • :.� .[r•..� K � �..! Hall.IJ '4 Park Ir a I x......::.:111 l J P rT ,� ° -` f,tr- ',� 'y�' { •akler�: .cam '. z� �; F, 7 ti f % r,EIRPsr So. ts�'•_!w—Ra re ■�' J ■ ter, 'mac • = + { ��• atiti y tiyart Hts Kelerence: u ti.u.5., lat5, Newport beacn uuaarangle cautornla - Los Angeles Lounty, l.5, renes I opograpnlc. Hnotorevlsea lvtsl. AI CALIFORNIA NORTH SCALE 1 inch = 2000 feet 0 1000 2000 QUADRANGLE LOCATION (i- FOR: FIGURE: CITY VENTURES COMMERCIAL PROPERTIES SITE LOCATION MAP i 2025/2027 PLACENTIA AVENUE 1 Stdntec COSTA MESA, CALIFORNIA 25864-F BUSINESS CENTER DRIVE REDLANDS, CALIFORNIA JOB NUMBER: DRAWN BY: CHECKED BY: APPROVED BY: DATE: PH (909) 335-6116 FAX (909) 335-6120 185802950 KD KD KE 3/19/13 4TH: V:\1858\active\City Ventures\Costa Mesa\2025 - 2027 Placentia\Phase 1\05 report deliv\dwgs desgn\Figures\Costa Mesa site location ap.dwq. modified by kdalY on Mar 25, 2013 at 15:33 N COMMERCIAL , _ rT HAZMAT M I STORAGE r QQ -- B-V a4 iJ HAZMAT BLOCK STORAGE , DOCK & PIER — -,I B_9 WALL UNIT BUILDER • —'- Yr _,. .,;nip'' I i I CONCRETE iy -JLJ ' - FT { jr'�` '` BERM u s E _ -� CONCRETE �. _¢ • - - PATCH la• w _ J u OIL DRUM Jrj' •a� ,,,� 1 -- -d ' _ T �' L PAINT APPROXIMATE LOCATION _' '� STORAGE ��+4• BOATYARD k o OF FORMER LISTS — I .{ ► --- _ - �� - F•l "r- 4 +n'` ' • SUMP DRUMS 4� � ,r �•-Ilk B-..r,� STAINING .-_B-1 sw �T`r STAINING COMMERCIAL < _ •� I 4 -i-MP-I- ' f T LEGEND: PROPERTY BOUNDARY B-1 i SOIL/SOIL VAPOR BORING 0 50 100 APPROXIMATE SCALE (FEET) t Lam, Stantec 25864-F BUSINESS CENTER DRIVE REDLANDS, CALIFORNIA PH (909) 335-6116 FAX (909) 335-6120 FOR: CITY VENTURES COMMERCIAL PROPERTIES 2025/2027 PLACENTIA AVENUE COSTA MESA, CALIFORNIA JOB NUMBER: DRAWN BY: 185802959 KD FIGURE: SITE MAP n CHECKED BY: APPROVED BY: DATE: KD KE 4/9/13 APPENDIX A BORING LOGS 1 LOG OF BORING Logged By: Date Drilled: Drilling Contractor: f4 '41 Equipment/Method/Sample Type: HnA& Boring ID: 'F -1 Start Time: End Time: Boring Dia: Surface Elev: GW Depth (ft): Total Depth: Hammer Drop: 140 Lbs, �� Iv -A ,Job No. Pre' .-„ �_ tis i�-� jvwy(1 ( Ai ; C c, �.:.c+ f is <'C'/ /A WELL CONSTRUCTION o m z o o Comments 3 o Lithology Description o E a m 0 Soil Type, USCS, Color (Munsell), Gradation, Consistency, Odors p n m" c� 1 —2 3 4— 5 —6 —7 —8- -9 _0 2- 3- -4 3 _4 —5 6 7 8 9 —0— r.,{jp0 Sr�rTc>f' �t�7'�or 3n 1D ` z / � .r A L_ 7G. �'. R G. `� ' r� P�� r •LSC C.� G( � �', { U„ _ — Q [• I�lo� ] aor PAGE PAGE j of I LOG OF BORING Logged By: V, Date Drilled: 1 0 -%2 (0 (,12R'4 Drilling Contractor: P Equipment/Method/Sample Type: H o n A ve,,e r Boring ID: 3 - 2 - Start Start Time: End Time: Boring Dia: Surface Elev: GW Depth (ft): Total Depth: Hammer Drop: 140 Lbs ,Job No. Project: ocation: o3 WELL CONSTRUCTION d E d o N m z o 0 Lithology Description a. E m 2 J 0 n E CO U m Soil Type, USCS, Color (Munsell), Gradation, Consistency, Odors p a m C7 u. Comments _ —2- 3 3 4 _5 $ 7 i3 9 2 4 T 8 9 v Q r Ce ce r i r j. — vG rar ,gyp l g''1 { — PAGE � of I LOG OF BORING Logged By: Date Drilled: Drilling Contractor: Equipment/Method/Sample Type: Boring ID: :Start Time: ]71a: (End Time: Surface Elev: GW Depth (ft): n 1 Total Depth: i Hammer Drop: 140 Lbs. .Job No. ($S ct (Project:/� C`/ W V �A2: (lieu, �� Location: ; P(r�e,�Kc, AJz. 6,,4, Afsa,CA c WELL CONSTRUCTION $ o N 0o Comments o � ° Lithology Description a m m 0 Soil Type, USCS, Color (Munsell), Gradation, Consistency, Odors p a 0 - - - - 0 1 20 3 4 S 6 8 9 0 1 2 3 4 5 fi 7 8 9- 0 - ....... — ........ rlf'4r) r iii igmon AV S1. 0101% ``} L1 - Do row l i) - PAGE I Of 1 LOG OF BORING Logged By: Date Drilled: Drilling Contractor: Equipment/Method/Sample Type: Boring ID: vAi 03bLo/(3 4+ " �D-r /,T�)pr 1 Start Time: Boring Dia: Surface Elev: GW Depth (ft): Total Depth: Hammer Drop: 3 V' 140 Lbs End Time: ,Job No. Project:// % // �� ^ Locati}o�n: �1 1 M629S� (�Q�4ek Me—Sc,, rA 0 o Comments aCL c WELL CONSTRUCTION $ o `-' Lithology Description LL E o N M E m V a Soil Type, USCS, Color (Munsell), Gradation, Consistency, Odors p a N 0 LL _1 3 4 - s - 7 —$ _s Lo k. 1 ioP oco) 1 •D —2 _3 —4— 4Aar2 A a f kt el i D 0 t f. 1. f w, - r -f, ❑C 6 7 G 9 - PAGE of 2 LOG OF BORING iLogged By: (Date Drilled: Drilling Contractor: Equipment/Method/Sample Type: Boring ID: iStart Time:. Boring Dia: Surface Elev: GW Depth (ft): Total Depth: Hammer Drop: N f 3D' Sao Lbs. End Time: .Job No. Project: Location: v J ❑ Comments c WELL CONSTRUCTION m E d m 3 c o m v t Lithology Description Gradation, Consistency, Odors a E n 0 E E m U C Soil Type, USCS, Color (Munsell), ❑ n ro U' ........ _.. .... 2 _ 3 —4- 25 0,5 .s _7 _8. 2 4 - 5 6 7 8 +—] —9--- -0 -- PAGE �2- of 1 LOG OF BORING Logged By: Date Drilled: Drilling Contractor: Equipment/Method/Sample Type: Boring ID: n ! Po-c� Au< r - c Start Time: Boring Dia: Surface Elev: GW Depth (ft): Total Depth: Hammer Drop: _ � � � 140 Lbs N/?",- End Time: Job No. 9 S 8 62 9 - -. ject: C\/ cr �c F"� , Location: Cos- icy c, 7-Fn g o Comments WELL CONSTRUCTION ° Lithology Description a Ea o Soil Type, USCS, Color (Munsell), Gradation, Conslstency, Odors p n C7 LL 0 Vi -Sc&.'x' "uon D4 c 4 2 3 4 --... �-=tl` A- .......... 5 —6 7 ......� .. 8 9 0 - 1 _2 —3- -4 5 7 9. 0 _ PAGE of LOG OF BORING Logged By: Date Drilled: Drilling Contractor: Equipment/Method/Sample Type: Boring ID: S-6 Start Time: Time: Boring Dia: I Surface Elev: GW Depth (ft): Total Depth: N 5' Hammer Drop: 140 Lbs, /\#A - A -JobIEnd Job No. � g 5�6 024 Dject: CoS-�c. Locatio ,2 a 2 ,- iJ� c�ce.�r s Ape, �o WELL CONSTRUCTION a a s Q . Z o m m 0 o o Comments Lithology Description a E m Soil Type, USCS, Color (Munsell), Gradation, Consistency, Odors p n LL - a, � 2 —3 4MA 5 6 7 8 —9 —0 1 —2 _3 4 5 B —7- -8 U [1Y b •D C.a PILI— — PAGE �_ of VZ LOG OF BORING :Logged By: Date Drilled: 0242-413 Drilling Contractor: Equipment/Method/Sample Type: { �a A. og—r. Boring ID: StartTime: IEnd Time: Boring Dia: Surface Elev: GW Depth (ft): Total Depth: Hammer Drop: 140 Lb .Job No. Project: v Co Si C, I CA Location: Zoz� P(o rPvrf i o A v aco C. v¢ -, , ra'. t^f WELL CONSTRUCTION a a s o" N z ` m 0o o C Lithology Description m U Soil Type, USCS, Color (Munsell), Gradation, Consistency, Odors (12 Comments a E p a u_ - _ l y 1 2--- 3 4 5 6 7 8 9 0 _1 2 -3- -5 _5 _6 _7 8 5 0 i Crrl r c !ca #' �.f - ux:i ,. r - .............. -- UCr,D-� 22� ar.✓t i, r — PAGE of � 1 LOG OF BORING Logged By: Date Drilled: Drilling Contractor: Equipment/Method/Sample Type: Boring ID: 0—g Start Time: Boring Dia: Surtaca Elev: GW Depth (ft): Total Depth: Hammer Drop: N E �1 140 Lbs. N7� End Time: .Job No. ir1 , ^ Location:1 MG ces4i7 G A Je I �p lFi D%ZCI Cil 1 L Ni(7 �G� (CA- imp t'c•.. � `4f; (A k Comments WELL CONSTRUCTION $Lithology Description o a"NSoil -E Type, USCS, Color (Munsell), Gradation, Consistency, Odors p a a - � 1 4 — SAA— R4 i o r 3 4 — 5 7 8 . 9 4 _1 —2- -3- 3_4 -4 _5 6 —7- -8- 9 b -01 2� /( PAGE Of 1 LOG OF BORING Logged By: vvk� PAGE Date Drilled: da/2,(e/13 Drilling Contractor: X 4 p EqulpmenUMethodfSampIa Type: 4ai,A A �r Boring ID: b_17 Start Time: (End Time: Boring Dia: Surface Elev: GW Depth (ft): Total Depth: (01 Hammer Drop: 140 Lbs. N 6 - Job No. I.Ss;o2���q Project: (Location: CU Com Mesas Cit WELL CONSTRUCTION �s o g z o o Comments o Lithology Description a a .E m U Soil Type, USCS, Color (Munsell), Gradation, Consistency, Odors p a - LL rn U _ .� 2 3 4 5 7 8 _9 0 1 2 3 -4- -5 6 -7- 9 -9- ki . ✓er cod It '7.5Yq� -Pi n2. t -o CAC. rse ct - i ,Pd1• oa E, y I v'nos4' a A rt"Ie, rtatty —.... —... - PAGE I of �4 APPENDIX B LABORATORY DATA SHEETS AND QA/QC RESULTS n vtronmenfal aboratories, Inc. The difference is service ResultLink i, Email your PM 1 CIENCE WORK ORDER NUMBER: 13-03-1859 w AIR SOIL WATER MARINE CHEMISTRY Analytical Report For Client: Stantec Client Project Name: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Attention: Kristen Daly 25864-F Business Center Drive Redlands, CA 92374-4515 Approved for release on 04/3/2013 b� Amanda Porter Project Manager ne Calscience Environmental Laboratories, Inc. (Ca lscience) certifies that the test results provided in this report meet all NELAC requirements for pa ra meters fo r which accreditation is required or available. Any exceptions to NELAC requirements are noted in the case narrative. The original report of subcontracted analy- ses, if any, is attached to this report. The results in this report are limited to the samples) tested and any reproduction thereof must be made in its entirety. The client or recipient of this report is specifically prohibited from making material changes to said report and, to the extent that such changes are made, Calscience is not responsible, legally or otherwise. The client or recipient agrees to indemnify Calscience for any defense to any litigation which may arise. Page 2 of 39 alscience nvironmental mw aboratories, Inc. Contents Client Project Name: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Work Order Number: 13-03-1859 1 Work Order Narrative....................................... 3 2 Client Sample Data ........................................ 4 2.1 EPA 8015B (M) TPH Diesel (Solid) .......................... 4 2.2 EPA 8015B (M) TPH Motor Oil (Solid) ........................ 7 2.3 EPA 8015B (M) TPH Gasoline (Solid) ........................ 10 2.4 EPA 8081A Organochlorine Pesticides (Solid) .................. 13 2.5 EPA 8260B Volatile Organics (Solid) ........................ 16 3 Quality Control Sample Data ................................. 26 3.1 MS/MSD and/or Duplicate ................................ 26 3.2 LCS/LCSD........................................... 31 4 Glossary of Terms and Qualifiers .............................. 36 5 Chain of Custody/Sample Receipt Form ......................... 37 -= Page 3 of 39 Pvironmental Work Order Narrative aboratories, Inc. Condition Upon Receipt: Samples were received under Chain of Custody (COC) on 03/27/2013. They were assigned to Work Order 13-03-1859. Unless otherwise noted on the Sample Receiving forms all samples were received in good condition and within the recommended EPA temperature criteria for the methods noted on the COC. The COC and Sample Receiving Documents are integral elements of the analytical report and are presented at the back of the report. Holding Times: All samples were analyzed within prescribed holding times (HT) and/or in accordance with the Calscience Sample Acceptance Policy unless otherwise noted in the analytical report and/or comprehensive case narrative, if required. Any parameter identified in 40CFR Part 136.3 Table II that is designated as "analyze immediately" with an immediate holding time (HT </= 15 minutes--40CFR-136.3 Table II footnote 4), is considered a "field" test and reported samples results are not flagged unless the analysis is performed beyond 24 hours of the time of collection. Quality Control: All quality control parameters (QC) were within established control limits except where noted in the QC summary forms or described further within this report. Additional Comments: Solid - Unless otherwise indicated, solid sample data is reported on a wet weight basis, not corrected for % moisture. All QC results are always reported on a wet weight basis. Subcontract Information: Unless otherwise noted below (or on the subcontract form), no samples were subcontracted. NELAP ID: 03220CA • DoD-ELAP ID: L10-41 CSDLAC ID: 10109 SCAQMD ID: 93LA0830 7440 Lincoln Way, Garden Grove, CA 92841-1427 . TEL:(714) 895-5494 . FAX: (714) 894-7501 = Result Page 4 of 39 aiscience 5.6 5.0 1 HD mg/kg Surrogates: RE_C (%1 Control Limits Qual _ Analytical Report j ,Y aoQo++ sir Incl T Stantec Date Received: 03/27/13 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 35508 Method: EPA 8015B (M) Project: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Page 1 of 3 Client Sample Number Lab Sample Date/Time Date Date/Time Number Collected Matrix Instrument Prepared Analyzed QC Batch [13-1-2.0 13-03-1859-2-A 03/26/13 Solid GC 47 03/28/13 03/29/13 1303281310 07:55 19:32 Parameter Result RL DF Qual Units TPH as Diesel 5.6 5.0 1 HD mg/kg Surrogates: RE_C (%1 Control Limits Qual n-Octacosane 89 61-145 B-2-15 13-03-1859-6-A 03/26/13 Solid GC 47 03/28/13 03/29/13 1303281310 09:15 18:14 Parameter Result RL DF Qual Units TPH as Diesel ND 5.0 1 mg/kg Surrogates: REC % Control Limits Qual n-Octacosane 79 61-145 B-3-2.0 13-03-1859-7-A 03/26/13 Solid GC 47 03/28/13 03/29/13 1303281310 15:09 19:47 Parameter Result RL DF Qual Units TPH as Diesel 12 5.0 1 HD mg/kg Surrogates: REC % Control Limits Qual n-Octacosane 92 61-145 B-4-20 13-03-1859-11-A 03/26/13 Solid GC 47 03/28/13 03/29/13 1303281310 13:25 18:29 Parameter Result RL DF Qual Units TPH as Diesel ND 5.0 1 mg/kg Surrogates: REC % Control Limits Qual n-Octacosane 77 61-145 RL-RCFIVI LII ly L I I I IIL I Vr-VIIVLIVII r-Ul I wuol-l.(-111- 7440 Lincoln Way, Garden Grove, CA 92841-1427 • TEL:(714) 895-5494 FAX: (714) 894-7501 I = Result Page 5 of 39 aiscience ND 5.0 1 mg/kg Surrogates: REC (% Control Limits Qual _ Analytical Report j ,Y aoQo++ sir Incl T Stantec Date Received: 03/27/13 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 35508 Method: EPA 8015B (M) Project: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Page 2 of 3 Client Sample Number Lab Sample Date/Time Date Date/Time Number Collected Matrix Instrument Prepared Analyzed QC Batch 0 13-03-1859-16-A 03/26/13 Solid GC 47 03/28/13 03/29/13 1303281310 08:58 18:45 Parameter Result RL DF Qual Units TPH as Diesel ND 5.0 1 mg/kg Surrogates: REC (% Control Limits Qual n-Octacosane 88 61-145 B-6-5.0 13-03-1859-18-A 03/26/13 Solid GC 47 03/28/13 03/29/13 1303281310 14:31 20:03 Parameter Result RL DF Qual Units TPH as Diesel 17 5.0 1 HD mg/kg Surrogates: REC % Control Limits Qual n-Octacosane 93 61-145 B-7-2.0 13-03-1859-20-A 03/26/13 Solid GC 47 03/28/13 03/29/13 1303281310 10:16 20:19 Parameter Result RL DF Qual Units TPH as Diesel 39 5.0 1 HD mg/kg Surrogates: REC % Control Limits Qual n-Octacosane 89 61-145 B-8-2.0 13-03-1859-21-A 03/26/13 Solid GC 47 03/28/13 03/29/13 1303281310 10:36 19:00 Parameter Result RL DF Qual Units TPH as Diesel ND 5.0 1 mg/kg Surrogates: REC % Control Limits Qual n-Octacosane 86 61-145 RL-RCFIVI LII ly L I I I IIL I Vr-VIIVLIVII r-Ul I wuol-l.(-111- 7440 Lincoln Way, Garden Grove, CA 92841-1427 • TEL:(714) 895-5494 FAX: (714) 894-7501 I = Result Page 6 of 39 aiscience ND 5.0 1 mg/kg Surrogates: REC (% Control Limits Qual _ Analytical Report j ,Y aoQo++ sir Incl T Stantec Date Received: 03/27/13 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 35508 Method: EPA 8015B (M) Project: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Page 3 of 3 Client Sample Number Lab Sample Date/Time Date Date/Time Number Collected Matrix Instrument Prepared Analyzed QC Batch I[ [13972,0 13-03-1859-23-A 03/26/13 Solid GC 47 03/28/13 03/29/13 1303281310 11:37 19:16 Parameter Result RL DF Qual Units TPH as Diesel ND 5.0 1 mg/kg Surrogates: REC (% Control Limits Qual n-Octacosane 87 61-145 Method Blank 099-15-422-431 N/A Solid GC 47 03/28/13 03/29/13 1303281310 12:27 Parameter Result RL DF Qual Units TPH as Diesel ND 5.0 1 mg/kg Surrogates: REC % Control Limits Qual n-Octacosane 92 61-145 RL - R PUI LII IIJ LII I IIL I V r - VIIULIUI I F—UI I wuol - l.(UQIIII- 7440 Lincoln Way, Garden Grove, CA 92841-1427 • TEL:(714) 895-5494 FAX: (714) 894-7501 = Result Page 7 of 39 aiscience 33 25 1 HD mg/kg Surrogates: RE_C (%1 Control Limits Qual _ Analytical Report j ,Y aoQo++ sir Incl T Stantec Date Received: 03/27/13 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 35508 Method: EPA 8015B (M) Project: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Page 1 of 3 Client Sample Number Lab Sample Date/Time Date Date/Time Number Collected Matrix Instrument Prepared Analyzed QC Batch [13-1-2.0 13-03-1859-2-A 03/26/13 Solid GC 47 03/28/13 03/29/13 1303281311 07:55 19:32 Parameter Result RL DF Qual Units TPH as Motor Oil 33 25 1 HD mg/kg Surrogates: RE_C (%1 Control Limits Qual n-Octacosane 89 61-145 B-2-15 13-03-1859-6-A 03/26/13 Solid GC 47 03/28/13 03/29/13 1303281311 09:15 18:14 Parameter Result RL DF Qual Units TPH as Motor Oil ND 25 1 mg/kg Surrogates: REC % Control Limits Qual n-Octacosane 79 61-145 B-3-2.0 13-03-1859-7-A 03/26/13 Solid GC 47 03/28/13 03/29/13 1303281311 15:09 19:47 Parameter Result RL DF Qual Units TPH as Motor Oil 93 25 1 HD mg/kg Surrogates: REC % Control Limits Qual n-Octacosane 92 61-145 B-4-20 13-03-1859-11-A 03/26/13 Solid GC 47 03/28/13 03/29/13 1303281311 13:25 18:29 Parameter Result RL DF Qual Units TPH as Motor Oil ND 25 1 mg/kg Surrogates: REC % Control Limits Qual n-Octacosane 77 61-145 RL-RCFIVI LII ly L I I I IIL I Vr-VIIVLIVII r-Ul I wuol-l.