Agenda — Adelanto City Council, April 23, 2025 (part 3 of 5)

Subject 1 Comp 1 Comp 2 Comp 3
List Site Address 1
Chamberlai
ne way
0 Air
Expressway
bl
Adelanto,C
A
0 Palmdale rd
Adelanto,CA
12525 Bear valley rd
Victorville,
ca
Sale Date 02/22/2025 03/04/2025 02/06/2025
Document No. 29500 0046574 0026393
Sale Price $675,000 $740,000 $700,000

Time Adj. 0% 0% 0%
Conditions of Sale Conventional Conventional Conventional Price psf land $181 $1.77 $3.53

Property Use Vacant land Vacant land Vacant land Vacant land

N/A N/A N/A N/A
Site//Size
Coverage
296643sf

6.81ac
423049 sf

8.5ac
418,30
8 9.6ac
198,198sf

4.5ac
Rights Conveyed Fee simple Fee simple Fee simple
Location average average average

428
34 Comp 4 Comp 5 LIST 1 List 2
List Site
Address
Adelanto rd
Adelanto,CA
Topaz rd.

Adelanto,CA
15675 Bellflower
st
Adelanto,CA
0 Lawson ave
Adelanto,CA
Sale Date 05/09/2024 06/28/2024 LISTING LISTING
Document 108915 150386 0 0
Sale Price $240,000 $412,500 $700000 $240,000

Time Adj. 0% 0% 0% 0%
Conditions
of Sale
Conventional Conventional activel activel
Price psf $2.77 $1.89

Property Vacant land Vacant land Vacant land Vacant land Year Built N/A N/A N/A N/A
Site//Size
Coverage
86684 sf

1.99ac
217,800

5.0ac
19819sf

4.5 ac
90169sf

2.07ac
Rights
Conveyed
Fee simple Fee simple Fee simple Fee simple
Location average average average average

EXPLANATION OF ADJUSTMENTS: Adjustments were made for dissimilarities. All adjustments are market abstracted and or contributory to value and deemed reasonable and appropriate. The indicated improved sales are all located within the subject sub-market with similar neighborhood and economic influences
The unadjusted value range indicated $240,000 to $740,000. adjustments derived from market data.

The central tendency in the area reveal a range $290,500 to $718,000 with a mean value of $566,920 and a median value of $661,500.

Five sales were considered useful for this analysis. The sales range in closing date from 05/24 to 03/25.

They range in lot size from 86,684sf square feet to 423,049 square feet, 1.9 ac to 9.6 ac. The price psf land range $1.77 to $3.53
Comparable 1. This sale was adjusted downward for lot size.

Comparable 2. This sale was adjusted downward for lot size.

Comparable 3. This sale was adjusted upward for lot size.

Comparable 4. This sale was adjusted upward for lot size and location.

Comparable 5. This sale was adjusted upward for lot size and location 429
35 Listing 1 is a active listing and set the upper price , Listing 2 is a active listing and adjusted upward for lot size .

Adjustments:

The appraiser's adjustments were derived from the marketplace leveraging paired sales analysis whenever possible. See below for extraction of primary adjustments: The appraiser used regression analysis as support for adjustments in this appraisal report. The analysis is attached. (Market derived, Paired sales analysis or historical paired sales, Regression analysis) Comp 2 $740,000 ,9.6 ac less Comp 3 $700,000 4.6ac = $40000 /5 = $8000 adj per ac. 5% allocated for location.

Comparable 3 is the most recent similar sale, comparable 3 is given most weight. Comparable 1 has the lease gross adjustment.

Reconciliation of sales:

The adjusted range indicated by the land is $1.77 to $3.53 $1.77 x 296643sf = $525,058
$3.53 x 296643sf = $1047,149
I have estimated the value to be $2.37 x 296643=$7,03,043 say $700,000 296643sf – 90000sf =206643
$2.37 x 206643 = $489,743 ® $490,000
.
430
36 Gross Income Multiplier Analysis
The gross income multiplier (GIM) is calculated in the sales transaction by dividing the sales price by the gross income at the time of sale. GIM expresses the relationship between sales price and the property’s gross income. All other things being equal, the lower the income, the lower the sales price.

However, there are other variables that affect the income/price relationship such as the condition of the property, the vacancy at time of sale, the stability of the income stream and the likelihood of near-term change (up or down), and the ratio of operating expenses to effective gross income.

As all of the sales did not report income data, it is very difficult to obtain income information from other sources. Consequently, we have not used market derived potential gross income estimates for the sales.

PRICE PER SQUARE FOOT ANALYSIS
The preceding comparable sales represent the most recent sales activity of similar vacant land-related facilities similar in size to the subject. Most of the variance in the price per square foot among the comparable was attributed to the location, and lot size. The comparable indicate an adjusted price per square foot range.

The adjusted range indicated by the land is $1.77 to $3.53 $1.77 x 296643sf = $525,058
$3.53 x 296643sf = $1047,149
I have estimated the value to be $2.37 x 296643=$7,03,043 say $700,000 296643sf – 90000sf =206643
$2.37 x 206643 = $489,743 ® $490,000
We believe that a value toward the upper end of the range is supported by comparable displayed above. Therefore the value conclusion from the Price per Square Foot method is I have estimated the value to be $2.37 x 296643=$7,03,043 say $700,000 296643sf – 90000sf =206643
$2.37 x 206643 = $489,743 ® $490,000
Sales Comparison Approach Conclusion The following summarizes the stabilized value indications based on the Sales Comparison Approach:

Value Indicated by Square Foot Analysis $700,000 (R)
431
37 Assumptions and Limiting Conditions
The site is appraised as vacant undeveloped land

1. Unless otherwise specifically noted in the body of the report, it is assumed that title to the property or properties appraised is clear and marketable and that there are no recorded or unrecorded matters or exceptions to total that would adversely affect marketability or value. James Lewis Property Appraisals is not aware of any title defects, nor has it been advised of any unless such is specifically noted in the report. James Lewis Property Appraisals, however, has not examined the title and makes no representations relative to the condition thereof. Documents dealing with lines, encumbrances, easements, deed restrictions, clouds and other conditions that may affect the quality of title have not been reviewed. Insurance against financial loss resulting in claims that may arise out of defects in the subject property’s title should be sought from a qualified title company that issues or insures title to real property.

2. It is assumed that (vacant land)/improvements have been constructed or will be constructed according to approved architectural plans and specifications and in conformance with recommendations contained in or based upon any soils report(s).

Unless otherwise specifically noted in the body of this report, it is assumed: that any existing improvements on the property or properties being appraised are structurally sound, seismically safe and code conforming; that all building systems (mechanical/electrical, HVAC, elevator, plumbing, etc.) are, or will be upon completion, in good working order with no major deferred maintenance or repair required; that the roof and exterior are in good condition and free from intrusion by the elements; that the property or properties have been engineered in such a manner that it or they will withstand any known elements such as windstorm, hurricane, tornado, flooding, earthquake, or similar natural occurrences; and, that the improvements, as currently constituted, conform to all applicable local, state, and federal building codes and ordinances. James Lewis Property Appraisals professionals are not engineers and are not competent to judge matters of an engineering nature. James Lewis Property Appraisals has not retained independent structural, mechanical, electrical, or civil engineers in connection with this appraisal and, therefore, makes no representations relative to the condition of improvements. Unless otherwise specifically noted in the body of the report: no problems were brought to the attention of James Lewis Property Appraisals by ownership or management; James Lewis Property Appraisals inspected less than 100% of the entire interior and exterior portions of the improvements; and James Lewis Property Appraisals was not furnished any engineering studies by the owners or by the party requesting this appraisal. If questions in these areas are critical to the decision process of the reader, the advice of competent engineering consultants should be obtained and relied upon. It is specifically assumed that any knowledgeable and prudent purchaser would, as a precondition to closing a sale, obtain a satisfactory engineering report relative to the structural integrity of the property and the integrity of building systems.