(-111- 7440 Lincoln Way, Garden Grove, CA 92841-1427 • TEL:(714) 895-5494 FAX: (714) 894-7501 I = Result Page 8 of 39 aiscience ND 25 1 mg/kg Surrogates: REC (% Control Limits Qual _ Analytical Report j ,Y aoQo++ sir Incl T Stantec Date Received: 03/27/13 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 35508 Method: EPA 8015B (M) Project: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Page 2 of 3 Client Sample Number Lab Sample Date/Time Date Date/Time Number Collected Matrix Instrument Prepared Analyzed QC Batch 0 13-03-1859-16-A 03/26/13 Solid GC 47 03/28/13 03/29/13 1303281311 08:58 18:45 Parameter Result RL DF Qual Units TPH as Motor Oil ND 25 1 mg/kg Surrogates: REC (% Control Limits Qual n-Octacosane 88 61-145 B-6-5.0 13-03-1859-18-A 03/26/13 Solid GC 47 03/28/13 03/29/13 1303281311 14:31 20:03 Parameter Result RL DF Qual Units TPH as Motor Oil 140 25 1 HD mg/kg Surrogates: REC % Control Limits Qual n-Octacosane 93 61-145 B-7-2.0 13-03-1859-20-A 03/26/13 Solid GC 47 03/28/13 03/29/13 1303281311 10:16 20:19 Parameter Result RL DF Qual Units TPH as Motor Oil 260 25 1 HD mg/kg Surrogates: REC % Control Limits Qual n-Octacosane 89 61-145 B-8-2.0 13-03-1859-21-A 03/26/13 Solid GC 47 03/28/13 03/29/13 1303281311 10:36 19:00 Parameter Result RL DF Qual Units TPH as Motor Oil ND 25 1 mg/kg Surrogates: REC % Control Limits Qual n-Octacosane 86 61-145 RL-RCFIVI LII ly L I I I IIL I Vr-VIIVLIVII r-Ul I wuol-l.(-111- 7440 Lincoln Way, Garden Grove, CA 92841-1427 • TEL:(714) 895-5494 FAX: (714) 894-7501 = Result Page 9 of 39 aiscience ND 25 1 mg/kg Surrogates: REC (% Control Limits Qual _ Analytical Report j ,Y aoQo++ sir Incl T Stantec Date Received: 03/27/13 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 35508 Method: EPA 8015B (M) Project: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Page 3 of 3 Client Sample Number Lab Sample Date/Time Date Date/Time Number Collected Matrix Instrument Prepared Analyzed QC Batch I[ [13-9-2.0 13-03-1859-23-A 03/26/13 Solid GC 47 03/28/13 03/29/13 1303281311 11:37 19:16 Parameter Result RL DF Qual Units TPH as Motor Oil ND 25 1 mg/kg Surrogates: REC (% Control Limits Qual n-Octacosane 87 61-145 Method Blank 099-15-420-382 N/A Solid GC 47 03/28/13 03/29/13 1303281311 12:27 Parameter Result RL DF Qual Units TPH as Motor Oil ND 25 1 mg/kg Surrogates: REC % Control Limits Qual n-Octacosane 92 61-145 RL - R PUI LII IIJ LII I IIL I V r - VIIULIUI I F—UI I wuol - l.(UQIIII- 7440 Lincoln Way, Garden Grove, CA 92841-1427 • TEL:(714) 895-5494 FAX: (714) 894-7501 = RL DF Qual Units Page 10 of 39 aiscience REC % Control Limits Qual f vironf? ental 42-126 n {' _ Analytical Report +� /���**++�� }y ++ ��++ /�}� abo1 Qtoriesir Incl 2 Stantec Date Received: 03/27/13 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 5030C Method: EPA 8015B (M) Project: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Page 1 of 3 Client Sample Number Lab Sample Date/Time Date Date/Time Number Collected Matrix Instrument Prepared Analyzed QC Batch [13-1-2.0 13-03-1859-2-A 03/26/13 Solid GC 4 03/28/13 03/28/13 130328B01 07:55 15:01 Parameter Result RL DF Qual Units TPH as Gasoline ND 0.50 1 mg/kg Surrogates: REC % Control Limits Qual 1,4-Bromofluorobenzene-FID 85 42-126 B-2-15 13-03-1859-6-A 03/26/13 Solid GC 4 03/28/13 03/28/13 130328B01 09:15 16:34 Parameter Result RL DF Qual Units TPH as Gasoline ND 0.50 1 mg/kg Surrogates: REC % Control Limits Qual 1,4-Bromofluorobenzene-FID 85 42-126 B-3-2.0 13-03-1859-7-A 03/26/13 Solid GC 4 03/28/13 03/28/13 130328B01 15:09 17:05 Parameter Result RL DF Qual Units TPH as Gasoline ND 0.50 1 mg/kg Surrogates: REC % Control Limits Qual 1,4-Bromofluorobenzene-FID 85 42-126 B-4-20 13-03-1859-11-A 03/26/13 Solid GC 4 03/28/13 03/28/13 130328B01 13:25 17:35 Parameter TPH as Gasoline Surrogates: 1,4-Bromofluorobenzene - FID Result RL DF Qual Units ND 0.50 1 mg/kg REC % Control Limits Qual 85 42-126 RL-RCFIVI LII ly L I I I IIL , Vr-VIIVLIVII r-Ul , wuol-l.(uQIIII- 7440 Lincoln Way, Garden Grove, CA 92841-1427 • TEL:(714) 895-5494 FAX: (714) 894-7501 I = RL DF Qual Units Page 11 of 39 aiscience REC % Control Limits Qual K.-nvironmenta! 42-126 n {' _ Analytical Report aoraorres, I it 2 Stantec Date Received: 03/27/13 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 5030C Method: EPA 8015B (M) Project: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Page 2 of 3 Client Sample Number Lab Sample Date/Time Date Date/Time Number Collected Matrix Instrument Prepared Analyzed QC Batch 0 13-03-1859-16-A 03/26/13 Solid GC 4 03/28/13 03/28/13 130328B01 08:58 18:06 Parameter Result RL DF Qual Units TPH as Gasoline ND 0.50 1 mg/kg Surrogates: REC % Control Limits Qual 1,4-Bromofluorobenzene-FID 76 42-126 B-6-5.0 13-03-1859-18-A 03/26/13 Solid GC 4 03/28/13 03/28/13 130328B01 14:31 18:37 Parameter Result RL DF Qual Units TPH as Gasoline ND 0.50 1 mg/kg Surrogates: REC % Control Limits Qual 1,4-Bromofluorobenzene-FID 81 42-126 B-7-2.0 13-03-1859-20-A 03/26/13 Solid GC 4 03/28/13 03/28/13 130328B01 10:16 19:08 Parameter Result RL DF Qual Units TPH as Gasoline ND 0.50 1 mg/kg Surrogates: REC % Control Limits Qual 1,4-Bromofluorobenzene-FID 84 42-126 B-8-2.0 13-03-1859-21-A 03/26/13 Solid GC 4 03/28/13 03/28/13 130328B01 10:36 19:39 Parameter TPH as Gasoline Surrogates: 1,4-Bromofluorobenzene - FID Result RL DF Qual Units ND 0.50 1 mg/kg REC % Control Limits Qual 85 42-126 RL-RCFIVI LII ly L I I I IIL , Vr-VIIVLIVII r-Ul , wuol-l.(uQIIII- 7440 Lincoln Way, Garden Grove, CA 92841-1427 • TEL:(714) 895-5494 FAX: (714) 894-7501 I = Page 12 of 39 aiscience f vironf? ental n {' _ Analytical Report +� /���**++�� }y ++ ��++ /�}� abo1 Qtoriesir Incl 2 Stantec Date Received: 03/27/13 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 5030C Method: EPA 8015B (M) Project: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Page 3 of 3 Client Sample Number Lab Sample Date/Time Date Date/Time Number Collected Matrix Instrument Prepared Analyzed QC Batch I[ [13-9-2.0 13-03-1859-23-A 03/26/13 Solid GC 4 03/28/13 03/28/13 130328B01 11:37 20:11 Parameter Result RL DF Qual Units TPH as Gasoline ND 0.50 1 mg/kg Surrogates: REC % Control Limits Qual 1,4-Bromofluorobenzene-FID 85 42-126 Method Blank 099-14-571-831 N/A Solid GC 4 03/28/13 03/28/13 130328B01 11:54 Parameter Result RL DF Qual Units TPH as Gasoline ND 0.50 1 mg/kg Surrogates: REC % Control Limits Qual 1,4-Bromofluorobenzene-FID 82 42-126 RL - R PUI LII IIJ LII I IIL , V r - VIIULIUI I F—UI , wuol - l.(UQIIII- 7440 Lincoln Way, Garden Grove, CA 92841-1427 • TEL:(714) 895-5494 FAX: (714) 894-7501 aleier?ee nvironmental aborator es, Inc. Analytical Report Page 13 of 39 0'� Stantec Date Received: 03/27/13 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 3545 Method: EPA 8081A Units: ug/kg Project: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Page 1 of 3 Client Sample Number Lab Sample Date/Time Date Date/Time Number Collected Matrix Instrument prepared Analvzed QC Batch ID 5 13-03-1859-1-A 03/26/13 Solid GC 51 03/28/13 04/01/13 1303281-01 07:53 13:14 Parameter Result RL DF Qual Parameter Result RL DF Qual Aldrin ND 5.0 1 Endosulfan II ND 5.0 1 Alpha -BHC ND 5.0 1 Endosulfan Sulfate ND 5.0 1 Beta -BHC ND 5.0 1 Endrin ND 5.0 1 Chlordane ND 50 1 Endrin Aldehyde ND 5.0 1 4,4' -DDD ND 5.0 1 Endrin Ketone ND 5.0 1 4,4' -DDE ND 5.0 1 Gamma -BHC ND 5.0 1 4,4' -DDT ND 5.0 1 Heptachlor ND 5.0 1 Delta -BHC ND 5.0 1 Heptachlor Epoxide ND 5.0 1 Dieldrin ND 5.0 1 Methoxychlor ND 5.0 1 Endosulfan I ND 5.0 1 Toxaphene ND 100 1 Surrociates: REC % Control Qual Surrogates: REC % Control Qual Limits Limits Decachlorobiphenyl 85 50-135 2,4,5,6-Tetrachloro-m-Xylene 96 50-135 B-5-0.5 13-03-1859-15-A 03/26/13 Solid GC 51 03/28/13 04/01/13 1303281-01 08:36 13:28 Parameter Result RL DF Aldrin ND 5.0 1 Alpha -BHC ND 5.0 1 Beta -BHC ND 5.0 1 Chlordane 54 50 1 4,4' -DDD ND 5.0 1 4,4' -DDE ND 5.0 1 4,4' -DDT ND 5.0 1 Delta -BHC ND 5.0 1 Dieldrin ND 5.0 1 Endosulfan I ND 5.0 1 Surrogates: REC % Control Qual Limits Decachlorobiphenyl 69 50-135 Qual Parameter Endosulfan II Endosulfan Sulfate Endrin Endrin Aldehyde Endrin Ketone Gamma -BHC Heptachlor Heptachlor Epoxide Methoxychlor Toxaphene Surrogates: 2,4,5, 6-Tetrachloro-m-Xylene Result RL DF Qual ND 5.0 1 ND 5.0 1 ND 5.0 1 ND 5.0 1 ND 5.0 1 ND 5.0 1 ND 5.0 1 ND 5.0 1 ND 5.0 1 ND 100 1 REC % Control Qual Limits 90 50-135 RL -Reporting Limit , DF - Dilution Factor , Qual - Qualifiers 7440 Lincoln Way, Garden Grove, CA 92841-1427 • TEL:(714) 895-5494 FAX: (714) 894-7501 aleier?ee nvironmental aborator es, Inc. Analytical Report Page 14 of 39 0'� Stantec Date Received: 03/27/13 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 3545 Method: EPA 8081A Units: ug/kg Project: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Page 2 of 3 Client Sample Number Lab Sample Date/Time Date Date/Time Number Collected Matrix Instrument prepared Analvzed QC Batch ID B-7-0.5 13-03-1859-19-A 03/26/13 Solid GC 51 03/28/13 04/01/13 1303281-01 09:47 13:43 Parameter Result RL DF Qual Parameter Result RL DF Qual Aldrin ND 5.0 1 Endosulfan II ND 5.0 1 Alpha -BHC ND 5.0 1 Endosulfan Sulfate ND 5.0 1 Beta -BHC ND 5.0 1 Endrin ND 5.0 1 Chlordane ND 50 1 Endrin Aldehyde ND 5.0 1 4,4' -DDD ND 5.0 1 Endrin Ketone ND 5.0 1 4,4' -DDE ND 5.0 1 Gamma -BHC ND 5.0 1 4,4' -DDT ND 5.0 1 Heptachlor ND 5.0 1 Delta -BHC ND 5.0 1 Heptachlor Epoxide ND 5.0 1 Dieldrin ND 5.0 1 Methoxychlor ND 5.0 1 Endosulfan I ND 5.0 1 Toxaphene ND 100 1 Surrociates: REC % Control Qual Surrogates: REC % Control Qual Limits Limits Decachlorobiphenyl 78 50-135 2,4,5,6-Tetrachloro-m-Xylene au 50-135 F .5 13-03-1859-22-A 03/26/13 Solid GC 51 03/28/13 04/01/13 1303281-01 11:00 13:00 Parameter Result RL DF Aldrin ND 5.0 1 Alpha -BHC ND 5.0 1 Beta -BHC ND 5.0 1 Chlordane ND 50 1 4,4' -DDD ND 5.0 1 4,4' -DDE 8.4 5.0 1 4,4' -DDT ND 5.0 1 Delta -BHC ND 5.0 1 Dieldrin ND 5.0 1 Endosulfan I ND 5.0 1 Surrogates: REC % Control Qual Limits Decachlorobiphenyl 73 50-135 Qual Parameter Endosulfan II Endosulfan Sulfate Endrin Endrin Aldehyde Endrin Ketone Gamma -BHC Heptachlor Heptachlor Epoxide Methoxychlor Toxaphene Surrogates: 2,4,5, 6-Tetrachloro-m-Xylene Result RL DF Qual ND 5.0 1 ND 5.0 1 ND 5.0 1 ND 5.0 1 ND 5.0 1 ND 5.0 1 ND 5.0 1 ND 5.0 1 ND 5.0 1 ND 100 1 REC % Control Qual Limits 80 50-135 RL -Reporting Limit , DF - Dilution Factor , Qual - Qualifiers 7440 Lincoln Way, Garden Grove, CA 92841-1427 • TEL:(714) 895-5494 FAX: (714) 894-7501 aleier?ee nvironmental aborator es, Inc. Analytical Report Page 15 of 39 0'� Stantec Date Received: 03/27/13 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 3545 Method: EPA 8081A Units: ug/kg Project: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Page 3 of 3 Client Sample Number Lab Sample Date/Time Date Date/Time Number Collected Matrix Instrument prepared Analvzed QC Batch IC Method Blank 099-12-537-1,347 N/A Solid GC 51 03/28/13 03/28/13 13032811-01 15:35 Parameter Result RL DF Qual Parameter Aldrin ND 5.0 1 Endosulfan II Alpha -BHC ND 5.0 1 Endosulfan Sulfate Beta -BHC ND 5.0 1 Endrin Chlordane ND 50 1 Endrin Aldehyde 4,4' -DDD ND 5.0 1 Endrin Ketone 4,4' -DDE ND 5.0 1 Gamma -BHC 4,4' -DDT ND 5.0 1 Heptachlor Delta -BHC ND 5.0 1 Heptachlor Epoxide Dieldrin ND 5.0 1 Methoxychlor Endosulfan I ND 5.0 1 Toxaphene Surrociates: REC % Control Qual Surrogates: Limits Decachlorobiphenyl 97 50-135 2,4,5,6-Tetrachloro-m-Xylene Result RL DF Qual ND 5.0 1 ND 5.0 1 ND 5.0 1 ND 5.0 1 ND 5.0 1 ND 5.0 1 ND 5.0 1 ND 5.0 1 ND 5.0 1 ND 100 1 REC % Control Qual Limits 99 50-135 RL -Reporting Limit , DF - Dilution Factor , Qual - Qualifiers 7440 Lincoln Way, Garden Grove, CA 92841-1427 • TEL:(714) 895-5494 FAX: (714) 894-7501 aisc ence nvironmen#a! Analytical Report aboratories, lncC Stantec Date Received: 25864-F Business Center Drive Work Order No: Redlands, CA 92374-4515 Preparation: Method: Units: Project: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Client Sample Number Lab Sample Date/Time Date Number Collected Matrix Instrument prepared Page 16 of 39 0'� 03/27/13 13-03-1859 EPA 5030C EPA 8260B ug/kg Page 1 of 10 Date/Time Analyzed QC Batch ID B-1-2.0 13-03-1859-2-A 03/26/13 Solid GC/MS JJ 03/27/13 03/28/13 130328L01 07:55 15:08 Parameter Result RL DF Qual Parameter Result RL DF Qual Acetone ND 120 1 1,3-Dichloropropane ND 5.0 1 Benzene ND 5.0 1 2,2-Dichloropropane ND 5.0 1 Bromobenzene ND 5.0 1 1,1-Dichloropropene ND 5.0 1 Bromochloromethane ND 5.0 1 c-1,3-Dichloropropene ND 5.0 1 Bromodichloromethane ND 5.0 1 t-1,3-Dichloropropene ND 5.0 1 Bromoform ND 5.0 1 Ethylbenzene ND 5.0 1 Bromomethane ND 25 1 2-Hexanone ND 50 1 2-Butanone ND 50 1 Isopropylbenzene ND 5.0 1 n-Butylbenzene ND 5.0 1 p-Isopropyltoluene ND 5.0 1 sec-Butylbenzene ND 5.0 1 Methylene Chloride ND 50 1 tert-Butylbenzene ND 5.0 1 4-Methyl-2-Pentanone ND 50 1 Carbon Disulfide ND 50 1 Naphthalene ND 50 1 Carbon Tetrachloride ND 5.0 1 n-Propylbenzene ND 5.0 1 Chlorobenzene ND 5.0 1 Styrene ND 5.0 1 Chloroethane ND 5.0 1 1,1,1,2 -Tetrachloroethane ND 5.0 1 Chloroform ND 5.0 1 1,1,2,2 -Tetrachloroethane ND 5.0 1 Chloromethane ND 25 1 Tetrachloroethene ND 5.0 1 2-Chlorotoluene ND 5.0 1 Toluene ND 5.0 1 4-Chlorotoluene ND 5.0 1 1,2,3-Trichlorobenzene ND 10 1 Dibromochloromethane ND 5.0 1 1,2,4-Trichlorobenzene ND 5.0 1 1,2-Dibromo-3-Chloropropane ND 10 1 1,1,1 -Trichloroethane ND 5.0 1 1,2-Dibromoethane ND 5.0 1 1,1,2 -Trichloroethane ND 5.0 1 Dibromomethane ND 5.0 1 1,1,2-Trichloro-1,2,2-Trifluoroethane ND 50 1 1,2 -Dichlorobenzene ND 5.0 1 Trichloroethene 6.7 5.0 1 1,3 -Dichlorobenzene ND 5.0 1 1,2,3-Trichloropropane ND 5.0 1 1,4 -Dichlorobenzene ND 5.0 1 1,2,4 -Tri methyl benzene ND 5.0 1 Dichlorodifluoromethane ND 5.0 1 Trichlorofluoromethane ND 50 1 1,1-Dichloroethane ND 5.0 1 1,3,5 -Tri methyl benzene ND 5.0 1 1,2-Dichloroethane ND 5.0 1 Vinyl Acetate ND 50 1 1,1-Dichloroethene ND 5.0 1 Vinyl Chloride ND 5.0 1 c-1,2-Dichloroethene ND 5.0 1 p/m-Xylene ND 5.0 1 t-1,2-Dichloroethene ND 5.0 1 o -Xylene ND 5.0 1 1,2-Dichloropropane ND 5.0 1 Methyl -t -Butyl Ether (MTBE) ND 5.0 1 Surrogates: REC % Control Qual Surrociates: REC % Control Qual Limits Limits 1,4-Bromofluorobenzene 95 60-132 Dibromofluoromethane 107 63-141 1,2-Dichloroethane-d4 112 62-146 Toluene -d8 99 80-120 RL -Reporting Limit , DF - Dilution Factor , Qual - Qualifiers 7440 Lincoln Way, Garden Grove, CA 92841-1427 • TEL:(714) 895-5494 FAX: (714) 894-7501 aleier?ee nvironmental aborator es, Inc. Analytical Report Page 17 of 39 0'� Stantec Date Received: 03/27/13 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 5030C Method: EPA 8260B Units: ug/kg Project: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Page 2 of 10 Client Sample Number Lab Sample Date/Time Date Date/Time Number Collected Matrix Instrument prepared Analvzed QC Batch ID B-2-15 13-03-1859-6-A 03/26/13 Solid GC/MS JJ 03/27/13 03/28/13 130328L01 09:15 16:06 Parameter Result RL DF Qual Parameter Result RL DF Qual Acetone ND 120 1 1,3-Dichloropropane ND 5.0 1 Benzene ND 5.0 1 2,2-Dichloropropane ND 5.0 1 Bromobenzene ND 5.0 1 1,1-Dichloropropene ND 5.0 1 Bromochloromethane ND 5.0 1 c-1,3-Dichloropropene ND 5.0 1 Bromodichloromethane ND 5.0 1 t-1,3-Dichloropropene ND 5.0 1 Bromoform ND 5.0 1 Ethylbenzene ND 5.0 1 Bromomethane ND 25 1 2-Hexanone ND 50 1 2-Butanone ND 50 1 Isopropylbenzene ND 5.0 1 n-Butylbenzene ND 5.0 1 p-Isopropyltoluene ND 5.0 1 sec-Butylbenzene ND 5.0 1 Methylene Chloride ND 50 1 tert-Butylbenzene ND 5.0 1 4-Methyl-2-Pentanone ND 50 1 Carbon Disulfide ND 50 1 Naphthalene ND 50 1 Carbon Tetrachloride ND 5.0 1 n-Propylbenzene ND 5.0 1 Chlorobenzene ND 5.0 1 Styrene ND 5.0 1 Chloroethane ND 5.0 1 1,1,1,2 -Tetrachloroethane ND 5.0 1 Chloroform ND 5.0 1 1,1,2,2 -Tetrachloroethane ND 5.0 1 Chloromethane ND 25 1 Tetrachloroethene