Structural problems and/or building system problems may not be visually detectable. If engineering consultants retained should report negative factors of a material nature, or if such are later discovered, relative to the condition of improvements, such information could have a substantial negative impact on the conclusions reported in this appraisal. Accordingly, if negative findings are reported by engineering consultants, James Lewis Property Appraisals reserves the right to amend the appraisal conclusions reported herein.

3. Unless otherwise stated in this report, the existence of hazardous material, which may or may not be present on the property, was not observed by the appraisers. James Lewis Property Appraisals has no knowledge of the existence of such materials on or in the property. James Lewis Property Appraisals, however, is not qualified to detect such substances. The presence of substances such as asbestos, urea formaldehyde foam insulation, contaminated groundwater or 432
38 other potentially hazardous materials may affect the value of the property. The value estimate is predicated on the assumption that there is no such material on or in the property that would cause a loss in value. No responsibility is assumed for any such conditions, or for any expertise or engineering knowledge required to discover them. The client is urged to retain an expert in this field, if desired.

We have inspected, as thoroughly as possible by observation, the land; however, it was impossible to personally inspect conditions beneath the soil. Therefore, no representation is made as to these matters unless specifically considered in the appraisal.

4. All furnishings, equipment and business operations, except as specifically stated and typically considered as part of real property, have been disregarded with only real property being considered in the report unless
otherwise stated. Any existing or proposed improvements, on or off-site, as well as any alterations or repairs considered, are assumed to be completed in a workmanlike manner according to standard practices based upon the information submitted to James Lewis Property Appraisals. This report may be subject to amendment upon re-inspection of the subject property subsequent to repairs, modifications, alterations and completed new construction. Any estimate of Market Value is as of the date indicated; based upon the information, conditions and projected levels of operation.

5. It is assumed that all factual data furnished by the client, property owner, owner’s representative, or persons designated by the client or owner to supply said data are accurate and correct unless otherwise specifically noted in the appraisal report. Unless otherwise specifically noted in the appraisal report, James Lewis Property Appraisals has no reason to believe that any of the data furnished contain any material error. Information and data referred to in this paragraph include, without being limited to, numerical street addresses, lot and block numbers, Assessor’s Parcel Numbers, land dimensions, square footage area of the land, dimensions of the improvements, gross building areas, net rentable areas, usable areas, unit count, room count, rent schedules, income data, historical operating expenses, budgets, and related data. Any material error in any of the above data could have a substantial impact on the conclusions reported. Thus, James Lewis Property Appraisals reserves the right to amend conclusions reported if made aware of any such error. Accordingly, the client-addressee should carefully review all assumptions, data, relevant calculations, and conclusions within 30 days after the date of delivery of this report and should immediately notify James Lewis Property Appraisals of any questions or errors.

6. The date of value to which any of the conclusions and opinions expressed in this report apply, is set forth in the Letter of Transmittal. Further, that the dollar amount of any value opinion herein rendered is based upon the purchasing power of the American Dollar on that date. This appraisal is based on market conditions existing as of the date of this appraisal. Under the terms of the engagement, we will have no obligation to revise this report to reflect events or conditions, which occur subsequent to the date of the appraisal. However, James Lewis Property Appraisals will be available to discuss the necessity for revision resulting from changes in economic or market factors affecting the subject.

7. James Lewis Property Appraisals assumes no private restrictions, limiting the use of the subject property in any way.

8. Unless otherwise noted in the body of the report, it is assumed that there is no mineral deposit or subsurface rights of value involved in this appraisal, whether they are gas, liquid, or solid. Nor are the rights associated with extraction or exploration of such elements considered unless otherwise stated in this appraisal report. Unless otherwise stated it is also assumed that there are no air or development rights of value that may be transferred.
433
39 9. James Lewis Property Appraisals is not aware of any contemplated public initiatives, governmental development controls, or rent controls that would significantly affect the value of the subject.

10. The estimate of Market Value, which may be defined within the body of this report, is subject to change with market fluctuations over time. Market value is highly related to exposure, time promotion effort, terms, motivation, and conclusions surrounding the offering. The value estimate(s) consider the productivity and relative attractiveness of the property, both physically and economically, on the open market.