ND 5.0 1 2-Chlorotoluene ND 5.0 1 Toluene ND 5.0 1 4-Chlorotoluene ND 5.0 1 1,2,3-Trichlorobenzene ND 10 1 Dibromochloromethane ND 5.0 1 1,2,4-Trichlorobenzene ND 5.0 1 1,2-Dibromo-3-Chloropropane ND 10 1 1,1,1 -Trichloroethane ND 5.0 1 1,2-Dibromoethane ND 5.0 1 1,1,2 -Trichloroethane ND 5.0 1 Dibromomethane ND 5.0 1 1,1,2-Trichloro-1,2,2-Trifluoroethane ND 50 1 1,2 -Dichlorobenzene ND 5.0 1 Trichloroethene ND 5.0 1 1,3 -Dichlorobenzene ND 5.0 1 1,2,3-Trichloropropane ND 5.0 1 1,4 -Dichlorobenzene ND 5.0 1 1,2,4 -Tri methyl benzene ND 5.0 1 Dichlorodifluoromethane ND 5.0 1 Trichlorofluoromethane ND 50 1 1,1-Dichloroethane ND 5.0 1 1,3,5 -Tri methyl benzene ND 5.0 1 1,2-Dichloroethane ND 5.0 1 Vinyl Acetate ND 50 1 1,1-Dichloroethene ND 5.0 1 Vinyl Chloride ND 5.0 1 c-1,2-Dichloroethene ND 5.0 1 p/m-Xylene ND 5.0 1 t-1,2-Dichloroethene ND 5.0 1 o -Xylene ND 5.0 1 1,2-Dichloropropane ND 5.0 1 Methyl -t -Butyl Ether (MTBE) ND 5.0 1 Surrogates: REC % Control Qual Surrociates: REC % Control Qual Limits Limits 1,4-Bromofluorobenzene 99 60-132 Dibromofluoromethane 106 63-141 1,2-Dichloroethane-d4 113 62-146 Toluene -d8 99 80-120 RL -Reporting Limit , DF - Dilution Factor , Qual - Qualifiers 7440 Lincoln Way, Garden Grove, CA 92841-1427 • TEL:(714) 895-5494 FAX: (714) 894-7501 aleier?ee nvironmental aborator es, Inc. Analytical Report Page 18 of 39 0'� Stantec Date Received: 03/27/13 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 5030C Method: EPA 8260B Units: ug/kg Project: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Page 3 of 10 Client Sample Number Lab Sample Date/Time Date Date/Time Number Collected Matrix Instrument prepared Analvzed QC Batch ID B-3-2.0 13-03-1859-7-A 03/26/13 Solid GC/MS JJ 03/27/13 03/28/13 130328L01 15:09 16:36 Parameter Result RL DF Qual Parameter Result RL DF Qual Acetone ND 120 1 1,3-Dichloropropane ND 5.0 1 Benzene ND 5.0 1 2,2-Dichloropropane ND 5.0 1 Bromobenzene ND 5.0 1 1,1-Dichloropropene ND 5.0 1 Bromochloromethane ND 5.0 1 c-1,3-Dichloropropene ND 5.0 1 Bromodichloromethane ND 5.0 1 t-1,3-Dichloropropene ND 5.0 1 Bromoform ND 5.0 1 Ethylbenzene ND 5.0 1 Bromomethane ND 25 1 2-Hexanone ND 50 1 2-Butanone ND 50 1 Isopropylbenzene ND 5.0 1 n-Butylbenzene ND 5.0 1 p-Isopropyltoluene ND 5.0 1 sec-Butylbenzene ND 5.0 1 Methylene Chloride ND 50 1 tert-Butylbenzene ND 5.0 1 4-Methyl-2-Pentanone ND 50 1 Carbon Disulfide ND 50 1 Naphthalene ND 50 1 Carbon Tetrachloride ND 5.0 1 n-Propylbenzene ND 5.0 1 Chlorobenzene ND 5.0 1 Styrene ND 5.0 1 Chloroethane ND 5.0 1 1,1,1,2 -Tetrachloroethane ND 5.0 1 Chloroform ND 5.0 1 1,1,2,2 -Tetrachloroethane ND 5.0 1 Chloromethane ND 25 1 Tetrachloroethene ND 5.0 1 2-Chlorotoluene ND 5.0 1 Toluene ND 5.0 1 4-Chlorotoluene ND 5.0 1 1,2,3-Trichlorobenzene ND 10 1 Dibromochloromethane ND 5.0 1 1,2,4-Trichlorobenzene ND 5.0 1 1,2-Dibromo-3-Chloropropane ND 10 1 1,1,1 -Trichloroethane ND 5.0 1 1,2-Dibromoethane ND 5.0 1 1,1,2 -Trichloroethane ND 5.0 1 Dibromomethane ND 5.0 1 1,1,2-Trichloro-1,2,2-Trifluoroethane ND 50 1 1,2 -Dichlorobenzene ND 5.0 1 Trichloroethene ND 5.0 1 1,3 -Dichlorobenzene ND 5.0 1 1,2,3-Trichloropropane ND 5.0 1 1,4 -Dichlorobenzene ND 5.0 1 1,2,4 -Tri methyl benzene ND 5.0 1 Dichlorodifluoromethane ND 5.0 1 Trichlorofluoromethane ND 50 1 1,1-Dichloroethane ND 5.0 1 1,3,5 -Tri methyl benzene ND 5.0 1 1,2-Dichloroethane ND 5.0 1 Vinyl Acetate ND 50 1 1,1-Dichloroethene ND 5.0 1 Vinyl Chloride ND 5.0 1 c-1,2-Dichloroethene ND 5.0 1 p/m-Xylene ND 5.0 1 t-1,2-Dichloroethene ND 5.0 1 o -Xylene ND 5.0 1 1,2-Dichloropropane ND 5.0 1 Methyl -t -Butyl Ether (MTBE) ND 5.0 1 Surrogates: REC % Control Qual Surrociates: REC % Control Qual Limits Limits 1,4-Bromofluorobenzene 97 60-132 Dibromofluoromethane 105 63-141 1,2-Dichloroethane-d4 112 62-146 Toluene -d8 99 80-120 RL -Reporting Limit , DF - Dilution Factor , Qual - Qualifiers 7440 Lincoln Way, Garden Grove, CA 92841-1427 • TEL:(714) 895-5494 FAX: (714) 894-7501 aleier?ee nvironmental aborator es, Inc. Analytical Report Page 19 of 39 0'� Stantec Date Received: 03/27/13 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 5030C Method: EPA 8260B Units: ug/kg Project: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Page 4 of 10 Client Sample Number Lab Sample Date/Time Date Date/Time Number Collected Matrix Instrument prepared Analvzed QC Batch ID B-4-20 13-03-1859-11-A 03/26/13 Solid GC/MS JJ 03/27/13 03/28/13 130328L01 13:25 17:05 Parameter Result RL DF Qual Parameter Result RL DF Qual Acetone ND 120 1 1,3-Dichloropropane ND 5.0 1 Benzene ND 5.0 1 2,2-Dichloropropane ND 5.0 1 Bromobenzene ND 5.0 1 1,1-Dichloropropene ND 5.0 1 Bromochloromethane ND 5.0 1 c-1,3-Dichloropropene ND 5.0 1 Bromodichloromethane ND 5.0 1 t-1,3-Dichloropropene ND 5.0 1 Bromoform ND 5.0 1 Ethylbenzene ND 5.0 1 Bromomethane ND 25 1 2-Hexanone ND 50 1 2-Butanone ND 50 1 Isopropylbenzene ND 5.0 1 n-Butylbenzene ND 5.0 1 p-Isopropyltoluene ND 5.0 1 sec-Butylbenzene ND 5.0 1 Methylene Chloride ND 50 1 tert-Butylbenzene ND 5.0 1 4-Methyl-2-Pentanone ND 50 1 Carbon Disulfide ND 50 1 Naphthalene ND 50 1 Carbon Tetrachloride ND 5.0 1 n-Propylbenzene ND 5.0 1 Chlorobenzene ND 5.0 1 Styrene ND 5.0 1 Chloroethane ND 5.0 1 1,1,1,2 -Tetrachloroethane ND 5.0 1 Chloroform ND 5.0 1 1,1,2,2 -Tetrachloroethane ND 5.0 1 Chloromethane ND 25 1 Tetrachloroethene ND 5.0 1 2-Chlorotoluene ND 5.0 1 Toluene ND 5.0 1 4-Chlorotoluene ND 5.0 1 1,2,3-Trichlorobenzene ND 10 1 Dibromochloromethane ND 5.0 1 1,2,4-Trichlorobenzene ND 5.0 1 1,2-Dibromo-3-Chloropropane ND 10 1 1,1,1 -Trichloroethane ND 5.0 1 1,2-Dibromoethane ND 5.0 1 1,1,2 -Trichloroethane ND 5.0 1 Dibromomethane ND 5.0 1 1,1,2-Trichloro-1,2,2-Trifluoroethane ND 50 1 1,2 -Dichlorobenzene ND 5.0 1 Trichloroethene ND 5.0 1 1,3 -Dichlorobenzene ND 5.0 1 1,2,3-Trichloropropane ND 5.0 1 1,4 -Dichlorobenzene ND 5.0 1 1,2,4 -Tri methyl benzene ND 5.0 1 Dichlorodifluoromethane ND 5.0 1 Trichlorofluoromethane ND 50 1 1,1-Dichloroethane ND 5.0 1 1,3,5 -Tri methyl benzene ND 5.0 1 1,2-Dichloroethane ND 5.0 1 Vinyl Acetate ND 50 1 1,1-Dichloroethene ND 5.0 1 Vinyl Chloride ND 5.0 1 c-1,2-Dichloroethene ND 5.0 1 p/m-Xylene ND 5.0 1 t-1,2-Dichloroethene ND 5.0 1 o -Xylene ND 5.0 1 1,2-Dichloropropane ND 5.0 1 Methyl -t -Butyl Ether (MTBE) ND 5.0 1 Surrogates: REC % Control Qual Surrociates: REC % Control Qual Limits Limits 1,4-Bromofluorobenzene 98 60-132 Dibromofluoromethane 107 63-141 1,2-Dichloroethane-d4 115 62-146 Toluene -d8 98 80-120 RL -Reporting Limit , DF - Dilution Factor , Qual - Qualifiers 7440 Lincoln Way, Garden Grove, CA 92841-1427 • TEL:(714) 895-5494 FAX: (714) 894-7501 aleier?ee nvironmental aborator es, Inc. Analytical Report Page 20 of 39 0'� Stantec Date Received: 03/27/13 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 5030C Method: EPA 8260B Units: ug/kg Project: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Page 5 of 10 Client Sample Number Lab Sample Date/Time Date Date/Time Number Collected Matrix Instrument prepared Analvzed QC Batch ID B-5-5.0 13-03-1859-16-A 03/26/13 Solid GC/MS JJ 03/27/13 03/28/13 130328L01 08:58 17:34 Parameter Result RL DF Qual Parameter Result RL DF Qual Acetone ND 120 1 1,3-Dichloropropane ND 5.0 1 Benzene ND 5.0 1 2,2-Dichloropropane ND 5.0 1 Bromobenzene ND 5.0 1 1,1-Dichloropropene ND 5.0 1 Bromochloromethane ND 5.0 1 c-1,3-Dichloropropene ND 5.0 1 Bromodichloromethane ND 5.0 1 t-1,3-Dichloropropene ND 5.0 1 Bromoform ND 5.0 1 Ethylbenzene ND 5.0 1 Bromomethane ND 25 1 2-Hexanone ND 50 1 2-Butanone ND 50 1 Isopropylbenzene ND 5.0 1 n-Butylbenzene ND 5.0 1 p-Isopropyltoluene ND 5.0 1 sec-Butylbenzene ND 5.0 1 Methylene Chloride ND 50 1 tert-Butylbenzene ND 5.0 1 4-Methyl-2-Pentanone ND 50 1 Carbon Disulfide ND 50 1 Naphthalene ND 50 1 Carbon Tetrachloride ND 5.0 1 n-Propylbenzene ND 5.0 1 Chlorobenzene ND 5.0 1 Styrene ND 5.0 1 Chloroethane ND 5.0 1 1,1,1,2 -Tetrachloroethane ND 5.0 1 Chloroform ND 5.0 1 1,1,2,2 -Tetrachloroethane ND 5.0 1 Chloromethane ND 25 1 Tetrachloroethene ND 5.0 1 2-Chlorotoluene ND 5.0 1 Toluene ND 5.0 1 4-Chlorotoluene ND 5.0 1 1,2,3-Trichlorobenzene ND 10 1 Dibromochloromethane ND 5.0 1 1,2,4-Trichlorobenzene ND 5.0 1 1,2-Dibromo-3-Chloropropane ND 10 1 1,1,1 -Trichloroethane ND 5.0 1 1,2-Dibromoethane ND 5.0 1 1,1,2 -Trichloroethane ND 5.0 1 Dibromomethane ND 5.0 1 1,1,2-Trichloro-1,2,2-Trifluoroethane ND 50 1 1,2 -Dichlorobenzene ND 5.0 1 Trichloroethene ND 5.0 1 1,3 -Dichlorobenzene ND 5.0 1 1,2,3-Trichloropropane ND 5.0 1 1,4 -Dichlorobenzene ND 5.0 1 1,2,4 -Tri methyl benzene ND 5.0 1 Dichlorodifluoromethane ND 5.0 1 Trichlorofluoromethane ND 50 1 1,1-Dichloroethane ND 5.0 1 1,3,5 -Tri methyl benzene ND 5.0 1 1,2-Dichloroethane ND 5.0 1 Vinyl Acetate ND 50 1 1,1-Dichloroethene ND 5.0 1 Vinyl Chloride ND 5.0 1 c-1,2-Dichloroethene ND 5.0 1 p/m-Xylene ND 5.0 1 t-1,2-Dichloroethene ND 5.0 1 o -Xylene ND 5.0 1 1,2-Dichloropropane ND 5.0 1 Methyl -t -Butyl Ether (MTBE) ND 5.0 1 Surrogates: REC % Control Qual Surrociates: REC % Control Qual Limits Limits 1,4-Bromofluorobenzene 99 60-132 Dibromofluoromethane 104 63-141 1,2-Dichloroethane-d4 115 62-146 Toluene -d8 98 80-120 RL -Reporting Limit , DF - Dilution Factor , Qual - Qualifiers 7440 Lincoln Way, Garden Grove, CA 92841-1427 • TEL:(714) 895-5494 FAX: (714) 894-7501 aleier?ee nvironmental aborator es, Inc. Analytical Report Page 21 of 39 0'� Stantec Date Received: 03/27/13 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 5030C Method: EPA 8260B Units: ug/kg Project: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Page 6 of 10 Client Sample Number Lab Sample Date/Time Date Date/Time Number Collected Matrix Instrument prepared Analvzed QC Batch ID B-6-5.0 13-03-1859-18-A 03/26/13 Solid GC/MS JJ 03/27/13 03/28/13 130328L01 14:31 18:04 Parameter Result RL DF Qual Parameter Result RL DF Qual Acetone ND 120 1 1,3-Dichloropropane ND 5.0 1 Benzene ND 5.0 1 2,2-Dichloropropane ND 5.0 1 Bromobenzene ND 5.0 1 1,1-Dichloropropene ND 5.0 1 Bromochloromethane ND 5.0 1 c-1,3-Dichloropropene ND 5.0 1 Bromodichloromethane ND 5.0 1 t-1,3-Dichloropropene ND 5.0 1 Bromoform ND 5.0 1 Ethylbenzene ND 5.0 1 Bromomethane ND 25 1 2-Hexanone ND 50 1 2-Butanone ND 50 1 Isopropylbenzene ND 5.0 1 n-Butylbenzene ND 5.0 1 p-Isopropyltoluene ND 5.0 1 sec-Butylbenzene ND 5.0 1 Methylene Chloride ND 50 1 tert-Butylbenzene ND 5.0 1 4-Methyl-2-Pentanone ND 50 1 Carbon Disulfide ND 50 1 Naphthalene ND 50 1 Carbon Tetrachloride ND 5.0 1 n-Propylbenzene ND 5.0 1 Chlorobenzene ND 5.0 1 Styrene ND 5.0 1 Chloroethane ND 5.0 1 1,1,1,2 -Tetrachloroethane ND 5.0 1 Chloroform ND 5.0 1 1,1,2,2 -Tetrachloroethane ND 5.0 1 Chloromethane ND 25 1 Tetrachloroethene ND 5.0 1 2-Chlorotoluene ND 5.0 1 Toluene ND 5.0 1 4-Chlorotoluene ND 5.0 1 1,2,3-Trichlorobenzene ND 10 1 Dibromochloromethane ND 5.0 1 1,2,4-Trichlorobenzene ND 5.0 1 1,2-Dibromo-3-Chloropropane ND 10 1 1,1,1 -Trichloroethane ND 5.0 1 1,2-Dibromoethane ND 5.0 1 1,1,2 -Trichloroethane ND 5.0 1 Dibromomethane ND 5.0 1 1,1,2-Trichloro-1,2,2-Trifluoroethane ND 50 1 1,2 -Dichlorobenzene ND 5.0 1 Trichloroethene ND 5.0 1 1,3 -Dichlorobenzene ND 5.0 1 1,2,3-Trichloropropane ND 5.0 1 1,4 -Dichlorobenzene ND 5.0 1 1,2,4 -Tri methyl benzene ND 5.0 1 Dichlorodifluoromethane ND 5.0 1 Trichlorofluoromethane ND 50 1 1,1-Dichloroethane ND 5.0 1 1,3,5 -Tri methyl benzene ND 5.0 1 1,2-Dichloroethane ND 5.0 1 Vinyl Acetate ND 50 1 1,1-Dichloroethene ND 5.0 1 Vinyl Chloride ND 5.0 1 c-1,2-Dichloroethene ND 5.0 1 p/m-Xylene ND 5.0 1 t-1,2-Dichloroethene ND 5.0 1 o -Xylene ND 5.0 1 1,2-Dichloropropane ND 5.0 1 Methyl -t -Butyl Ether (MTBE) ND 5.0 1 Surrogates: REC % Control Qual Surrociates: REC % Control Qual Limits Limits 1,4-Bromofluorobenzene 98 60-132 Dibromofluoromethane 106 63-141 1,2-Dichloroethane-d4 113 62-146 Toluene -d8 99 80-120 RL -Reporting Limit , DF - Dilution Factor , Qual - Qualifiers 7440 Lincoln Way, Garden Grove, CA 92841-1427 • TEL:(714) 895-5494 FAX: (714) 894-7501 aleier?ee nvironmental aborator es, Inc. Analytical Report Page 22 of 39 0'� Stantec Date Received: 03/27/13 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 5030C Method: EPA 8260B Units: ug/kg Project: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Page 7 of 10 Client Sample Number Lab Sample Date/Time Date Date/Time Number Collected Matrix Instrument prepared Analvzed QC Batch ID B-7-2.0 13-03-1859-20-A 03/26/13 Solid GC/MS JJ 03/27/13 03/28/13 130328L01 10:16 19:32 Parameter Result RL DF Qual Parameter Result RL DF Qual Acetone ND 120 1 1,3-Dichloropropane ND 5.0 1 Benzene ND 5.0 1 2,2-Dichloropropane ND 5.0 1 Bromobenzene ND 5.0 1 1,1-Dichloropropene ND 5.0 1 Bromochloromethane ND 5.0 1 c-1,3-Dichloropropene ND 5.0 1 Bromodichloromethane ND 5.0 1 t-1,3-Dichloropropene ND 5.0 1 Bromoform ND 5.0 1 Ethylbenzene ND 5.0 1 Bromomethane ND 25 1 2-Hexanone ND 50 1 2-Butanone ND 50 1 Isopropylbenzene ND 5.0 1 n-Butylbenzene ND 5.0 1 p-Isopropyltoluene ND 5.0 1 sec-Butylbenzene ND 5.0 1 Methylene Chloride ND 50 1 tert-Butylbenzene ND 5.0 1 4-Methyl-2-Pentanone ND 50 1 Carbon Disulfide ND 50 1 Naphthalene ND 50 1 Carbon Tetrachloride ND 5.0 1 n-Propylbenzene ND 5.0 1 Chlorobenzene ND 5.0 1 Styrene ND 5.0 1 Chloroethane ND 5.0 1 1,1,1,2 -Tetrachloroethane ND 5.0 1 Chloroform ND 5.0 1 1,1,2,2 -Tetrachloroethane ND 5.0 1 Chloromethane ND 25 1 Tetrachloroethene ND 5.0 1 2-Chlorotoluene ND 5.0 1 Toluene ND 5.0 1 4-Chlorotoluene ND 5.0 1 1,2,3-Trichlorobenzene ND 10 1 Dibromochloromethane ND 5.0 1 1,2,4-Trichlorobenzene ND 5.0 1 1,2-Dibromo-3-Chloropropane ND 10 1 1,1,1 -Trichloroethane ND 5.0 1 1,2-Dibromoethane ND 5.0 1 1,1,2 -Trichloroethane ND 5.0 1 Dibromomethane ND 5.0 1 1,1,2-Trichloro-1,2,2-Trifluoroethane ND 50 1 1,2 -Dichlorobenzene ND 5.0 1 Trichloroethene ND 5.0 1 1,3 -Dichlorobenzene ND 5.0 1 1,2,3-Trichloropropane ND 5.0 1 1,4 -Dichlorobenzene ND 5.0 1 1,2,4 -Tri methyl benzene ND 5.0 1 Dichlorodifluoromethane ND 5.0 1 Trichlorofluoromethane ND 50 1 1,1-Dichloroethane ND 5.0 1 1,3,5 -Tri methyl benzene ND 5.0 1 1,2-Dichloroethane ND 5.0 1 Vinyl Acetate ND 50 1 1,1-Dichloroethene ND 5.0 1 Vinyl Chloride ND 5.0 1 c-1,2-Dichloroethene ND 5.0 1 p/m-Xylene ND 5.0 1 t-1,2-Dichloroethene ND 5.0 1 o -Xylene ND 5.0 1 1,2-Dichloropropane ND 5.0 1 Methyl -t -Butyl Ether (MTBE) ND 5.0 1 Surrogates: REC % Control Qual Surrociates: REC % Control Qual Limits Limits 1,4-Bromofluorobenzene 96 60-132 Dibromofluoromethane 108 63-141 1,2-Dichloroethane-d4 118 62-146 Toluene -d8 98 80-120 RL -Reporting Limit , DF - Dilution Factor , Qual - Qualifiers 7440 Lincoln Way, Garden Grove, CA 92841-1427 • TEL:(714) 895-5494 FAX: (714) 894-7501 aleier?ee nvironmental aborator es, Inc. Analytical Report Page 23 of 39 0'� Stantec Date Received: 03/27/13 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 5030C Method: EPA 8260B Units: ug/kg Project: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Page 8 of 10 Client Sample Number Lab Sample Date/Time Date Date/Time Number Collected Matrix Instrument prepared Analvzed QC Batch ID B-8-2.0 13-03-1859-21-A 03/26/13 Solid GC/MS JJ 03/27/13 03/28/13 130328L01 10:36 18:33 Parameter Result RL DF Qual Parameter Result RL DF Qual Acetone ND 120 1 1,3-Dichloropropane ND 5.0 1 Benzene ND 5.0 1 2,2-Dichloropropane ND 5.0 1 Bromobenzene ND 5.0 1 1,1-Dichloropropene ND 5.0 1 Bromochloromethane ND 5.0 1 c-1,3-Dichloropropene ND 5.0 1 Bromodichloromethane ND 5.0 1 t-1,3-Dichloropropene ND 5.0 1 Bromoform ND 5.0 1 Ethylbenzene ND 5.0 1 Bromomethane ND 25 1 2-Hexanone ND 50 1 2-Butanone ND 50 1 Isopropylbenzene ND 5.0 1 n-Butylbenzene ND 5.0 1 p-Isopropyltoluene ND 5.0 1 sec-Butylbenzene ND 5.0 1 Methylene Chloride ND 50 1 tert-Butylbenzene ND 5.0 1 4-Methyl-2-Pentanone ND 50 1 Carbon Disulfide ND 50 1 Naphthalene ND 50 1 Carbon Tetrachloride ND 5.0 1 n-Propylbenzene ND 5.0 1 Chlorobenzene ND 5.0 1 Styrene ND 5.0 1 Chloroethane ND 5.0 1 1,1,1,2 -Tetrachloroethane ND 5.0 1 Chloroform ND 5.0 1 1,1,2,2 -Tetrachloroethane ND 5.0 1 Chloromethane ND 25 1 Tetrachloroethene ND 5.0 1 2-Chlorotoluene ND 5.0 1 Toluene ND 5.0 1 4-Chlorotoluene ND 5.0 1 1,2,3-Trichlorobenzene ND 10 1 Dibromochloromethane ND 5.0 1 1,2,4-Trichlorobenzene ND 5.0 1 1,2-Dibromo-3-Chloropropane ND 10 1 1,1,1 -Trichloroethane ND 5.0 1 1,2-Dibromoethane ND 5.0 1 1,1,2 -Trichloroethane ND 5.0 1 Dibromomethane ND 5.0 1 1,1,2-Trichloro-1,2,2-Trifluoroethane ND 50 1 1,2 -Dichlorobenzene ND 5.0 1 Trichloroethene ND 5.0 1 1,3 -Dichlorobenzene ND 5.0 1 1,2,3-Trichloropropane ND 5.0 1 1,4 -Dichlorobenzene ND 5.0 1 1,2,4 -Tri methyl benzene ND 5.0 1 Dichlorodifluoromethane ND 5.0 1 Trichlorofluoromethane ND 50 1 1,1-Dichloroethane ND 5.0 1 1,3,5 -Tri methyl benzene ND 5.0 1 1,2-Dichloroethane ND 5.0 1 Vinyl Acetate ND 50 1 1,1-Dichloroethene ND 5.0 1 Vinyl Chloride ND 5.0 1 c-1,2-Dichloroethene ND 5.0 1 p/m-Xylene ND 5.0 1 t-1,2-Dichloroethene ND 5.0 1 o -Xylene ND 5.0 1 1,2-Dichloropropane ND 5.0 1 Methyl -t -Butyl Ether (MTBE) ND 5.0 1 Surrogates: REC % Control Qual Surrociates: REC % Control Qual Limits Limits 1,4-Bromofluorobenzene 99 60-132 Dibromofluoromethane 106 63-141 1,2-Dichloroethane-d4 114 62-146 Toluene -d8 99 80-120 RL -Reporting Limit , DF - Dilution Factor , Qual - Qualifiers 7440 Lincoln Way, Garden Grove, CA 92841-1427 • TEL:(714) 895-5494 FAX: (714) 894-7501 aleier?ee nvironmental aborator es, Inc. Analytical Report Page 24 of 39 0'� Stantec Date Received: 03/27/13 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 5030C Method: EPA 8260B Units: ug/kg Project: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Page 9 of 10 Client Sample Number Lab Sample Date/Time Date Date/Time Number Collected Matrix Instrument prepared Analvzed QC Batch ID B-9-2.0 13-03-1859-23-A 03/26/13 Solid GC/MS JJ 03/27/13 03/28/13 130328L01 11:37 19:02 Parameter Result RL DF Qual Parameter Result RL DF Qual Acetone ND 120 1 1,3-Dichloropropane ND 5.0 1 Benzene ND 5.0 1 2,2-Dichloropropane ND 5.0 1 Bromobenzene ND 5.0 1 1,1-Dichloropropene ND 5.0 1 Bromochloromethane ND 5.0 1 c-1,3-Dichloropropene ND 5.0 1 Bromodichloromethane ND 5.0 1 t-1,3-Dichloropropene ND 5.0 1 Bromoform ND 5.0 1 Ethylbenzene ND 5.0 1 Bromomethane ND 25 1 2-Hexanone ND 50 1 2-Butanone ND 50 1 Isopropylbenzene ND 5.0 1 n-Butylbenzene ND 5.0 1 p-Isopropyltoluene ND 5.0 1 sec-Butylbenzene ND 5.0 1 Methylene Chloride ND 50 1 tert-Butylbenzene ND 5.0 1 4-Methyl-2-Pentanone ND 50 1 Carbon Disulfide ND 50 1 Naphthalene ND 50 1 Carbon Tetrachloride ND 5.0 1 n-Propylbenzene ND 5.0 1 Chlorobenzene ND 5.0 1 Styrene ND 5.0 1 Chloroethane ND 5.0 1 1,1,1,2 -Tetrachloroethane ND 5.0 1 Chloroform ND 5.0 1 1,1,2,2 -Tetrachloroethane ND 5.0 1 Chloromethane ND 25 1 Tetrachloroethene ND 5.0 1 2-Chlorotoluene ND 5.0 1 Toluene ND 5.0 1 4-Chlorotoluene ND 5.0 1 1,2,3-Trichlorobenzene ND 10 1 Dibromochloromethane ND 5.0 1 1,2,4-Trichlorobenzene ND 5.0 1 1,2-Dibromo-3-Chloropropane ND 10 1 1,1,1 -Trichloroethane ND 5.0 1 1,2-Dibromoethane ND 5.0 1 1,1,2 -Trichloroethane ND 5.0 1 Dibromomethane ND 5.0 1 1,1,2-Trichloro-1,2,2-Trifluoroethane ND 50 1 1,2 -Dichlorobenzene ND 5.0 1 Trichloroethene ND 5.0 1 1,3 -Dichlorobenzene ND 5.0 1 1,2,3-Trichloropropane ND 5.0 1 1,4 -Dichlorobenzene ND 5.0 1 1,2,4 -Tri methyl benzene ND 5.0 1 Dichlorodifluoromethane ND 5.0 1 Trichlorofluoromethane ND 50 1 1,1-Dichloroethane ND 5.0 1 1,3,5 -Tri methyl benzene ND 5.0 1 1,2-Dichloroethane ND 5.0 1 Vinyl Acetate ND 50 1 1,1-Dichloroethene ND 5.0 1 Vinyl Chloride ND 5.0 1 c-1,2-Dichloroethene ND 5.0 1 p/m-Xylene ND 5.0 1 t-1,2-Dichloroethene ND 5.0 1 o -Xylene ND 5.0 1 1,2-Dichloropropane ND 5.0 1 Methyl -t -Butyl Ether (MTBE) ND 5.0 1 Surrogates: REC % Control Qual Surrociates: REC % Control Qual Limits Limits 1,4-Bromofluorobenzene 98 60-132 Dibromofluoromethane 107 63-141 1,2-Dichloroethane-d4 116 62-146 Toluene -d8 99 80-120 RL -Reporting Limit , DF - Dilution Factor , Qual - Qualifiers 7440 Lincoln Way, Garden Grove, CA 92841-1427 • TEL:(714) 895-5494 FAX: (714) 894-7501 aleier?ee nvironmental aborator es, Inc. Analytical Report Page 25 of 39 0'� Stantec Date Received: 03/27/13 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 5030C Method: EPA 8260B Units: ug/kg Project: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Page 10 of 10 Client Sample Number Lab Sample Date/Time Date Date/Time Number Collected Matrix Instrument prepared Analvzed QC Batch ID Method Blank 099-12-796-7,021 N/A Solid GC/MS JJ 03/28/13 03/28/13 13032811-01 12:12 Parameter Result RL DF Qual Parameter Result RL DF Qual Acetone ND 120 1 1,3-Dichloropropane ND 5.0 1 Benzene ND 5.0 1 2,2-Dichloropropane ND 5.0 1 Bromobenzene ND 5.0 1 1,1-Dichloropropene ND 5.0 1 Bromochloromethane ND 5.0 1 c-1,3-Dichloropropene ND 5.0 1 Bromodichloromethane ND 5.0 1 t-1,3-Dichloropropene ND 5.0 1 Bromoform ND 5.0 1 Ethylbenzene ND 5.0 1 Bromomethane ND 25 1 2-Hexanone ND 50 1 2-Butanone ND 50 1 Isopropylbenzene ND 5.0 1 n-Butylbenzene ND 5.0 1 p-Isopropyltoluene ND 5.0 1 sec-Butylbenzene ND 5.0 1 Methylene Chloride ND 50 1 tert-Butylbenzene ND 5.0 1 4-Methyl-2-Pentanone ND 50 1 Carbon Disulfide ND 50 1 Naphthalene ND 50 1 Carbon Tetrachloride ND 5.0 1 n-Propylbenzene ND 5.0 1 Chlorobenzene ND 5.0 1 Styrene ND 5.0 1 Chloroethane ND 5.0 1 1,1,1,2 -Tetrachloroethane ND 5.0 1 Chloroform ND 5.0 1 1,1,2,2 -Tetrachloroethane ND 5.0 1 Chloromethane ND 25 1 Tetrachloroethene ND 5.0 1 2-Chlorotoluene ND 5.0 1 Toluene ND 5.0 1 4-Chlorotoluene ND 5.0 1 1,2,3-Trichlorobenzene ND 10 1 Dibromochloromethane ND 5.0 1 1,2,4-Trichlorobenzene ND 5.0 1 1,2-Dibromo-3-Chloropropane ND 10 1 1,1,1 -Trichloroethane ND 5.0 1 1,2-Dibromoethane ND 5.0 1 1,1,2 -Trichloroethane ND 5.0 1 Dibromomethane ND 5.0 1 1,1,2-Trichloro-1,2,2-Trifluoroethane ND 50 1 1,2 -Dichlorobenzene ND 5.0 1 Trichloroethene ND 5.0 1 1,3 -Dichlorobenzene ND 5.0 1 1,2,3-Trichloropropane ND 5.0 1 1,4 -Dichlorobenzene ND 5.0 1 1,2,4 -Tri methyl benzene ND 5.0 1 Dichlorodifluoromethane ND 5.0 1 Trichlorofluoromethane ND 50 1 1,1-Dichloroethane ND 5.0 1 1,3,5 -Tri methyl benzene ND 5.0 1 1,2-Dichloroethane ND 5.0 1 Vinyl Acetate ND 50 1 1,1-Dichloroethene ND 5.0 1 Vinyl Chloride ND 5.0 1 c-1,2-Dichloroethene ND 5.0 1 p/m-Xylene ND 5.0 1 t-1,2-Dichloroethene ND 5.0 1 o -Xylene ND 5.0 1 1,2-Dichloropropane ND 5.0 1 Methyl -t -Butyl Ether (MTBE) ND 5.0 1 Surrogates: REC % Control Qual Surrociates: REC % Control Qual Limits Limits 1,4-Bromofluorobenzene 96 60-132 Dibromofluoromethane 102 63-141 1,2-Dichloroethane-d4 104 62-146 Toluene -d8 100 80-120 RL -Reporting Limit , DF - Dilution Factor , Qual - Qualifiers 7440 Lincoln Way, Garden Grove, CA 92841-1427 • TEL:(714) 895-5494 FAX: (714) 894-7501 Parameter SAMPLE SPIKE Page 26 of 39 aisc ence MSD MSD %REC CL RPD RPD CL Qualifiers CONIC ADDED CONIC pvironen#a! Quality Control - Spike/Spike Duplicate n TPH as Motor Oil 35.30 bararre , Inc. 342.7 r Stantec Date Received- 03/27/13 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 35508 Method: EPA 80158 (M) Proiect 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Date Date MS/MSD Batch Quality Control Sample ID Matrix Instrument Prepared Analyzed Number 13-03-1895-1 Solid GC 47 03/28/13 03/29/13 130328S11 Parameter SAMPLE SPIKE MS MS MSD MSD %REC CL RPD RPD CL Qualifiers CONIC ADDED CONIC %REC CONIC %REC TPH as Motor Oil 35.30 400.0 342.7 77 347.8 78 64-130 1 0-15 RPD - Relative Percent Difference , CL - Control Limit k" 7440 Lincoln Way, Garden Grove, CA 92841-1427 . TEL:(714) 895-5494 . FAX: (714) 894-7501 aisc ence K.-pvirF'onf? ental aboratories Inc. Quality Control - Spike/Spike Duplicate Page 27 of 39 0 Stantec Date Received- 03/27/13 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 35508 Method: EPA 80158 (M) Proiect 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA RPD - Relative Percent Difference , CL - Control Limit 6" 7440 Lincoln Way, Garden Grove, CA 92841-1427 . TEL:(714) 895-5494 . FAX: (714) 894-7501 Date Date MS/MSD Batch Quality Control Sample ID Matrix Instrument Prepared Analyzed Number 13-03-1895-1 Solid GC 47 03/28/13 03/29/13 130328S10 Parameter SAMPLE SPIKE MS MS MSD MSD %REC CL RPD RPD CL Qualifiers CONIC ADDED CONIC %REC CONIC %REC TPH as Diesel 44.59 400.0 253.5 52 249.9 51 64-130 1 0-15 3 RPD - Relative Percent Difference , CL - Control Limit 6" 7440 Lincoln Way, Garden Grove, CA 92841-1427 . TEL:(714) 895-5494 . FAX: (714) 894-7501 aisc ence K.-pvirF'onf? ental aboratories Inc. Quality Control - Spike/Spike Duplicate Page 28 of 39 0 Stantec Date Received- 03/27/13 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 5030C Method: EPA 80158 (M) Proiect 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA RPD - Relative Percent Difference , CL - Control Limit 6" 7440 Lincoln Way, Garden Grove, CA 92841-1427 . TEL:(714) 895-5494 . FAX: (714) 894-7501 Date Date MS/MSD Batch Quality Control Sample ID Matrix Instrument Prepared Analyzed Number B-1-2.0 Solid GC 4 03/28/13 03/28/13 130328S01 Parameter SAMPLE SPIKE MS MS MSD MSD %REC CL RPD RPD CL Qualifiers CONIC ADDED CONIC %REC CONIC %REC TPH as Gasoline ND 10.00 9.916 99 7.732 77 48-114 25 0-23 4 RPD - Relative Percent Difference , CL - Control Limit 6" 7440 Lincoln Way, Garden Grove, CA 92841-1427 . TEL:(714) 895-5494 . FAX: (714) 894-7501 Page 29 of 39 aiscience nvironmen#a! Quality Control - Spike/Spike Duplicate n bararre, Inc. r Stantec Date Received- 03/27/13 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 3545 Method: EPA 8081A Proiect 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Aldrin ND Date Date MS/MSD Batch Quality Control Sample ID Matrix Instrument Prepared Analyzed Number 13-03-1916-1 Solid GC 51 03/28/13 03/28/13 130328S01 17.94 72 50-135 3 0-25 Parameter SAMPLE SPIKE MS MS MSD MSD %REC CL RPD RPD CL Qualifiers CONIC ADDED CONIC %REC CONIC %REC 1 0-25 Aldrin ND 25.00 19.03 76 19.16 77 50-135 1 0-25 Alpha -BHC ND 25.00 18.46 74 17.94 72 50-135 3 0-25 Beta -BHC ND 25.00 18.42 74 18.26 73 50-135 1 0-25 4,4' -DDD ND 25.00 20.89 84 20.23 81 50-135 3 0-25 4,4' -DDE ND 25.00 21.94 88 20.95 84 50-135 5 0-25 4,4' -DDT ND 25.00 21.41 86 20.60 82 50-135 4 0-25 Delta -BHC ND 25.00 18.88 76 19.94 80 50-135 5 0-25 Dieldrin ND 25.00 19.42 78 20.23 81 50-135 4 0-25 Endosulfan I ND 25.00 20.39 82 19.49 78 50-135 4 0-25 Endosulfan II ND 25.00 20.34 81 19.83 79 50-135 3 0-25 Endosulfan Sulfate ND 25.00 20.18 81 19.98 80 50-135 1 0-25 Endrin ND 25.00 19.65 79 18.82 75 50-135 4 0-25 Endrin Aldehyde ND 25.00 16.39 66 18.30 73 50-135 11 0-25 Gamma -BHC ND 25.00 18.48 74 17.76 71 50-135 4 0-25 Heptachlor ND 25.00 21.02 84 20.55 82 50-135 2 0-25 Heptachlor Epoxide ND 25.00 19.97 80 19.04 76 50-135 5 0-25 Methoxychlor ND 25.00 21.00 84 20.25 81 50-135 4 0-25 RPD -Relative Percent Difference . CL - Control Limit k" 7440 Lincoln Way, Garden Grove, CA 92841-1427 . TEL:(714) 895-5494 . FAX: (714) 894-7501 Page 30 of 39 aiscience nvironmen#a! Quality Control - Spike/Spike Duplicate n bararre, Inc. r Stantec Date Received- 03/27/13 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 5030C Method: EPA 8260B Proiect 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Benzene ND Date Date MS/MSD Batch Quality Control Sample ID Matrix Instrument Prepared Analyzed Number 13-03-1916-2 Solid GC/MS JJ 03/28/13 03/28/13 130328S01 44.98 90 51-135 1 0-29 Parameter SAMPLE SPIKE MS MS MSD MSD %REC CL RPD RPD CL Qualifiers CONIC ADDED CONIC %REC CONIC %REC 0 0-20 Benzene ND 50.00 42.64 85 41.08 82 61-127 4 0-20 Carbon Tetrachloride ND 50.00 45.65 91 44.98 90 51-135 1 0-29 Chlorobenzene ND 50.00 44.56 89 44.72 89 57-123 0 0-20 1,2-Dibromoethane ND 50.00 41.40 83 42.82 86 64-124 3 0-20 1,2 -Dichlorobenzene ND 50.00 46.70 93 46.29 93 35-131 1 0-25 1,2-Dichloroethane ND 50.00 42.01 84 42.23 84 80-120 1 0-20 1,1-Dichloroethene ND 50.00 45.43 91 41.92 84 47-143 8 0-25 Ethylbenzene ND 50.00 44.22 88 42.65 85 57-129 4 0-22 Toluene ND 50.00 42.93 86 41.41 83 63-123 4 0-20 Trichloroethene ND 50.00 46.40 93 43.88 88 44-158 6 0-20 Vinyl Chloride ND 50.00 41.86 84 38.21 76 49-139 9 0-47 p/m-Xylene ND 100.0 90.24 90 87.11 87 70-130 4 0-30 o -Xylene ND 50.00 45.75 92 44.89 90 70-130 2 0-30 Methyl -t -Butyl Ether (MTBE) ND 50.00 43.67 87 42.32 85 57-123 3 0-21 RPD - Relative Percent Difference . CL - Control Limit k" 7440 Lincoln Way, Garden Grove, CA 92841-1427 . TEL:(714) 895-5494 . FAX: (714) 894-7501 a1eie1?ee K.-pvironmental aborator es Inc. Quality Control - LCS/LCS Duplicate Page 31 of 39 JY Stantec Date Received: N/A 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 35508 Method: EPA 80158 (M) Project: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Quality Control Sample ID Matrix Instrument Date Prepared Date Analyzed LCS/LCSD Batch Number 099-15-420-382 Solid GC 47 03/28/13 03/29/13 130328B11 Parameter SPIKE LCS LCS LCSD LCSD %REC CL RPD RPD CL Qualifiers ADDED CONIC %REC CONIC %REC TPH as Motor Oil 400.0 305.7 76 306.5 77 75-123 0 0-12 RPD - Relative Percent Difference , CL - Control Limit 7440 Lincoln Way, Garden Grove, CA 92841-1427 . TEL:(714) 895-5494 . FAX: (714) 894-7501 a1eie1?ee K.-pvironmental aborator es Inc. Quality Control - LCS/LCS Duplicate Page 32 of 39 JY Stantec Date Received: N/A 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 35508 Method: EPA 80158 (M) Project: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Quality Control Sample ID Matrix Instrument Date Prepared Date Analyzed LCS/LCSD Batch Number 099-15-422-431 Solid GC 47 03/28/13 03/29/13 130328810 Parameter SPIKE LCS LCS LCSD LCSD %REC CL RPD RPD CL Qualifiers ADDED CONIC %REC CONIC %REC TPH as Diesel 400.0 310.7 78 312.1 78 75-123 0 0-12 RPD - Relative Percent Difference , CL - Control Limit 7440 Lincoln Way, Garden Grove, CA 92841-1427 . TEL:(714) 895-5494 . FAX: (714) 894-7501 a1eie1?ee K.-pvironmental aborator es Inc. Quality Control - LCS/LCS Duplicate Page 33 of 39 JY Stantec Date Received: N/A 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 5030C Method: EPA 80158 (M) Project: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Quality Control Sample ID Matrix Instrument Date Prepared Date Analyzed LCS/LCSD Batch Number 099-14-571-831 Solid GC 4 03/28/13 03/28/13 130328B01 Parameter SPIKE LCS LCS LCSD LCSD %REC CL RPD RPD CL Qualifiers ADDED CONIC %REC CONIC %REC TPH as Gasoline 10.00 8.868 89 9.841 98 70-124 10 0-18 RPD - Relative Percent Difference , CL - Control Limit 7440 Lincoln Way, Garden Grove, CA 92841-1427 . TEL:(714) 895-5494 . FAX: (714) 894-7501 Page 34 of 39 - a1eie1?ee f?vironmental Quality Control - LCS/LCS Duplicate n i7 Lf Q #J l r7 f In c4 2 Stantec Date Received: N/A 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 3545 Method: EPA 8081A Project: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Date Date LCS/LCSD Batch Quality Control Sample ID Matrix Instrument Prepared Analyzed Number 099-12-537-1,347 Solid GC 51 03/28/13 03/28/13 1303281-01 Parameter SPIKE LCS LCS LCSD LCSD ADDED CONIC %REC CONIC %REC %REC CL ME CL RPD RPD CL Qualifiers Aldrin 25.00 21.33 85 23.24 93 50-135 36-149 9 0-25 Alpha -BHC 25.00 20.12 80 21.34 85 50-135 36-149 6 0-25 Beta -BHC 25.00 19.12 76 20.21 81 50-135 36-149 6 0-25 4,4' -DDD 25.00 22.63 91 24.11 96 50-135 36-149 6 0-25 4,4' -DDE 25.00 22.25 89 23.68 95 50-135 36-149 6 0-25 4,4' -DDT 25.00 21.63 87 23.13 93 50-135 36-149 7 0-25 Delta -BHC 25.00 21.92 88 23.40 94 50-135 36-149 6 0-25 Dieldrin 25.00 22.28 89 23.99 96 50-135 36-149 7 0-25 Endosulfan 1 25.00 21.60 86 23.72 95 50-135 36-149 9 0-25 Endosulfan 11 25.00 21.97 88 23.76 95 50-135 36-149 8 0-25 Endosulfan Sulfate 25.00 21.64 87 23.17 93 50-135 36-149 7 0-25 Endrin 25.00 22.15 89 23.30 93 50-135 36-149 5 0-25 Endrin Aldehyde 25.00 22.70 91 24.30 97 50-135 36-149 7 0-25 Gamma -BHC 25.00 19.81 79 20.94 84 50-135 36-149 6 0-25 Heptachlor 25.00 22.10 88 24.01 96 50-135 36-149 8 0-25 Heptachlor Epoxide 25.00 20.96 84 23.00 92 50-135 36-149 9 0-25 Methoxychlor 25.00 22.23 89 23.25 93 50-135 36-149 4 0-25 Total number of LCS compounds: 17 Total number of ME compounds : 0 Total number of ME compounds allowed : 1 LCS ME CL validation result: Pass RPD - Relative Percent Difference , CL - Control Limit 7440 Lincoln Way, Garden Grove, CA 92841-1427 . TEL:(714) 895-5494 . FAX: (714) 894-7501 Page 35 of 39 - a1eie1?ee f?vironmental Quality Control - LCS/LCS Duplicate n i7 Lf Q #J l r7 f In c4 2 Stantec Date Received: N/A 25864-F Business Center Drive Work Order No: 13-03-1859 Redlands, CA 92374-4515 Preparation: EPA 5030C Method: EPA 8260B Project: 185802959 / 2025 & 2027 Placentia Ave. Costa Mesa, CA Date Date LCS/LCSD Batch Quality Control Sample ID Matrix Instrument Prepared Analyzed Number 099-12-796-7,021 Solid GUMS JJ 03/28/13 03/28/13 1303281-01 Parameter SPIKE LCS LCS LCSD LCSD ADDED CONIC %REC CONIC %REC %REC CL ME CL RPD RPD CL Qualifiers Benzene 50.00 43.42 87 44.95 90 78-120 71-127 3 0-20 Carbon Tetrachloride 50.00 45.58 91 47.25 94 49-139 34-154 4 0-20 Chlorobenzene 50.00 47.39 95 48.84 98 79-120 72-127 3 0-20 1,2-Dibromoethane 50.00 46.33 93 47.75 96 80-120 73-127 3 0-20 1,2 -Dichlorobenzene 50.00 50.61 101 52.33 105 75-120 68-128 3 0-20 1,2-Dichloroethane 50.00 46.18 92 47.21 94 80-120 73-127 2 0-20 1,1-Dichloroethene 50.00 42.02 84 43.67 87 74-122 66-130 4 0-20 Ethylbenzene 50.00 45.12 90 46.40 93 76-120 69-127 3 0-20 Toluene 50.00 44.36 89 45.35 91 77-120 70-127 2 0-20 Trichloroethene 50.00 44.42 89 46.90 94 80-120 73-127 5 0-20 Vinyl Chloride 50.00 42.47 85 42.30 85 68-122 59-131 0 0-20 p/m-Xylene 100.0 91.31 91 94.75 95 75-125 67-133 4 0-25 o -Xylene 50.00 47.45 95 48.27 97 75-125 67-133 2 0-25 Methyl -t -Butyl Ether (MTBE) 50.00 46.08 92 43.59 87 77-120 70-127 6 0-20 Total number of LCS compounds: 14 Total number of ME compounds : 0 Total number of ME compounds allowed : 1 LCS ME CL validation result: Pass RPD - Relative Percent Difference , CL - Control Limit 7440 Lincoln Way, Garden Grove, CA 92841-1427 . TEL:(714) 895-5494 . FAX: (714) 894-7501 Page 36 of 39 alseienee nvironmenta! Glossary of Terms and Qualifiersct LO abo1 Qtories In . 