11. Any cash flow included in the analysis are forecasts of estimated future operating characteristics predicated on the information and assumptions contained within the report. Any projections of income, expenses and economic conditions utilized in this report are not predictions for the future. Rather, they are estimates of current market expectations of future income and expenses.

The achievement of the financial projections will be affected by fluctuating economic conditions and is dependent upon other future occurrences that cannot be assured. Actual results may vary from the projections considered herein. James Lewis Property Appraisals does not warrant these forecasts will occur. Projections may be affected by circumstances beyond the current realm of knowledge or control of James Lewis Property Appraisals.

12. Unless specifically set forth in the body of the report, nothing contained herein shall be construed to represent any direct or indirect recommendation of James Lewis Property Appraisals to buy, sell, or hold the properties at the value stated. Such decisions involve substantial investment strategy questions and must be specifically addressed in consultation form.

13. Also, unless otherwise noted in the body of this report, it is assumed that no changes in the present zoning ordinances or regulations governing use, density, or shape are being considered.

The property is appraised assuming that all required licenses, certificates of occupancy, consent, or other legislative or administrative authority from any local, state, nor national government or private entity or organization have been or can be obtained or renewed for any use on which the value estimates contained in this report is based, unless otherwise stated.

14. This study may not be duplicated in whole or in part without the specific written consent of James Lewis Property Appraisals nor may this report or copies hereof be transmitted to third parties without said consent, which consent James Lewis Property Appraisals reserves the right to deny. Exempt from this restriction is duplication for the internal use of the client-addressee and/or transmission to attorneys, accountants, or advisors of the client-addressee. Also exempt from this restriction is transmission of the report to any court, governmental authority, or regulatory agency having jurisdiction over the party/parties for whom this appraisal was prepared, provided that this report and/or its contents shall not be published, in whole or in part, in any public document without the express written consent of James Lewis Property Appraisals which consent James Lewis Property Appraisals reserves the right to deny. Finally, this report shall not be advertised to the public or otherwise used to induce a third party to purchase the property or to make a “sale” or “offer for sale” of any “security”, as such terms are defined and used in the Securities Act of 1933, as amended. Any third party, not covered by the exemptions herein, which may possess this report, is advised that they should rely on their own independently secured advice for any decision in connection with this property. James Lewis Property Appraisals shall have no accountability or responsibility to any third party.

15. Any value estimate provided in the report applies to the entire property, and any pro ration or division of the title into fractional interests will invalidate the value estimate, unless such pro ration or division of interests has been set forth in the report.

16. The distribution of the total valuation in this report between land and improvements applies only under the existing program of utilization. Component values for land and/or buildings are not intended to be used in conjunction with any other property or appraisal and are invalid if so used. 434
40 17. The maps, plates, sketches, graphs, photographs and exhibits included in this report are for illustrational purposes only and are to be utilized only to assist in visualizing matters discussed within this report. Except as specifically stated, data related to size or area of the subject and comparable properties has been obtained from sources deemed accurate and reliable. None of the exhibits are to be removed, reproduced, or used apart from this report.

18. No opinion is intended to be expressed on matters which may require legal expertise or specialized investigation, or knowledge beyond that customarily employed by real estate appraisers. Values and opinions expressed presume that environmental and other governmental restrictions/conditions by applicable agencies have been met, including but not limited to seismic hazards, flight patterns, decibel levels/noise envelopes, fire hazards, hillside ordinances, density, allowable uses, building codes, permits, licenses, etc. No survey, engineering study or architectural analysis has been made known to James Lewis Property Appraisals unless otherwise stated within the body of this report. If the Consultant has not been supplied with a termite inspection, survey or occupancy permit, no responsibility or representation is assumed or made for any costs associated with obtaining same or for any deficiencies discovered before or after they are obtained. No representation or warranty is made concerning obtaining these items. James Lewis Property Appraisals assumes no responsibility for any costs or consequences arising due to the need, or the lack of need, for flood hazard insurance. An agent for the Federal Flood Insurance Program should be contacted to determine the actual need for Flood Hazard Insurance.