2 Work Order Number: 13-03-1859 Qualifier Definition See applicable analysis comment. < Less than the indicated value. > Greater than the indicated value. 1 Surrogate compound recovery was out of control due to a required sample dilution. Therefore, the sample data was reported without further clarification. 2 Surrogate compound recovery was out of control due to matrix interference. The associated method blank surrogate spike compound was in control and, therefore, the sample data was reported without further clarification. 3 Recovery of the Matrix Spike (MS) or Matrix Spike Duplicate (MSD) compound was out of control due to matrix interference. The associated LCS and/or LCSD was in control and, therefore, the sample data was reported without further clarification. 4 The MS/MSD RPD was out of control due to matrix interference. The LCS/LCSD RPD was in control and, therefore, the sample data was reported without further clarification. 5 The PDS/PDSD or PES/PESD associated with this batch of samples was out of control due to a matrix interference effect. The associated batch LCS/LCSD was in control and, hence, the associated sample data was reported without further clarification. 6 Surrogate recovery below the acceptance limit. 7 Surrogate recovery above the acceptance limit. B Analyte was present in the associated method blank. BU Sample analyzed after holding time expired. BV Sample received after holding time expired. E Concentration exceeds the calibration range. ET Sample was extracted past end of recommended max. holding time. HD The chromatographic pattern was inconsistent with the profile of the reference fuel standard. HDH The sample chromatographic pattern for TPH matches the chromatographic pattern of the specified standard but heavier hydrocarbons were also present (or detected). HDL The sample chromatographic pattern for TPH matches the chromatographic pattern of the specified standard but lighter hydrocarbons were also present (or detected). J Analyte was detected at a concentration below the reporting limit and above the laboratory method detection limit. Reported value is estimated. ME LCS/LCSD Recovery Percentage is within Marginal Exceedance (ME) Control Limit range. ND Parameter not detected at the indicated reporting limit. Q Spike recovery and RPD control limits do not apply resulting from the parameter concentration in the sample exceeding the spike concentration by a factor of four or greater. SG The sample extract was subjected to Silica Gel treatment prior to analysis. X % Recovery and/or RPD out -of -range. Z Analyte presence was not confirmed by second column or GC/MS analysis. Solid - Unless otherwise indicated, solid sample data is reported on a wet weight basis, not corrected for % moisture. All QC results are reported on a wet weight basis. For any analysis identified as a "field" test with a holding time (HT) </= 15 minutes where the sample is received outside of HT, Calscience will adhere to its internal HT of 24 hours. In cases where sample analysis does not meet Calscience's internal HT, results will be appropriately qualified. 7440 Lincoln Way, Garden Grove, CA 92841-1427 • TEL:(714) 895-5494 • FAX: (714) 894-7501 61 a) LM Go CvoO I Tm mu - - 9 0 Z5 U of U O' U U U T Ob U c R� cn log M M WFL RjnojeW/0609 E 6 E E SIe;9W ZZ al1!1 M MO SBOd Ca Q Ca -R2}9 m a&4 . ^ jt- 4(u!940 IlOqM9) Hdl x x x 80928 P041OW Vd3 R4 SOOA N > a75w w w w w w w w w w w w w w X U U U U U U U U U U U U u U EcF" 1n � � .� U v U Q O 'n Sr7 O a C O M M M M M M M M M M M M M M N N N N N EQ N N N N N N N N N CIO p O O O O O O O O O O O O O M� O ~ 00 cJ O X U ,— M 7 E O O J > 7- 0 _ _ I CO m, c�Y cel M T *� z — t s� - �� U r%z N U)C, W v� CG — •,V N� :s- 9n -.^s we to , -_ L.. Z- -- C. F39 W c U E T �1. U U O Hl ry O 0 CO U LlO U ml )f 39 ti c U E T cam. U U O 03 L N 0 a e 38 U C U O O U U U U _ _ y oq U cr 7 o U = p it U s Ero U 7 00 p \r WFL Aan3jaW/0609 SIBIOW ZZ a1311 H U °' H 6808 SB3d Ca Q Q *-(XWUa3=PwP"Hdl 80928 J� X po43aW Vd3 A4 SOA W W �a N /! C to QE N T g g 9 M '4D MA >v> o v z (� 2 E Q N , Q E U cC U ab z O z4. +, a o x n. u. Oj O x U E� E• � E ' o � 1' � � � s• a> to U 1r Q U •p O O O O O O O O O (E N N N N N N J 0 L N N U Ucl,_ C) T c to Cd � bII v > 1 I 1 ! ! t N s ao?} Eu _ � U r� N Cn E R. W rn )f 39 ti c U E T cam. U U O 03 L Page 39 of 39 A",moo , ] WORK ORDER #: 13-03-M M F1LH t Cooler of CLIENT': STA0` t -c-- DATE: 031x+113 TEMPERATURE: Thermometer ID: SC2 (Criteria: 0.0 °C - 6.0 °G, not frozen except sediment/tissue) Temperature °C - 0.2 °C (CF) = 3 .0 °C dank ❑ Sample ❑ Sample(s) outside temperature criteria (PM/APM contacted by: _ ). ❑ Sample(s) outside temperature criteria but received on ice/chilledon same day of sampling. 0 Received at ambient temperature,` placed on ice for transport by Courier. Ambient Temperature: 0 Air ❑ Filter Initial: . 115451:5 - CUSTODY SEALS INTACT: 0 Cooler ❑ ❑ No (Not Intact) 2-lgot Present ❑ N/A Initial: — El Sample ❑ ❑' No (Not Intact) Not Present Initial: AL SAMPLE CONDITION: Yes No N/A Chain -Of -Custody (COC) document(s) received with samples...................7 0 El COC document(s) received complete..........' ........................................ El ❑ Collection date/time, matrix, and/or # of containers logged in based on sample labels. ❑ No analysis requested. ❑ Not relinquished. ❑ No date/time relinquished. Sampler's name indicated on COC ............................................... ............... `........` ............. 2-,0 El 0 Sample container label(s) consistent with COC ....................... i ............. Z ❑ 112 Sample container(s) intact and good condition ...............;..................... 2�_ 0 0 Proper containers and sufficient volume for analyses requested................ O 0 Analyses received within holding time .................................................. l pH / Res. Chlorine / Diss. Sulfide / Diss. Oxygen received within 24 hours... ❑ El Proper' preservation noted on COC or sample container ......................... 0 0 ❑ Llnpreserved vials received for Volatiles analysis Volatile analysis container(s) free of headspace............. I ...................... 0 ❑ /�l� Tedlar bag(s)'free of condensation...... .............. CONTAINER TYPE: Solid: X4ozCGJ 08ozCGJ 016ozCGJSleeve ( ) ❑EnCoreso ❑TerraCorese ❑ Water: ❑VOA ❑VOAh ❑VOAna2 ❑'125AGB ❑125AGBh E1125AGBp 01AGB 01AGBna2 ❑1AGBs 0500AGB E1500AGJ ❑500AGJs 0250AGB 11250CGB ❑250CGBs ❑1PB ❑1PBna ❑500PB E1250PB ❑250PBn ❑12'5PB 0125PBznna ❑100PJ ❑100PJna2 ❑ 0 Air: ❑Tedlar° ❑Canister Other: ❑ Trip Blank Lot#': Labeled/Checked by: — Container: C: Clear A: Amber P: Plastic G: Glass J: Jar B: Bottle Z: Ziploc/Resealable Bag E: Envelope Reviewed by: Preservative: h: HCL n: HNO3 na2:Na2S203 na: NaOH p: H3PO4 s: H2SO4 u: Ultra -pure znna: ZnAC2+NaOH f: Filtered Scanned by: SOP T100 090 (11120/12)' i�TMobile Geochemistry 01 April 2013 Inc. A.Ms. Kristen Daly Stantec - Redlands 25864 F. Business Center Dr. 092. Redlands, CA 92374 H&P Project: ST032613-SB2 Client Project: 185802959 / 2025 Placentia Dear Ms. Kristen Daly: Enclosed is the analytical report for the above referenced project. The data herein applies to samples as received by H&P Mobile Geochemistry, Inc. on 26 -Mar -13 which were analyzed in accordance with the attached Chain of Custody record(s). The results for all sample analyses and required QA/QC analyses are presented in the following sections and summarized in the documents: • Sample Summary • Case Narrative (if applicable) • Sample Results • Quality Control Summary • Notes and Definitions / Appendix • Chain of Custody Unless otherwise noted, all analyses were performed and reviewed in compliance with our Quality Systems Manual and Standard Operating Procedures. This report shall not be reproduced, except in full, without the written approval of H&P Mobile Geochemistry, Inc. We at H&P Mobile Geochemistry, Inc. sincerely appreciate the opportunity to provide analytical services to you on this project. If you have any questions or concerns regarding this analytical report, please contact me at your convenience at 760-804-9678. Sincerely, Janis Villarreal Laboratory Director H&P Mobile Geochemistry, Inc. operates under CA Environmental Lab Accreditation Program Numbers 2579, 2740, 2741, 2742, 2743, 2745 and 2754. National Environmental Laboratory Accreditation Conference (NELAC) Standards Lab #11845 2470 Impala Drive, Carlsbad, California 92010 - 760.804.9678 - Fax 760.804.9159 1855 Coronado Avenue, Signal Hill, California 90755 Page 1 of 16 www.HandPmg.com 1-800-834-9888 H&P Mobile Geochemistry Inc. 2470 Impala Drive Carlsbad, CA 92010 760-804-9678 Phone 760-804-9159 Fax Stantec - Redlands Project: ST032613-SB2 25864 F. Business Center Dr. Project Number: 185802959/2025 Placentia Reported: Redlands, CA 92374 Project Manager: Ms. Kristen Daly 01 -Apr -13 15:50 Page 2 of 16 ANALYTICAL REPORT FOR SAMPLES Sample ID Laboratory ID Matrix Date Sampled Date Received B -1 -SV -6', 1PV, P164cc E303096-01 Vapor 26 -Mar -13 26 -Mar -13 B -1 -SV -6', 3PV, P492cc E303096-02 Vapor 26 -Mar -13 26 -Mar -13 B -1 -SV -6', IOPV, P1639cc E303096-03 Vapor 26 -Mar -13 26 -Mar -13 B -2 -SV -6', P164cc E303096-04 Vapor 26 -Mar -13 26 -Mar -13 B -9 -SV -6', P164cc E303096-05 Vapor 26 -Mar -13 26 -Mar -13 B -9 -SV -6' Rep, P214cc E303096-06 Vapor 26 -Mar -13 26 -Mar -13 B -8 -SV -6', P164cc E303096-07 Vapor 26 -Mar -13 26 -Mar -13 B -4 -SV -6', P164cc E303096-08 Vapor 26 -Mar -13 26 -Mar -13 B -6 -SV -5', P163cc E303096-09 Vapor 26 -Mar -13 26 -Mar -13 B -5 -SV -6', P164cc E303096-10 Vapor 26 -Mar -13 26 -Mar -13 B -3 -SV -6', P164cc E303096-11 Vapor 26 -Mar -13 26 -Mar -13 Page 2 of 16 H&P Mobile Geochemistry Inc. 2470 Impala Drive Carlsbad, CA 92010 760-804-9678 Phone 760-804-9159 Fax Stantec - Redlands Project: ST032613-SB2 25864 F. Business Center Dr. Project Number: 185802959/2025 Placentia Reported: Redlands, CA 92374 Project Manager: Ms. Kristen Daly 01 -Apr -13 15:50 Volatile Organic Compounds by 8260SV H&P Mobile Geochemistry, Inc. Reporting Dilution Analyte Result Limit Units Factor Batch Prepared Analyzed Method Notes B -1 -SV -6', IPV, P164cc (E303096-01) Vapor Sampled: 26 -Mar -13 Received: 26 -Mar -13 1, 1 -Difluoroethane (LCC) ND 0,10 ug/l 0.01 EC32605 26 -Mar -13 26 -Mar -13 H&P 8260 SV Dichlorodifluoromethane (1712) ND 0.10 Vinyl chloride ND 0.01 Chloroethane N D 0.10 Trichlorofluoromethane (F11) ND 0.10 1,1-Dichloroethene 2.0 0.10 1,1,2 Trichlorotrifluoroethane (F113) 0.16 0.10 Methylene chloride (Dichloromethane) N D 0.10 trans-1,2-Dichloroethene ND 0.10 1, 1 -Dichloroethane ND 0.10 cis-1,-Dichloroethene 0.26 0.10 Chloroform 0.14 0.02 1,1,1 -Trichloroethane ND 0.10 Carbon tetrachloride N D 0.02 1,2-Dichloroethane (EDC) ND 0.02 Benzene 0.03 0.02 Trichloroethene 41 0.08 0.04 Toluene ND 0.20 0.01 1,1,2 -Trichloroethane ND 0.10 Tetrachloroethene 0.31 0.02 Ethylbenzene N D 0.10 1,1,1,2 -Tetrachloroethane ND 0.10 m,p-Xylene 0.16 0.10 o -Xylene N D 0.10 1,1,2,2 -Tetrachloroethane ND 0.10 Surrogate: Dibromofluoromethane 108% 75-125 Surrogate: 1,2-Dichloroethane-d4 102% 75-125 Surrogate: Toluene -d8 102% 75-125 Surrogate: 4-Bromofluorobenzene 107% 75-125 Page 3 of 16 H&P Mobile Geochemistry Inc. 2470 Impala Drive Carlsbad, CA 92010 760-804-9678 Phone 760-804-9159 Fax Stantec - Redlands Project: ST032613-SB2 25864 F. Business Center Dr. Project Number: 185802959/2025 Placentia Reported: Redlands, CA 92374 Project Manager: Ms. Kristen Daly 01 -Apr -13 15:50 Volatile Organic Compounds by 8260SV H&P Mobile Geochemistry, Inc. Reporting Dilution Analyte Result Limit Units Factor Batch Prepared Analyzed Method Notes B -1 -SV -6', 3PV, P492cc (E303096-02) Vapor Sampled: 26 -Mar -13 Received: 26 -Mar -13 1, 1 -Difluoroethane (LCC) ND 0,10 ug/l 0.01 EC32605 26 -Mar -13 26 -Mar -13 H&P 8260 SV Dichlorodifluoromethane (1712) ND 0.10 Vinyl chloride ND 0.01 Chloroethane N D 0.10 Trichlorofluoromethane (F11) ND 0.10 1,1-Dichloroethene 2.4 0.10 1,1,2 Trichlorotrifluoroethane (F113) 0.19 0.10 Methylene chloride (Dichloromethane) N D 0.10 trans-1,2-Dichloroethene ND 0.10 1, 1 -Dichloroethane ND 0.10 cis-1,-Dichloroethene 0.28 0.10 Chloroform 0.14 0.02 1,1,1 -Trichloroethane ND 0.10 Carbon tetrachloride N D 0.02 1,2-Dichloroethane (EDC) ND 0.02 Benzene 0.02 0.02 Trichloroethene 29 0.08 0.04 Toluene ND 0.20 0.01 1,1,2 -Trichloroethane ND 0.10 Tetrachloroethene 0.41 0.02 Ethylbenzene N D 0.10 1,1,1,2 -Tetrachloroethane ND 0.10 m,p-Xylene 0.14 0.10 o -Xylene N D 0.10 1,1,2,2 -Tetrachloroethane ND 0.10 Surrogate: Dibromofluoromethane 114% 75-125 Surrogate: 1,2-Dichloroethane-d4 110% 75-125 Surrogate: Toluene -d8 97.5% 75-125 Surrogate: 4-Bromofluorobenzene 96.2% 75-125 Page 4 of 16 H&P Mobile Geochemistry Inc. 2470 Impala Drive Carlsbad, CA 92010 760-804-9678 Phone 760-804-9159 Fax Stantec - Redlands Project: ST032613-SB2 25864 F. Business Center Dr. Project Number: 185802959/2025 Placentia Reported: Redlands, CA 92374 Project Manager: Ms. Kristen Daly 01 -Apr -13 15:50 Volatile Organic Compounds by 8260SV H&P Mobile Geochemistry, Inc. Reporting Dilution Analyte Result Limit Units Factor Batch Prepared Analyzed Method Notes B-1-SV-6',10PV, P1639cc (E303096-03) Vapor Sampled: 26 -Mar -13 Received: 26 -Mar -13 1, 1 -Difluoroethane (LCC) ND 0,10 ug/l 0.01 EC32605 26 -Mar -13 26 -Mar -13 H&P 8260 SV Dichlorodifluoromethane (1712) ND 0.10 Vinyl chloride ND 0.01 Chloroethane ND 0.10 Trichlorofluoromethane (F11) ND 0.10 1,1-Dichloroethene 2.6 0.10 1,1,2 Trichlorotrifluoroethane (F113) 0.21 0.10 Methylene chloride (Dichloromethane) ND 0.10 trans-1,2-Dichloroethene ND 0.10 1, 1 -Dichloroethane ND 0.10 cis-1,-Dichloroethene 0.31 0.10 Chloroform 0.14 0.02 1,1,1 -Trichloroethane ND 0.10 Carbon tetrachloride ND 0.02 1,2-Dichloroethane (EDC) ND 0.02 Benzene ND 0.02 Trichloroethene 40 0.08 0.04 Toluene ND 0.20 0.01 1,1,2 -Trichloroethane ND 0.10 Tetrachloroethene 0.51 0.02 Ethylbenzene ND 0.10 1,1,1,2 -Tetrachloroethane ND 0.10 m,p-Xylene N D 0.10 o -Xylene N D 0.10 1,1,2,2 -Tetrachloroethane ND 0.10 Surrogate: Dibromofluoromethane 112% 75-125 Surrogate: 1,2-Dichloroethane-d4 110% 75-125 Surrogate: Toluene -d8 99.5% 75-125 Surrogate: 4-Bromofluorobenzene 103% 75-125 Page 5 of 16 H&P Mobile Geochemistry Inc. 2470 Impala Drive Carlsbad, CA 92010 760-804-9678 Phone 760-804-9159 Fax Stantec - Redlands Project: ST032613-SB2 25864 F. Business Center Dr. Project Number: 185802959/2025 Placentia Reported: Redlands, CA 92374 Project Manager: Ms. Kristen Daly 01 -Apr -13 15:50 Volatile Organic Compounds by 8260SV H&P Mobile Geochemistry, Inc. Reporting Dilution Analyte Result Limit Units Factor Batch Prepared Analyzed Method Notes B -2 -SV -6', P164cc (E303096-04) Vapor Sampled: 26 -Mar -13 Received: 26 -Mar -13 1, 1 -Difluoroethane (LCC) ND 0,40 ug/l 0.04 EC32605 26 -Mar -13 26 -Mar -13 H&P 8260 SV Dichlorodifluoromethane (1712) N D 0.40 Vinyl chloride ND 0.04 Chloroethane N D 0.40 Trichlorofluoromethane (F11) ND 0.40 1, 1 -Dichloroethene ND 0.40 1, 1,2 Trichlorotrifluoroethane (F113) ND 0.40 Methylene chloride (Dichloromethane) N D 0.40 trans-1,2-Dichloroethene ND 0.40 1, 1 -Dichloroethane ND 0.40 cis-1,2-Dichloroethene ND 0.40 Chloroform N D 0.08 1,1,1 -Trichloroethane ND 0.40 Carbon tetrachloride N D 0.08 1,2-Dichloroethane (EDC) ND 0.08 Benzene ND 0.08 Trichloroethene 0.62 0.08 Toluene ND 0.80 1,1,2 -Trichloroethane ND 0.40 Tetrachloroethene 0.86 0.08 Ethylbenzene N D 0.40 1,1,1,2 -Tetrachloroethane ND 0.40 m,p-Xylene N D 0.40 o -Xylene N D 0.40 1,1,2,2 -Tetrachloroethane ND 0.40 Surrogate: Dibromofluoromethane 125% 75-125 Surrogate: 1,2-Dichloroethane-d4 118% 75-125 Surrogate: Toluene -d8 98.4% 75-125 Surrogate: 4-Bromofluorobenzene 102% 75-125 Page 6 of 16 H&P Mobile Geochemistry Inc. 2470 Impala Drive Carlsbad, CA 92010 760-804-9678 Phone 760-804-9159 Fax Stantec - Redlands Project: ST032613-SB2 25864 F. Business Center Dr. Project Number: 185802959/2025 Placentia Reported: Redlands, CA 92374 Project Manager: Ms. Kristen Daly 01 -Apr -13 15:50 Volatile Organic Compounds by 8260SV H&P Mobile Geochemistry, Inc. Reporting Dilution Analyte Result Limit Units Factor Batch Prepared Analyzed Method Notes B -9 -SV -6', P164cc (E303096-05) Vapor Sampled: 26 -Mar -13 Received: 26 -Mar -13 1, 1 -Difluoroethane (LCC) ND 0,40 ug/l 0.04 EC32605 26 -Mar -13 26 -Mar -13 H&P 8260 SV Dichlorodifluoromethane (1712) N D 0.40 Vinyl chloride ND 0.04 Chloroethane N D 0.40 Trichlorofluoromethane (F11) ND 0.40 1, 1 -Dichloroethene ND 0.40 1, 1,2 Trichlorotrifluoroethane (F113) ND 0.40 Methylene chloride (Dichloromethane) N D 0.40 trans-1,2-Dichloroethene ND 0.40 1, 1 -Dichloroethane ND 0.40 cis-1,2-Dichloroethene ND 0.40 Chloroform N D 0.08 1,1,1 -Trichloroethane ND 0.40 Carbon tetrachloride N D 0.08 1,2-Dichloroethane (EDC) ND 0.08 Benzene ND 0.08 Trichloroethene 1.1 0.08 Toluene ND 0.80 1,1,2 -Trichloroethane ND 0.40 Tetrachloroethene 0.46 0.08 Ethylbenzene N D 0.40 1,1,1,2 -Tetrachloroethane ND 0.40 m,p-Xylene N D 0.40 o -Xylene N D 0.40 1,1,2,2 -Tetrachloroethane ND 0.40 Surrogate: Dibromofluoromethane 120% 75-125 Surrogate: 1,2-Dichloroethane-d4 117% 75-125 Surrogate: Toluene -d8 99.7% 75-125 Surrogate: 4-Bromofluorobenzene 102% 75-125 Page 7 of 16 H&P Mobile Geochemistry Inc. 2470 Impala Drive Carlsbad, CA 92010 760-804-9678 Phone 760-804-9159 Fax Stantec - Redlands Project: ST032613-SB2 25864 F. Business Center Dr. Project Number: 185802959/2025 Placentia Reported: Redlands, CA 92374 Project Manager: Ms. Kristen Daly 01 -Apr -13 15:50 Volatile Organic Compounds by 8260SV H&P Mobile Geochemistry, Inc. Reporting Dilution Analyte Result Limit Units Factor Batch Prepared Analyzed Method Notes B -9 -SV -6' Rep, P214cc (E303096-06) Vapor Sampled: 26 -Mar -13 Received: 26 -Mar -13 1, 1 -Difluoroethane (LCC) ND 0.40 ugil 0.04 EC32605 26 -Mar -13 26 -Mar -13 H&P 8260 SV Dichlorodifluoromethane (F12) ND 0.40 Vinyl chloride ND 0.04 Chloroethane N D 0.40 Trichlorofluoromethane (F11) ND 0.40 1, 1 -Dichloroethene ND 0.40 1, 1,2 Trichlorotrifluoroethane (F113) ND 0.40 Methylene chloride (Dichloromethane) N D 0.40 trans-1,2-Dichloroethene ND 0.40 1, 1 -Dichloroethane ND 0.40 cis-1,2-Dichloroethene ND 0.40 Chloroform N D 0.08 1,1,1 -Trichloroethane ND 0.40 Carbon tetrachloride N D 0.08 1,2-Dichloroethane (EDC) ND 0.08 Benzene ND 0.08 Trichloroethene 0.62 0.08 Toluene ND 0.80 1,1,2 -Trichloroethane ND 0.40 Tetrachloroethene 0.28 0.08 Ethylbenzene N D 0.40 1,1,1,2 -Tetrachloroethane ND 0.40 m,p-Xylene N D 0.40 o -Xylene N D 0.40 1,1,2,2 -Tetrachloroethane ND 0.40 Surrogate: Dibromofluoromethane 124% 75-125 Surrogate: 1,2-Dichloroethane-d4 118% 75-125 Surrogate: Toluene -d8 99.0% 75-125 Surrogate: 4-Bromofluorobenzene 101% 75-125 Page 8 of 16 H&P Mobile Geochemistry Inc. 2470 Impala Drive Carlsbad, CA 92010 760-804-9678 Phone 760-804-9159 Fax Stantec - Redlands Project: ST032613-SB2 25864 F. Business Center Dr. Project Number: 185802959/2025 Placentia Reported: Redlands, CA 92374 Project Manager: Ms. Kristen Daly 01 -Apr -13 15:50 Volatile Organic Compounds by 8260SV H&P Mobile Geochemistry, Inc. Reporting Dilution Analyte Result Limit Units Factor Batch Prepared Analyzed Method Notes B -8 -SV -6', P164cc (E303096-07) Vapor Sampled: 26 -Mar -13 Received: 26 -Mar -13 1, 1 -Difluoroethane (LCC) ND 0,10 ug/l 0.01 EC32605 26 -Mar -13 26 -Mar -13 H&P 8260 SV Dichlorodifluoromethane (1712) ND 0.10 Vinyl chloride ND 0.01 Chloroethane ND 0.10 Trichlorofluoromethane (F11) ND 0.10 1, 1 -Dichloroethene ND 0.10 1, 1,2 Trichlorotrifluoroethane (F113) ND 0.10 Methylene chloride (Dichloromethane) ND 0.10 trans-1,2-Dichloroethene ND 0.10 1, 1 -Dichloroethane ND 0.10 cis-1,2-Dichloroethene ND 0.10 Chloroform ND 0.02 1,1,1 -Trichloroethane ND 0.10 Carbon tetrachloride ND 0.02 1,2-Dichloroethane (EDC) ND 0.02 Benzene 0.03 0.02 Trichloroethene 1.7 0.02 Toluene ND 0.20 1,1,2 -Trichloroethane ND 0.10 Tetrachloroethene 0.70 0.02 Ethylbenzene ND 0.10 1,1,1,2 -Tetrachloroethane ND 0.10 m,p-Xylene N D 0.10 o -Xylene N D 0.10 1,1,2,2 -Tetrachloroethane ND 0.10 Surrogate: Dibromofluoromethane 119% 75-125 Surrogate: 1,2-Dichloroethane-d4 107% 75-125 Surrogate: Toluene -d8 101% 75-125 Surrogate: 4-Bromofluorobenzene 95.7% 75-125 Page 9 of 16 H&P Mobile Geochemistry Inc. 2470 Impala Drive Carlsbad, CA 92010 760-804-9678 Phone 760-804-9159 Fax Stantec - Redlands Project: ST032613-SB2 25864 F. Business Center Dr. Project Number: 185802959/2025 Placentia Reported: Redlands, CA 92374 Project Manager: Ms. Kristen Daly 01 -Apr -13 15:50 Volatile Organic Compounds by 8260SV H&P Mobile Geochemistry, Inc. Reporting Dilution Analyte Result Limit Units Factor Batch Prepared Analyzed Method Notes B -4 -SV -6', P164cc (E303096-08) Vapor Sampled: 26 -Mar -13 Received: 26 -Mar -13 1, 1 -Difluoroethane (LCC) ND 0,10 ug/l 0.01 EC32605 26 -Mar -13 26 -Mar -13 H&P 8260 SV Dichlorodifluoromethane (1712) ND 0.10 Vinyl chloride ND 0.01 Chloroethane ND 0.10 Trichlorofluoromethane (F11) ND 0.10 1, 1 -Dichloroethene ND 0.10 1, 1,2 Trichlorotrifluoroethane (F113) ND 0.10 Methylene chloride (Dichloromethane) ND 0.10 trans-1,2-Dichloroethene ND 0.10 1, 1 -Dichloroethane ND 0.10 cis-1,2-Dichloroethene ND 0.10 Chloroform ND 0.02 1,1,1 -Trichloroethane ND 0.10 Carbon tetrachloride ND 0.02 1,2-Dichloroethane (EDC) ND 0.02 Benzene ND 0.02 Trichloroethene 0.61 0.02 Toluene ND 0.20 1,1,2 -Trichloroethane ND 0.10 Tetrachloroethene 0.04 0.02 Ethylbenzene ND 0.10 1,1,1,2 -Tetrachloroethane ND 0.10 m,p-Xylene N D 0.10 o -Xylene N D 0.10 1,1,2,2 -Tetrachloroethane ND 0.10 Surrogate: Dibromofluoromethane 123% 75-125 Surrogate: 1,2-Dichloroethane-d4 120% 75-125 Surrogate: Toluene -d8 100% 75-125 Surrogate: 4-Bromofluorobenzene 99.7% 75-125 Page 10 of 16 H&P Mobile Geochemistry Inc. 2470 Impala Drive Carlsbad, CA 92010 760-804-9678 Phone 760-804-9159 Fax Stantec - Redlands Project: ST032613-SB2 25864 F. Business Center Dr. Project Number: 185802959/2025 Placentia Reported: Redlands, CA 92374 Project Manager: Ms. Kristen Daly 01 -Apr -13 15:50 Volatile Organic Compounds by 8260SV H&P Mobile Geochemistry, Inc. Reporting Dilution Analyte Result Limit Units Factor Batch Prepared Analyzed Method Notes B -6 -SV -5', P163cc (E303096-09) Vapor Sampled: 26 -Mar -13 Received: 26 -Mar -13 1, 1 -Difluoroethane (LCC) ND 0,10 ug/l 0.01 EC32605 26 -Mar -13 26 -Mar -13 H&P 8260 SV Dichlorodifluoromethane (1712) ND 0.10 Vinyl chloride ND 0.01 Chloroethane ND 0.10 Trichlorofluoromethane (F11) ND 0.10 1, 1 -Dichloroethene ND 0.10 1, 1,2 Trichlorotrifluoroethane (F113) ND 0.10 Methylene chloride (Dichloromethane) ND 0.10 trans-1,2-Dichloroethene ND 0.10 1, 1 -Dichloroethane ND 0.10 cis-1,2-Dichloroethene ND 0.10 Chloroform ND 0.02 1,1,1 -Trichloroethane ND 0.10 Carbon tetrachloride ND 0.02 1,2-Dichloroethane (EDC) ND 0.02 Benzene ND 0.02 Trichloroethene ND 0.02 Toluene ND 0.20 1,1,2 -Trichloroethane ND 0.10 Tetrachloroethene 0.05 0.02 Ethylbenzene ND 0.10 1,1,1,2 -Tetrachloroethane ND 0.10 m,p-Xylene N D 0.10 o -Xylene N D 0.10 1,1,2,2 -Tetrachloroethane ND 0.10 Surrogate: Dibromofluoromethane 121% 75-125 Surrogate: 1,2-Dichloroethane-d4 114% 75-125 Surrogate: Toluene -d8 97.4% 75-125 Surrogate: 4-Bromofluorobenzene 93.7% 75-125 Page 11 of 16 H&P Mobile Geochemistry Inc. 2470 Impala Drive Carlsbad, CA 92010 760-804-9678 Phone 760-804-9159 Fax Stantec - Redlands Project: ST032613-SB2 25864 F. Business Center Dr. Project Number: 185802959/2025 Placentia Reported: Redlands, CA 92374 Project Manager: Ms. Kristen Daly 01 -Apr -13 15:50 Volatile Organic Compounds by 8260SV H&P Mobile Geochemistry, Inc. Reporting Dilution Analyte Result Limit Units Factor Batch Prepared Analyzed Method Notes B -5 -SV -6', P164cc (E303096-10) Vapor Sampled: 26 -Mar -13 Received: 26 -Mar -13 1, 1 -Difluoroethane (LCC) ND 0,10 ug/l 0.01 EC32605 26 -Mar -13 26 -Mar -13 H&P 8260 SV Dichlorodifluoromethane (1712) ND 0.10 Vinyl chloride ND 0.01 Chloroethane ND 0.10 Trichlorofluoromethane (F11) ND 0.10 1, 1 -Dichloroethene ND 0.10 1, 1,2 Trichlorotrifluoroethane (F113) ND 0.10 Methylene chloride (Dichloromethane) ND 0.10 trans-1,2-Dichloroethene ND 0.10 1, 1 -Dichloroethane ND 0.10 cis-1,2-Dichloroethene ND 0.10 Chloroform ND 0.02 1,1,1 -Trichloroethane ND 0.10 Carbon tetrachloride ND 0.02 1,2-Dichloroethane (EDC) ND 0.02 Benzene ND 0.02 Trichloroethene 1.0 0.02 Toluene ND 0.20 1,1,2 -Trichloroethane ND 0.10 Tetrachloroethene 0.35 0.02 Ethylbenzene ND 0.10 1,1,1,2 -Tetrachloroethane ND 0.10 m,p-Xylene N D 0.10 o -Xylene N D 0.10 1,1,2,2 -Tetrachloroethane ND 0.10 Surrogate: Dibromofluoromethane 116% 75-125 Surrogate: 1,2-Dichloroethane-d4 113% 75-125 Surrogate: Toluene -d8 97.9% 75-125 Surrogate: 4-Bromofluorobenzene 101% 75-125 Page 12 of 16 H&P Mobile Geochemistry Inc. 2470 Impala Drive Carlsbad, CA 92010 760-804-9678 Phone 760-804-9159 Fax Stantec - Redlands Project: ST032613-SB2 25864 F. Business Center Dr. Project Number: 185802959/2025 Placentia Reported: Redlands, CA 92374 Project Manager: Ms. Kristen Daly 01 -Apr -13 15:50 Volatile Organic Compounds by 8260SV H&P Mobile Geochemistry, Inc. Reporting Dilution Analyte Result Limit Units Factor Batch Prepared Analyzed Method Notes B -3 -SV -6', P164cc (E303096-11) Vapor Sampled: 26 -Mar -13 Received: 26 -Mar -13 1, 1 -Difluoroethane (LCC) ND 0,10 ug/l 0.01 EC32605 26 -Mar -13 26 -Mar -13 H&P 8260 SV Dichlorodifluoromethane (1712) ND 0.10 Vinyl chloride ND 0.01 Chloroethane ND 0.10 Trichlorofluoromethane (F11) ND 0.10 1,1-Dichloroethene 0.13 0.10 1, 1,2 Trichlorotrifluoroethane (F113) ND 0.10 Methylene chloride (Dichloromethane) ND 0.10 trans-1,2-Dichloroethene ND 0.10 1, 1 -Dichloroethane ND 0.10 cis-1,2-Dichloroethene ND 0.10 Chloroform ND 0.02 1,1,1 -Trichloroethane ND 0.10 Carbon tetrachloride ND 0.02 1,2-Dichloroethane (EDC) ND 0.02 Benzene ND 0.02 Trichloroethene 1.1 0.02 Toluene ND 0.20 1,1,2 -Trichloroethane ND 0.10 Tetrachloroethene 0.09 0.02 Ethylbenzene ND 0.10 1,1,1,2 -Tetrachloroethane ND 0.10 m,p-Xylene N D 0.10 o -Xylene N D 0.10 1,1,2,2 -Tetrachloroethane ND 0.10 Surrogate: Dibromofluoromethane 123% 75-125 Surrogate: 1,2-Dichloroethane-d4 122% 75-125 Surrogate: Toluene -d8 102% 75-125 Surrogate: 4-Bromofluorobenzene 97.0% 75-125 Page 13 of 16 H&P Mobile Geochemistry Inc. 2470 Impala Drive Carlsbad, CA 92010 760-804-9678 Phone 760-804-9159 Fax Stantec - Redlands Project: ST032613-SB2 25864 F. Business Center Dr. Project Number: 185802959/2025 Placentia Reported: Redlands, CA 92374 Project Manager: Ms. Kristen Daly 01 -Apr -13 15:50 Volatile Organic Compounds by 8260SV - Quality Control H&P Mobile Geochemistry, Inc. Reporting Spike Source %REC RPD Analyte Result Limit Units Level Result %REC Limits RPD Limit Notes Batch EC32605 - EPA 5030 2.77 2.50 Blank (EC32605-BLKI) 75-125 Prepared & Analyzed: 26 -Mar -13 1,1-Difluoroethane(LCC) ND 0,10 ugll Dichlorodifluoromethane (F12) ND 0.10 " Vinyl chloride ND 0.01 " Chloroethane N D 0.10 " Trichlorofluoromethane (Fll) ND 0.10 1,1-Dichloroethene ND 0.10 1,1,2 Trichlorotrifluoroethane (F113) ND 0.10 " Methylene chloride (Dichloromethane) N D 0.10 " trans-1,2-Dichloroethene ND 0.10 1,1-Dichloroethane ND 0.10 cis-1,2-Dichloroethene ND 0.10 Chlorofonn N D 0.02 1,1,1 -Trichloroethane ND 0.10 Carbon tetrachloride N D 0.02 1,2-Dichloroethane(EDC) ND 0.02 Benzene N D 0.02 " Trichloroethene N D 0.02 Toluene ND 0.20 1,1,2 -Trichloroethane ND 0.10 Tetrachloroethene N D 0.02 Ethylbenzene N D 0.10 1,1,1,2 -Tetrachloroethane ND 0.10 " m,p-Xylene N D 0.10 " o -Xylene N D 0.10 " 1,1,2,2 -Tetrachloroethane ND 0.10 Surrogate: Dibromofluoromethane 2.77 2.50 111 75-125 Surrogate: 1,2-Dichloroethane-d4 2.63 2.50 105 75-125 Surrogate: Toluene -d8 2.48 2.50 99.2 75-125 Surrogate: 4-Bromofluorobenzene 2.52 2.50 101 75-125 Page 14 of 16 H&P Mobile Geochemistry Inc. 2470 Impala Drive Carlsbad, CA 92010 760-804-9678 Phone 760-804-9159 Fax Stantec - Redlands Project: ST032613-SB2 25864 F. Business Center Dr. Project Number: 185802959/2025 Placentia Reported: Redlands, CA 92374 Project Manager: Ms. Kristen Daly 01 -Apr -13 15:50 Volatile Organic Compounds by 8260SV - Quality Control H&P Mobile Geochemistry, Inc. Reporting Spike Source %REC RPD Analyte Result Limit Units Level Result %REC Limits RPD Limit Notes Batch EC32605 - EPA 5030 2.82 2.50 113 75-125 Surrogate: 1,2-Dichloroethane-d4 LCS (EC32605-BS1) 2.50 107 Prepared & Analyzed: 26 -Mar -13 Surrogate: Toluene -d8 Dichlorodifluoromethane (F12) 4.23 0.50 ug/1 5.00 84.6 70-130 Vinyl chloride 4.65 0.05 5.00 93.0 70-130 Chloroethane 3.77 0.50 5.00 75.4 70-130 Trichlorofluoromethane (Fl l) 5.56 0.50 5.00 111 70-130 1,1-Dichloroethene 5.23 0.50 5.00 105 70-130 1, 1,2 Trichlorotrifluoroethane (F113) 5.34 0.50 5.00 107 70-130 Methylene chloride (Dichloromethane) 5,21 0,50 5.00 104 70-130 trans-1,2-Dichloroethene 5.27 0.50 5.00 105 70-130 1,1-Dichloroethane 4.93 0.50 5.00 98.6 70-130 cis-1,2-Dichloroethene 5.44 0.50 5.00 109 70-130 Chloroform 5.19 0.10 5.00 104 70-130 1,1,1 -Trichloroethane 4.96 0.50 5.00 99.2 70-130 Carbon tetrachloride 5.48 0.10 5.00 110 70-130 1,2-Dichloroethane (EDC) 5.34 0.10 5.00 107 70-130 Benzene 5.25 0.10 5.00 105 70-130 Trichloroethene 5.14 0.10 5.00 103 70-130 Toluene 5.39 1.0 5.00 108 70-130 1,1,2 -Trichloroethane 4.95 0.50 5.00 99.0 70-130 Tetrachloroethene 5.06 0.10 5.00 101 70-130 Ethylbenzene 5.86 0.50 5.00 117 70-130 1,1,1,2 -Tetrachloroethane 5.07 0.50 5.00 101 70-130 m,p-Xylene 10.9 0.50 10.0 109 70-130 o -Xylene 5.45 0.50 5.00 109 70-130 1,1,2,2 -Tetrachloroethane 4.98 0.50 5.00 99.5 70-130 Surrogate: Dibromofluoromethane 2.82 2.50 113 75-125 Surrogate: 1,2-Dichloroethane-d4 2.67 2.50 107 75-125 Surrogate: Toluene -d8 2.76 2.50 110 75-125 Surrogate: 4-Bromofluorobenzene 2.66 2.50 106 75-125 Page 15 of 16 H&P Mobile Geochemistry Inc. 2470 Impala Drive Carlsbad, CA 92010 760-804-9678 Phone 760-804-9159 Fax Stantec - Redlands Project: ST032613-SB2 25864 F. Business Center Dr. Project Number: 185802959/2025 Placentia Reported: Redlands, CA 92374 Project Manager: Ms. Kristen Daly 01 -Apr -13 15:50 DET Analyte DETECTED ND Analyte NOT DETECTED at or above the reporting limit NR Not Reported dry Sample results reported on a dry weight basis RPD Relative Percent Difference Notes and Definitions Appendix H&P Mobile Geochemistry, Inc. is approved as an Environmental Laboratory in conformance with the Environmental Laboratory Accreditation Program (CA) for the category of Volatile and Semi -Volatile Organic Chemistry of Hazardous waste for the following methods: Certificate# 2741, 2743, 2579, 2754 & 2740 approved for EPA 8260 and LUFT GC/MS Certificate# 2742, 2745, & 2741 approved for LUFT Certificate# 2745 & 2742 approved for EPA 418.1 H&P Mobile Geochemistry, Inc. is approved as an Environmental Laboratory in conformance with the National Environmental Accreditation Conference Standards for the category Environmental Analysis Air and Emissions for the following analytes and methods: 1,2,4-Trichlorobenzene by EPA TO -15 & TO -14A Hexachlorobumdiene by EPA TO -15 & TO -14A Bromodichloromethare by EPA TO -15 & TO -14A 1,2 -Dichlorobenzene by EPA TO -15 & TO -14A Dichlorotetrafluoroethane by EPA TO -14A 1,4 -Dichlorobenzene by EPA TO -15 & TO -14A Benzene by EPA TO -l5 & TO -14A Chlorobenzene by EPA TO -15 & TO -14A Ethyl benzene by EPA TO -15 & TO -14A Styrene by EPA TO -15 & TO -14A Toluene by EPA TO -15 & TO -14A Total Xylenes by EPA TO -15 & TO -14A 1,1,1 -Trichloroethane by EPA TO -15 & TO -14A 1,1,2,2 -Tetrachloroethane by EPA TO -15 & TO -14A 1,1,2 -Trichloroethane by EPA TO -15 & TO -14A 1, l-Dichlomethane by EPA TO -15 & TO -14A 1,1-Dichloroethene by EPA TO -15 & TO -14A 1,2-Dichloroethane by EPA TO -15 & TO -14A 1,2-Dichloropropane by EPA TO -15 & TO -14A Benzyl Chloride by EPA TO -15 & TO -14A B-ourform by EPA TO -15 Bromomethane by EPA TO -15 & TO -14A Carbon tetrachloride by EPA TO -15 & TO -14A Chloroethane by EPA TO -15 & TO -14A Chloroform by EPA TO -15 & TO -14A Chloromethane by EPA TO -15 & TO -14A cis-1,2-Dichloroethene by EPA TO -15 & TO -14A cis-1,3-Dichloropropene by EPA TO -15 & TO -14A Methylene chloride by EPA TO -15 & TO -14A Tetrachloroethane by EPA TO -15 & TO -14A trans-1,2-Dichloroethene by EPA TO -15 trans-1,3-Dichloropropene by EPA TO -15 & TO -14A Trichloroethene by EPA TO -15 & TO -14A Vinyl chloride by EPA TO -15 & TO -14A 2-Butanone by EPA TO -15 4-Methyl-2-Pentanone by EPA TO -15 Hexane by EPA TO -15 Methyl telt-butyl ether by EPA TO -15 Vinyl acetate by EPA TO -15 This certification applies to samples analyzed in summa canisters. DibromochImmarethane by EPA TO -l5 1,3 -Dichlorobenzene by EPA TO -15 & TO -14A Trichlorofluoromethane by EPA TO -14A Naphthalene by H&P SOP TO-15/GC-MS 1,2-Dibromoethane (EDB) by EPA TO -15 & TO -14A 1,2-Dibromo-3-chloropropane by EPA TO -15 1,3 -Butadiene by EPA TO -15 1,1,2-Trichlorotrifluoroethane by EPA TO -15 & TO -14A Carbon disulfide by EPA TO -15 1,4 -Dioxane by EPA TO -15 Page 16 of 16 Mobile �j Geochemistry Inc. Chain of Custody Record ❑ 2470 Impala Dr., Carlsbad, CA 92010 • ph 760 804 9678 • fox 760.804.9159 0 1855 Coronado Ave., Signol Hill, CA 90755 • ph 800.834.9888 Date: i Project # mm ST-3ZZ- Outside Lab: Client. ; r_A•�rC- C Collector: kV Ili Page: / of D �r Address: 258uy F q'�it^�Sy / �- I�F� Client Project# 1$Seozi 6- 1 Project Contact: RI �A4 L_^r—,p . %rZ 3 Location: 7-025S -1—\"g-- Email: Phone: Fax: Turn around time: Geotracker EDF Yes © No ❑ Sample Receipt Cn m n w Global ID: Intact: Yes ❑ No Seal Iniad: F]Yes ❑ NOXN1A LO 0 o LO 0 'n 0 LO 0 'L o Q o z ❑ Cold: ❑ Yes ❑ No rNIA Q ❑ ❑ ❑ F17 LI 11m Excel EDD Yes ❑ No 0 Temperature: ` o a o ❑ N r ❑ co N ❑ m con N m (0 N m Zo N m � CV co Ll Special Instructions: LLJCC) co 00 00 o M 0 C ❑ ` -00 C O J = <Z (1 `v7 J — U) O N C U N O C U C) [n 7 �L�Zbr�rj �[7 i b T�'� Bow -?t' C O m o m o ~ n F— `i � uJ L t C CD o C rn a7 °7 L " C o CD m Lab Work Order # L 7d cn C'4 cD oo b o= `��' c� o- >- = a o 000 v o z o 1,- O a Sample Name Field Point Name Purge vol Time Date Sample Type Container Type 12 1.2 SOILIGW SOIL VAPORIAIR ANALYSIS TV ! b � q$ 3 1xv vii wRi 1 x p, yqz 100 1 X tc 10 /by 1190 l -`� - 5V- 11 16 IZ3 Y7 SV--w—rev—-- zi IZ5'�- X X t-8 -5v- b' lb 1530 1 X X �-q-5V-b' !b ry00 I X '< %-b -SV-7 ' 1t�17 I51e Z x x Re In is d,by (Sig at ) (campuny) Received by (Si ure) co in } Date: Time: Rein ished y: (Signature) (company)4 Reced by (Sign ure) ( mpany) Dot Time: Relinquished by (Signature) (campuny) Received by (Signature) (company) Date Time: 'Signature constitutes outhorizatian to proceed with analysis and acceptance of condition on back. Sample disposal instruction: ❑ I)isposul 0 Return to client 0 Pickup Chain of Custody Record try M 2470 Impala Dr., Carlsbad, CA 92010 • ph 760.804.9678 • fax 760.804.9159 E-] 1855 Coronado Ave., Signal Hill, CA 90755 • ph 800.834 9888 Date: LLL v/5 W Project # *7�� . Outside Lab: 'Si nalysis and acceptance or condilian on back, Sample disposal instruction E] disposal E:] Return to client E:] Pickup Vapor Sampling with Mobile Lab (Syringe) H&P Project #: '67•i -05Z uo I r_, - Sg Z Date: 3 7-w 1 Site Address: 202,T Arrival Time: a.•-� Consultant: e71r^^,r6_C_ Departure Time: /b So Mobile Field Re s F �� S Overtime: 2 Geochemistry Rep(s): � S 4 Inc. _b H&P Rep(s): '��wy M L G:hrF Aan m Approved By: Office Use Only: Reviewed:_ Scanned: Page / of 7 - Purge Volume Calculation Sample Information Probe Specs Collection Information �- / - w- - b , Point ID Syringe ID Date Sample Time Probe Depth (ft) Tubing Length (ft) Tubing Dia (in.) Sand Pack Dia (in.) Sand Pack Ht (in.) Dry Bent. Dia (in.) Dry Bent. Ht (in.) Purge Vol (mL) Shut-in Test (✓=Pass) Flow Rate (ml/min) Probe Pressure ("Hg) Field Notes: e/1 7- 5V -b' IPV bl 31110 64f b" 8' �f / s b• I ,r b" lb zoo 2 W- b ' PV qoo e a' v ,. s D ^ l s b • 1/1Z 3 g- 1- 5V-1, ' it) PV 9/5 b ' i' '�8 ►•Y b a -1 - SV- b' I PV IIS /oma b' �' �� /A b I.S b NY ✓ L-�Alr 5 - 5V - b' ;FV I 1 /00-/ b' �. S b S b 119Z t �i-1 -SV- b' IOPV Ilb /Ofl$ to, g� % 5 b r b /1059 '� zoo a g -q- SU -b 14 IZ3� e� 8" 'V8 /.S b ,.S 10 s g'p/- SV- b' �i3P 11� 1235 b' 8 Ye '•S b 1..5- b ZI'S� 10 ll$ /330 U' 8' IN ,•s b /.5- 4- 11 11 Lv ► 1350 b ' d ' YJ s b /.5- b 2,�/ ✓ 2e0 12 Q, -� - 51/_ b IIS 1 b IVY .� zoo 11-1 Purge Volume Calculation Probe ID for PVT, if applicable: �- / - w- - b , Tubing: Length: $' Diameter: % 1 Volume: Sand Pack (if included in purge volume calculation): Height: + Diameter: b /, 5 1 Volume: Dry Bentonite (if included in purge volume calculation): Height: 6 • Diameter: 1. 1 Volume: PVT Increments: I PV= Iv ,2_PV= e/1 7- /0 PV 39 PV Amount Selected: I ?V Selected by: "A"14 - Leak Check Information Compound: 1 -DFA 01,1,1,2-TFA ❑IPA ❑Helium ❑Other rocedure: Notes: *50cc sample size for glass syringe, unless otherwise noted. Vapor Sampling with Mobile Lab (Syringe) H&P Project #: 2 b Date: t 10 Office Use Only: i 5'r o3 13 - S6Z Arrival Time: �,, Reviewed: Site Address: Zo2 S P�a� c�=� � s� � —�- Consultant: 'j Ta^or K Departure Time: ;�D Scanned: Mobile Field Re s Overtime: 2. Geochemistry Rep(s): �EN S A 0 Inc. H&P Rep(s): �,a Q r `c�� s�.� Approved By: _e IiL Page 2: of Z Tubing: Sample Information Probe Specs Collection Information Sand Pack (if included in purge volume calculation): Height: ri Syringe Sy 1 Volume: Sample Probe Tubing Tubing Sand Sand Dry Dry Purge Shut-in Flow Probe Field Notes: Point ID Date Time Depth Length Dia Pack Pack Bent. Bent. Vol Test Rate Pressure (ft) (ft) (in.) Dia (in.) Ht (in.) Dia (in.) Ht (in.) (mL) (✓=Pass) (ml/min) ("Hg) SY- b, b 3 16 �Z� b S b 5V-5' I} 1-51b 51 fo /b3 ✓ z4 yr '7V- b - b 1 1531 W % 1-5- b 1-6- z" "0- -3 - 5V- b ' i S $ Yg i s �, f. to A. 5 6 7 6 9 10 11 12 T-1 i Purge Volume Calculation Probe ID for PVT, if applicable: Tubing: Length: Diameter: 1 Volume: Sand Pack (if included in purge volume calculation): Height: Diameter: 1 Volume: Dry Bentonite (if included in purge volume calculation): Height: Diameter: 1 Volume: PVT Increments: PV = PV= PV = PV Amount Selected: Selected by: Leak Check Information LC Compound: 1 -DFA 0111,1,2-TFA ❑ IPA ❑Helium ❑Other Procedure: (Other Notes: I"50cc sample size for glass syringe, unless otherwise noted. City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration FirstCarbon Solutions H:\Client (PN-JN(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc ADT 1% per year increase over Costa Mesa General Plan "Existing" Placentia 2000 ADT Year Victoria 2000 ADT Year 19th 2000 ADT Year 29,000 29,290 2001 24,000 24,240 2001 22,000 22,220 2001 29,583 2002 24,482 2002 22,442 2002 29,879 2003 24,727 2003 22,667 2003 30,178 2004 24,974 2004 22,893 2004 30,479 2005 25,224 2005 23,122 2005 30,784 2006 25,476 2006 23,353 2006 31,092 2007 25,731 2007 23,587 2007 31,403 2008 25,989 2008 23,823 2008 31,717 2009 26,248 2009 24,061 2009 32,034 2010 26,511 2010 24,302 2010 32,354 2011 26,776 2011 24,545 2011 32,678 2012 27,044 2012 24,790 2012 33,005 2013 27,314 2013 25,038 2013 Project: City/County Agency Subject Noise Source Reference Noise Data Source: H a D W 0 Z W Ix W L6 W 19 Reference Noise Level Projection Worksheet Placentia Live -Work project Costa Mesa project construction U Unmitigated Noise Level: Distance: 50.0 feet Leq: 85.0 dBA Lmax: - - L2: - - L8: - - L25: - - L50: - - Observer Elevation: 0.0 feet Observer Height: 3.0 feet Unmitigated Noise Level: Distance: 260.0 feet Leq: 70.7 dBA Lmax: - - L2: - - L8: - - L25: - - L50: - - Mitigated Noise Level: Dist. to Barrier: 250.0 feet Leq: 62.6 dBA Lmax: - - L2: - - L8: - - L25: - - L50: - - Entered By: Mike W.O.: 0080.0020 Noise Source Elevation: 0.0 feet Noise Source Height: 5.0 feet Barrier Height: 6.0 feet Printed on 12/5/2013 at 6:35 AM C:\Users\Mike\Documents\Work\MBA\_projects\2013-11-21 0080.0020 IS-MND\calcs\Const Noise LA Projection.xlsx construction to R v2.0 FHWA-RD-77-108 HIGHWAY NOISE PREDICTION MODEL (CALVENO) ORANGE COUNTY PROJECT: Placentia Ave Live -Work ROADWAY: Placentia Ave DATE: 05 -Dec -13 LOCATION: facade BY: MROSA ADT = 38,000 PK HR VOL = 3,800 SPEED= 40 AUTOMOBILES = 15 PKHR%= 10 HEAVY TRUCKS = 15 CTL DIST= 63 PAD EL = 0.0 DIST N/F= 58 AUTO SLE DISTANCE = 56.01 DT WALL= 43 MED TRUCK SLE DIST= 55.94 DT W/OB= 20 HVY TRUCK SLE DIST= 56.01 HTH WALL= 0.0 OBS HTH= 5.0 AMBIENT= 0.0 ROADWAY VIEW: LF ANGLE= -90 VEHICLE TYPE GRADE ADJUSTMENT= 0.00 (ADJUSTMENT TO HEAVY TRUCKS) EL AUTOMOBILES = 2.0 EL MEDIUM TRUCKS= 4.0 EL HEAVY TRUCKS = 8.0 DAY EVENING NIGHT DAILY AUTOMOBILES 0.775 0.129 0.096 0.9742 MEDIUM TRUCKS 0.848 0.049 0.103 0.0184 HEAVY TRUCKS 0.865 0.027 0.108 0.0074 NOISE IMPACTS WITHOUT TOPO OR BARRIER SHIELDING PK HR LEQ DAY LEQ EVEN LEQ NIGHT LEQ CNEL AUTOMOBILES LEQ 69.7 67.8 66.0 59.9 69.2 MEDIUM TRUCKS LEQ 61.4 59.9 53.5 52.0 60.7 HEAVY TRUCKS LEQ 62.3 60.9 51.8 53.1 61.6 VEHICULAR NOISE 70.9 69.1 66.4 61.3 70.4 NOISE IMPACTS WITH TOPO AND BARRIER SHIELDING PK HR LEQ DAY LEQ EVEN LEQ NIGHT LEQ CNEL VEHICULAR NOISE 70.9 69.1 66.4 61.3 70.4 W/O AMBIENT W/ AMBIENT PK HR LEQ WITHOUT TOPO OR BARRIER = 70.9 70.9 MIT PK HR LEQ WITH TOPO AND BARRIER = 70.9 """"""" 70.9 CNEL WITHOUT TOPO AND BARRIER = 70.4 70.4 MIT CNEL WITH TOPO AND BARRIER = 70.4 """"""" 70.4 RT ANGLE= 90 DF ANGLE= 180 SITE CONDITIONS (10=HARD SITE, 15=SOFT SITE) AUTOMOBILES = 15 MEDIUM TRUCKS = 15 HEAVY TRUCKS = 15 BARRIER = 0 (O=WALL,1=BERM) PAD EL = 0.0 ROAD EL = 0.0 GRADE = 0.0 % VEHICLE TYPE GRADE ADJUSTMENT= 0.00 (ADJUSTMENT TO HEAVY TRUCKS) EL AUTOMOBILES = 2.0 EL MEDIUM TRUCKS= 4.0 EL HEAVY TRUCKS = 8.0 DAY EVENING NIGHT DAILY AUTOMOBILES 0.775 0.129 0.096 0.9742 MEDIUM TRUCKS 0.848 0.049 0.103 0.0184 HEAVY TRUCKS 0.865 0.027 0.108 0.0074 NOISE IMPACTS WITHOUT TOPO OR BARRIER SHIELDING PK HR LEQ DAY LEQ EVEN LEQ NIGHT LEQ CNEL AUTOMOBILES LEQ 69.7 67.8 66.0 59.9 69.2 MEDIUM TRUCKS LEQ 61.4 59.9 53.5 52.0 60.7 HEAVY TRUCKS LEQ 62.3 60.9 51.8 53.1 61.6 VEHICULAR NOISE 70.9 69.1 66.4 61.3 70.4 NOISE IMPACTS WITH TOPO AND BARRIER SHIELDING PK HR LEQ DAY LEQ EVEN LEQ NIGHT LEQ CNEL VEHICULAR NOISE 70.9 69.1 66.4 61.3 70.4 W/O AMBIENT W/ AMBIENT PK HR LEQ WITHOUT TOPO OR BARRIER = 70.9 70.9 MIT PK HR LEQ WITH TOPO AND BARRIER = 70.9 """"""" 70.9 CNEL WITHOUT TOPO AND BARRIER = 70.4 70.4 MIT CNEL WITH TOPO AND BARRIER = 70.4 """"""" 70.4 FHWA-RD-77-108 HIGHWAY NOISE PREDICTION MODEL (CALVENO) ORANGE COUNTY PROJECT: Placentia Ave Live -Work ROADWAY: Placentia Ave DATE: 05 -Dec -13 LOCATION: PL BY: MROSA ADT = 38,000 PK HR VOL = 3,800 SPEED= 40 AUTOMOBILES = 15 PKHR%= 10 HEAVY TRUCKS = 15 CTL DIST= 43 PAD EL = 0.0 DIST N/F= 58 AUTO SLE DISTANCE = 31.89 DT WALL= 43 MED TRUCK SLE DIST= 31.76 DT W/OB= 0 HVY TRUCK SLE DIST= 31.89 HTH WALL= 0.0 OBS HTH= 5.0 AMBIENT= 0.0 ROADWAY VIEW: LF ANGLE= -90 VEHICLE TYPE GRADE ADJUSTMENT= 0.00 (ADJUSTMENT TO HEAVY TRUCKS) EL AUTOMOBILES = 2.0 EL MEDIUM TRUCKS= 4.0 EL HEAVY TRUCKS = 8.0 DAY EVENING NIGHT DAILY AUTOMOBILES 0.775 0.129 0.096 0.9742 MEDIUM TRUCKS 0.848 0.049 0.103 0.0184 HEAVY TRUCKS 0.865 0.027 0.108 0.0074 NOISE IMPACTS WITHOUT TOPO OR BARRIER SHIELDING PK HR LEQ DAY LEQ EVEN LEQ NIGHT LEQ CNEL AUTOMOBILES LEQ 73.3 71.4 69.7 63.6 72.8 MEDIUM TRUCKS LEQ 65.1 63.6 57.2 55.7 64.4 HEAVY TRUCKS LEQ 65.9 64.5 55.5 56.7 65.2 VEHICULAR NOISE 74.6 72.8 70.1 65.0 74.0 NOISE IMPACTS WITH TOPO AND BARRIER SHIELDING PK HR LEQ DAY LEQ EVEN LEQ NIGHT LEQ CNEL VEHICULAR NOISE 74.6 72.8 70.1 65.0 74.0 W/O AMBIENT W/ AMBIENT PK HR LEQ WITHOUT TOPO OR BARRIER = 74.6 74.6 MIT PK HR LEQ WITH TOPO AND BARRIER = 74.6 """"""" 74.6 CNEL WITHOUT TOPO AND BARRIER = 74.0 74.0 MIT CNEL WITH TOPO AND BARRIER = 74.0 """"""" 74.0 RT ANGLE= 90 DF ANGLE= 180 SITE CONDITIONS (10=HARD SITE, 15=SOFT SITE) AUTOMOBILES = 15 MEDIUM TRUCKS = 15 HEAVY TRUCKS = 15 BARRIER = 0 (O=WALL,1=BERM) PAD EL = 0.0 ROAD EL = 0.0 GRADE = 0.0 % VEHICLE TYPE GRADE ADJUSTMENT= 0.00 (ADJUSTMENT TO HEAVY TRUCKS) EL AUTOMOBILES = 2.0 EL MEDIUM TRUCKS= 4.0 EL HEAVY TRUCKS = 8.0 DAY EVENING NIGHT DAILY AUTOMOBILES 0.775 0.129 0.096 0.9742 MEDIUM TRUCKS 0.848 0.049 0.103 0.0184 HEAVY TRUCKS 0.865 0.027 0.108 0.0074 NOISE IMPACTS WITHOUT TOPO OR BARRIER SHIELDING PK HR LEQ DAY LEQ EVEN LEQ NIGHT LEQ CNEL AUTOMOBILES LEQ 73.3 71.4 69.7 63.6 72.8 MEDIUM TRUCKS LEQ 65.1 63.6 57.2 55.7 64.4 HEAVY TRUCKS LEQ 65.9 64.5 55.5 56.7 65.2 VEHICULAR NOISE 74.6 72.8 70.1 65.0 74.0 NOISE IMPACTS WITH TOPO AND BARRIER SHIELDING PK HR LEQ DAY LEQ EVEN LEQ NIGHT LEQ CNEL VEHICULAR NOISE 74.6 72.8 70.1 65.0 74.0 W/O AMBIENT W/ AMBIENT PK HR LEQ WITHOUT TOPO OR BARRIER = 74.6 74.6 MIT PK HR LEQ WITH TOPO AND BARRIER = 74.6 """"""" 74.6 CNEL WITHOUT TOPO AND BARRIER = 74.0 74.0 MIT CNEL WITH TOPO AND BARRIER = 74.0 """"""" 74.0 City of Costa Mesa 36 -Unit Live/Work Project - Placentia Avenue and 20th Street Initial Study/Mitigated Negative Declaration FirstCarbon Solutions H:\Client (PN-JN(\0080\00800020\ISMND\00800020 Placentia 20th IS -MND 12-24-2013.doc Jr Stantec Placentia Avenue Live/Work Project Traffic Study September 2013 Prepared For: City Ventures 2073008190 Placentia Avenue Live/Work Project Traffic Study City of Costa Mesa September 4, 2013 Prepared for: City Ventures 1900 Quail Street Newport Beach, CA 92660 Submitted by: Stantec Consulting Services Inc. 38 Technology Drive, Suite 100 Irvine, CA 92618-5312 Prepared by: Cassandra Carlin (949) 923-6065 Senior Transportation Planner Stantec Consulting Services Inc. Reviewed by: Daryl Zerfass, PE (949) 923-6058 Principal, Transportation Planning & Traffic Engineering Stantec Consulting Services Inc. Stantec Stantec PLACENTIA AVENUE LIVE/WORK PROJECT TRAFFIC STUDY September 3 2013 1.0 Introduction This report summarizes the results of a traffic study for the proposed 38 unit live/work project located at 2025 and 2027 Placentia Avenue in the City of Costa Mesa. The analysis evaluates the trip generation for the project and determines the effect of the project trips on the level of service (LOS) for two study area intersections. 2.0 Project Description The proposed project comprises 38 live/work units located at 2025 and 2027 Placentia Avenue, near the intersection of West 20" Street in the City of Costa Mesa. The existing uses consist of a boat dock manufacturing and boat storage business, which will be replaced by the proposed project. The six-plex fronting Placentia Avenue is a live/work building where three of the units have a 477 square foot work space on the ground floor. The other 35 units are three-story live/work units that include a 195 square foot home office on the ground floor. Figure 1 illustrates the project site plan. 3.0 Trip Generation The existing land uses comprise a boat dock manufacturing and boat storage site. A traffic count survey was performed in August 2013 to determine the existing trip generation for the site. Table 1 summarizes the trip generation for the existing land uses and the proposed project. Trip generation rates were obtained from the Costa Mesa SOBECA/Westside GPA Traffic Analysis (Austin -Foust Associates, Inc., 2006), which utilized Institute of Transportation Engineers (ITE) "Trip Generation, Seventh Edition" data. For that study, the trip generation rates for live/work units utilized apartment trip rates for the residential component due to the apartment rates being more conservative than the ITE live/work rates, and a general office trip rate for the work component. For this analysis, an identical approach was utilized. A 10 percent internal discount is taken to address the reduction in home -work trips due to the mixed-use component of the project. A credit is also taken for existing on-site trips and the project increment (net change) is the increase in trip generation due to the proposed project. As shown, the project will generate an additional 70 daily trips with 9 occurring in the AM peak hour and 5 occurring in the PM peak hour. One Team. Infinite Solutions. v:\2073\active\2073008190\report\rpt_placentia_ ave_ live -work project.dou DRAWING: v:\2073\active\2073008190\drawing\rpt_dwg\figure 1.dwg LU D Z W Q Q Z W U Q J t2 Site Summary Site Area: 1.88 Acres Parking Summary: Open Space: Required: 3.0 / unit Required: 200 sf / unit Units: (1 Covered per unit) 38 units x 200 sf= 7600 sf Townhome Units 32 units 38 units x 3= 114 spaces (1531 sf, 2 bd+live-work/2.5 ba) Provided (Primary Courtyard only): 8795 sf Provided: (231 sf I unit) Loft Units Garage Spaces: 73 Spaces Project stanbc 2 Stantec PLACENTIA AVENUE LIVE/WORK PROJECT TRAFFIC STUDY September 3 2013 Table 1 Land Use and Trip Generation Summary Land Use AM Peak Hour PM Peak Hour Category EXISTING Man ufacturing/Storage' -- 6 6 12 8 13 21 200 Total 6 6 12 8 13 21 200 PROPOSED PROJECT Live/Work —Placentia Ave 3 DU 0 1 1 1 1 2 20 Live/Work Office 1.43 TSF 2 0 2 0 2 2 19 Internal Capture for Live/Work Units (10%) -0 -0 -0 -0 -0 -0 -4 Interior Live/Work Units 35 DU 4 14 18 14 8 22 235 Total 6 15 21 15 11 26 270 Pro 'ect Increment CategoryTrip Rates A t./Townhome DU 0 9 9 7 -2 5 70 ADTut 6.72 AM 0.10 Peak Hour • 0.41 0.51 PM 0.40 Peak Hour Total •I 0.22 0.62 General Office TSF 1.65 0.23 1.88 0.32 1.59 1.91 13.34 Trip Rate Source: Costa Mesa SOBECA/Westside GPA Traffic Analysis 'Trip generation is based on actual peak hour survey performed 8/27/13 ADT estimated . As shown, the proposed project increment results in a negligible change to the existing trip generation for the site. 4.0 Peak Hour Analysis Existing traffic counts were collected in 2012 for the AM and PM peak hours. The project increment was then added to this data to generate the existing -plus -project scenario. The peak hour intersection capacity utilization (ICU) values and levels of service (LOS) were then calculated for two study area intersections and the results are summarized in Table 2 below. As can be seen, the intersections currently operate at LOS C or better and the project has a negligible effect on the ICUs. Table 2 ICU and LOS Summary One Team. Infinite Solutions. v:\2073\active\2073008190\report\rpt_placentia_ ave_ live -work project.dou 3 Stantec PLACENTIA AVENUE LIVE/WORK PROJECT TRAFFIC STUDY September 3 2013 5.0 CONCLUSION The findings of the traffic study presented above are that the proposed project results in a negligible increase in traffic and does not have a significant traffic impact on the surrounding roadway network. One Team. Infinite Solutions. v:\2073\active\2073008190\report\rpt_placentia_ ave_ live -work project.dou 4 Stantec PLACENTIA AVENUE LIVE/WORK PROJECT TRAFFIC STUDY September 3 2013 Appendix A ICU Worksheet One Team. Infinite Solutions. v:\2073\active\2073008190\report\rpt_placentia_ ave_ live -work project.docx A-1 1. Placentia & Victoria Existing (2012) Count TOTAL CAPACITY UTILIZATION .74 .76 2. Placentia & 19th Existing (2012) Count 1 AM PK AM PK HOUR PM PK HOUR CAPACITY LANES CAPACITY VOL V/C VOL V/C NBL 2 3200 240 .08* 616 .19* NBT 2 3200 392 .12 716 .22 NBR 1 1600 99 .06 177 .11 SBL 1 1600 113 .07 75 .05 SBT 2 3200 503 .16* 427 .13* SBR 1 1600 47 .03 71 .04 EBL 1 1600 55 .03 51 .03* EBT 2 3200 1264 .40* 508 .16 EBR 1 1600 457 .29 285 .18 WBL 1 1600 166 .10* 131 .08 WBT 2 3200 546 .17 1300 .41* WBR 1 1600 102 .06 79 .05 TOTAL CAPACITY UTILIZATION .74 .76 2. Placentia & 19th Existing (2012) Count TOTAL CAPACITY UTILIZATION .39 .54 A-2 Existing plus Project 1 AM PK AM PK HOUR PM PK HOUR CAPACITY LANES CAPACITY VOL V/C VOL V/C NBL 1 1600 1 .00 8 .01 NBT 2 3200 301 .09 662 .21* NBR 1 1600 146 .09 172 .11 SBL 1 1600 145 .09 216 .1L* SBT 2 3200 475 .19* 432 .20 SBR 0 0 135 .17 206 .41* EBL 2 3200 271 .08 309 .10* EBT 2 3200 420 .15* 401 .14 EBR 0 0 45 38 WBL 2 3200 166 .05* 169 .05 WBT 2 3200 234 .07 290 .09* WBR 1 1600 147 .09 189 .12 TOTAL CAPACITY UTILIZATION .39 .54 A-2 Existing plus Project SBL 1 AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C NBL 2 3200 240 .08* 616 .19* NBT 2 3200 392 .12 715 .22 NBR 1 1600 99 .06 177 .11 SBL 1 1600 113 .07 75 .05 SBT 2 3200 505 .16* 429 .13* SBR 1 1600 47 .03 71 .04 EBL 1 1600 55 .03 51 .03* EBT 2 3200 1264 .40* 508 .16 EBR 1 1600 458 .29 286 .18 WBL 1 1600 167 .10* 132 .08 WBT 2 3200 546 .17 1300 .41* WBR 1 1600 102 .06 79 .05 TOTAL CAPACITY UTILIZATION .74 .76 Existing plus Project TOTAL CAPACITY UTILIZATION .39 .54 AM PK HOUR PM PK HOUR LANES CAPACITY VOL V/C VOL V/C NBL 1 1600 1 .00 8 .01 NBT 2 3200 302 .09 663 .21* NBR 1 1600 146 .09 172 .11 SBL 1 1600 145 .09 216 .14* SBT 2 3200 475 .19* 432 .20 SBR 0 0 135 206 EBL 2 3200 272 .09 310 .10* EBT 2 3200 420 .15* 401 .14 EBR 0 0 45 38 WBL 2 3200 166 .05* 169 .05 WBT 2 3200 234 .07 290 .09* WBR 1 1600 150 .09 191 .12 TOTAL CAPACITY UTILIZATION .39 .54 WARRANT INFORMATION — March 4, 2014 Payment Date Remittance to: ID: Payment Explanation of payment Ref. Amount 000718 2/14/14 Interstate Batteries of 2700 $1,209.32 How many batteries? CA Coast 12 0178132 2/14/14 Gary Francisco 15797 $250.00 What is this for? Recreation - Early Childhood Program Johnny Appleseed Pioneer Music Program 0178135 2/14/14 Grainger 2393 $261.86 What is this for? Maintenance Services — Jack Hammett Sports Complex — Items for he 55 gallon drums. 0178136 2/14/14 Har Bro Inc 5853 $594.24 What is this for? Police Dept. — Window boarded up at 2424 Newport Blvd. 0178155 2/14/14 Morphotrust USA Inc 22129 $2,694.00 What is this for? Police Dept. — Touch print fingerprint equipment maintenance agreement. 0178179 2/14/14 Siemens Industry Inc 2904 $1,715.48 What is special filter needed for? Do we have old chillers? Facilities — Police Dept. hiller repair & two special aluminum filters. Siemens invoice is for the repair of the cooling tower and then echnical assistance in the restarting of the chiller through the omputer software after there were several other mechanical issues that resulted in it shutting down. We have predominantly new state f the art chillers in both buildings at Civic Center, with one older mall one at City Hall that we have not replaced. The 2 custom made filters that go in the HVAC units are for the gun range at PD to prevent birds from getting into them. They are an odd size that needspecial order. 0178259 2/21/14 Government Staffing 22422 $3,960.00 What is this for? Services Inc aintenance Services — This is for temporary services for project management, filling John Aguilar's vacant Facilities & Equipment upervisor position. Paid for out of salary savings. 0178225 2/21/14 American Leak 5964 $460.00 What is this? Detection Maintenance Services - American Leak Detection was utilized to locate an underground water leak near the Fairview Park restroom building, so that it could be repaired. City staff does not have the equipment to locate leaks. March 3, 2014 The Honorable Jim Righeimer Mayor City of Costa Mesa 77 Fair Drive Costa Mesa, CA 92626 Re: Support for Public Hearing Item #1 Zoning Code Amendment CO -13-04 "Small Lot Ordinance" Dear Mayor Righeimer, On behalf of our membership, I would like to express our support of the proposed small lot development ordinance as recommended by the Planning Commission. Small lot development represents an important new land use tool to help meet market demand in established communities. It also comports with regional housing policy and stimulates the local economy. For many individuals and families, small lot communities represent a cost attainable home -ownership opportunity. The Building Industry Association of Southern California, Orange County Chapter (BIA/OC) is a non-profit trade association of over 1,000 companies employing over 100,000 people affiliated with the home building industry. The Orange County Chapter represents the largest member base within BIA Southern California. Our mission is to champion housing as the foundation of vibrant and sustainable communities. Economic Benefits of New Home Construction New housing will have immediate and long-term positive effects on the City of Costa Mesa. The economic benefits include quality jobs, government revenue, and economic stimulus. In an annual study of 100 metropolitan markets, the National Association of Home Builders found that three jobs and over $90,000 in government revenue are initially generated by every home built.' Orange County added the largest number of construction jobs in the nation by employing 11,200 people.2 Small lot development is a growing product type that will lead to further job creation. I The Local Impact of Home Building in a Typical Metro Area. National Association of Home Builders. <https://www.nahb.org/fileUpload_details.aspx?contentTypeID=3&contentID=35601 &subContentID=219188> 2 O.C.'s boom for building jobs. Orange County Register. <http://www.ocregister.com/lansner/percent-601110-jobs-construction.html> Orange County Chapter Building Industry Association of Southern California 17744 Sky Park Circle Suite 170 Irvine, California 92614 949.553.9500 fax 949.769.8943 www.biaoc.com PRESIDENT DONNA KELLY LENNAR VICE PRESIDENT JOAN MARCUS-COLVIN THE NEW HOME COMPANY TREASURER JIM YATES RANCHO MISSION VIEJO SECRETARY MIKE GARTLAN KB HOME IMMEDIATE PAST PRESIDENT DAVE BULLOCH STANDARD PACIFIC HOMES TRADE CONTRACTOR COUNCIL V.P. ALAN BOUDREAU BOUDREAU PIPELINE CORPORATION ASSOCIATE VICE PRESIDENT MARK HIMMELSTEIN NEWMEYER & DILLION, LLP MEMBER -AT -LARGE BRIAN GEIS MEMBER -AT -LARGE MIKE WINTER SARES-REGIS GROUP CHIEF EXECUTIVE OFFICER MICHAEL BALSAMO On average, over three-fifths of a household's income is spent in the local economy. In a hypothetical situation where 50 homes are built in Costa Mesa with the new Small Lot Ordinance, approximately $2.0 million will be spent at local businesses and over $157,000 will be generated in sales tax annually.3 By providing tools to redevelop underutilized and under -performing properties, the City's Small Lot Ordinance would help foster economic development and infrastructure improvement that contributes directly to the quality of life of Costa Mesa residents. Meeting Population Growth and Housing Need The Southern California Association of Governments (SCAG) projects Orange County's population growth to be 432,000 new residents over the next 20 to 25 years .4 Presently, there is a housing shortage in Orange County. Home prices have appreciated 21% in one year. The combination of population growth and limited supply will continue to complicate the challenge of housing accessibility and affordability for the City and the region. For this reason, regional housing policy under Senate Bill 375 supports the practice of infill development. Small lot development represents one of many housing strategies that the City may use to address demand for ownership housing, revitalize areas, and fulfill a fair share of regional housing goals. For these reasons, we respectfully request that City Council approve the Small Lot Ordinance. We commend the City for the extensive outreach and research on how small lot development can benefit the community of Costa Mesa. We believe the proposed ordinance will streamline planning and building processes, and establish guidelines for homes to integrate with the community fabric. As always, we remain a resource to the City on important issues that are related to the well-being of our local communities. Thank you for your time and thoughtful consideration. Sincerely, Michael Balsamo Chief Executive Officer Cc: City Council Mr. Gary Armstrong, Deputy CEO Ms. Claire Flynn, Asst. Dev. Services Director Ms. Minoo Ashabi, Principal Planner 3 Based on a median income of $65,373 for City of Costa Mesa 4 Southern California Association of Governments. Regional Forecast Appendix. <hitp:!Lrtpscs.scag.ca.gov/Documents/2012/finaUSR/2012fRTP GrowthForecast.pdf> From: R. Godwin Sent: Tuesday, March 04, 2014 11:43 AM To: RIGHEIMER, ]IM; MENSINGER, STEPHEN; LEECE, WENDY; GENIS, SANDRA; MONAHAN, GARY Subject: Regarding Small -Lot Subdivision Ordinance and Open Space Dear Mayor, Mayor Pro Tem, and Council Members: I'm writing to express my strong opposition to the Small -Lot Subdivision Ordinance. It appears that the primary goal of the ordinance is to allow for more crowded development than is currently permitted on small lot sizes. While I recognize that the ordinance does not technically increase density, it will increase the perception of density by the decrease in open space. Current requirements result in structures that are fairly close together as it is, and I'm not excited about any attempt to make these requirements less stringent. The council agenda report states: "While these standards have been practical for larger developments; they have been challenging for smaller subdivisions." If the current regulations serve to discourage intense development of small lots, I'm in favor of keeping them. Also, it seems that this ordinance would increase the possibility that developers will purchase existing single-family homes and raze them, in order to build more profitable multi -unit developments. More profitable for their builders, perhaps, but not for residents' quality of life. As Costa Mesa looks to update its general plan, I'm concerned that city leadership is unintentionally taking steps that will, over time, result in congested streets and crowded, light -blocking buildings. Between recently proposed sports fields and other additions to Fairview Park, various multi -story projects going up around the city (e.g. 1901 Newport, near my home), and proposed changes like the Small -Lot Subdivision Ordinance, I'm concerned that Costa Mesa is swapping its laid-back, suburban feel for an increasingly closed -in atmosphere. As a 20 -something Millennial, I feel like my generation is often used as a handy excuse for increasing the size and density of new construction while reducing green space. We're cited as the reasons behind live/work spaces, smaller yards, and other features that allow for more housing units per square inch. This Millennial? I want to live in a city with plenty of green space - and open space. For me, "open space" doesn't mean a square of green grass huddled between tall buildings, and perhaps a decorative tree. It means parks, and green things throughout the city, and being able to look up and see open sky, not a row of fourth -story condo windows and a sliver of blue if I tilt my head back far enough. I'm also concerned that the extra density is being foisted off on Westside residents, who already lack the number of immediately accessible parks and open spaces available to those in Mesa Verde and the Eastside. For instance, I live directly opposite Lions Park, which is constantly being put to good use by residents. Unfortunately, it also attracts a large number of homeless people, leaving parents and children with a less safe and less spacious play area. There aren't many other places for people to experience the great outdoors within walking distance; they require the use of a car, or a longish walk or bike ride (not always feasible for small children). I'm fortunate enough to have a car, so I'm easily able to enjoy the natural spaces at Fairview, Canyon, the beach, and elsewhere. Not everyone is so lucky. While I'm thrilled that Costa Mesa has the amenities that it does, they're not adequate to offset the effects of a major density increase. I've lived in Costa Mesa for over 20 years. For me, the question is: will the Costa Mesa of 2024 or 2034 be a city in which I'll want to rent, live, or buy a home? With the city's apparent desire for more tall buildings, more traffic, and less room in which to live a healthy lifestyle, I'm afraid that the answer may be "no". I'd much rather it be "yes", and would appreciate your taking these points into consideration as you help decide the future of Costa Mesa. Sincerely, Rachael Godwin