19. Acceptance and/or use of this report constitutes full acceptance of the Contingent and Limiting Conditions and special assumptions set forth in this report. It is the responsibility of the Client, or client’s designees, to read in full, comprehend and thus become aware of the contingencies and limiting conditions. Neither the Appraiser nor James Lewis Property Appraisals assumes responsibility for any situation arising out of the Client’s failure to become familiar with and understand the same. The Client is advised to retain experts in areas that fall outside the scope of the real estate appraisal/consulting profession if so desired.

20. James Lewis Property Appraisals assumes that the subject property analyzed herein will be under prudent and competent management and ownership; neither inefficient nor super-efficient.

21. It is assumed that there is full compliance with all applicable federal, state, and local environmental regulations and laws unless noncompliance is stated, defined and considered in the appraisal report.

22. No survey of the boundaries of the property was undertaken. All areas and dimensions furnished are presumed to be correct. It is further assumed that no encroachments to realty exist.

23. The Americans with Disabilities Act (ADA) became effective January 26, 1992. Notwithstanding any discussion of possible readily achievable barrier removal construction items in this report, James Lewis Property Appraisals has not made a specific compliance survey and analysis of this property to determine whether it is in conformance with the various detailed requirements of the ADA. It is possible that a compliance survey of the property together with a detailed analysis of the requirements of the ADA could reveal that the property is not in compliance with one or more of the requirements of the ADA. If so, this fact could have a negative effect on the value estimated herein. Since James Lewis Property Appraisals has no specific information relating to this issue, nor is James Lewis Property Appraisals qualified to make such an assessment, the effect of any possible non-compliance with the requirements of the ADA was not considered in estimating the value of the subject property. 435
Specific Assumptions and Limiting Conditions

1. The estimate of marketing time is less than 12 months based upon such items as statistical information about days on market; information gathered through sales verification; interviews of marketing participants; and anticipated changes in market conditions. The reasonable marketing time is a function of price, time, use, and anticipated market conditions such as changes in the cost and availability of funds; not an isolated estimate of time alone.

2. This appraisal has been prepared by very limited property data provided by the client.

Due to the lack of property specific descriptions and economic data from primary sources, James Lewis Property Appraisals was required to obtain information from the best available sources, which included public records, owners, tenants and others. Every effort has been made to verify all the information used within this report; however, it was in some instances necessary for James Lewis Property Appraisals to make critical assumptions to complete this assignment. James Lewis Property Appraisals reserves the right to amend its opinion of value later should information become available which would significantly change the stated opinion of values.

3. All value opinions expressed herein are as of the date of value. In some cases, facts or opinions are expressed in the present time. All opinions are expressed as of the date of value, unless specifically noted.

The research and preparation of this appraisal took place from March 27, 2025, through April 10, 2025. The effective date of valuation is March 27, 2025. There are no events that must occur between the date of the last inspection of the subject property and the date of valuation in order to conclude the value reported herein. Thus, the reported value is predicated on the specific assumption that the status of the property as of the date of valuation is not materially different than it was on the date of James Lewis Property Appraisals last inspection of the subject property. The appraisal is based on real estate and economic conditions as best perceived as of the date of the report.

4. The report and parts thereof and any additional material submitted, may not be used in any prospectus or printed material used in conjunction with the sale of securities or participation interests in Public Offering as defined under U.S. Security laws. Further, neither all nor any part of this appraisal report shall be disseminated to the general public using advertising media, public relations media, news media, sales media, or other media for public communication without the prior consent of James Lewis Property Appraisals. The use of all or any part of this report in connection with real estate tax shelters, syndication of interests in real estate, the offering of securities, shares or partnership interests in real estate or any other public or private offering without the specific written consent of James Lewis Property Appraisals is not authorized. Neither the whole, nor any part of this report, nor any reference thereto may be included in any document, statement, and appraisal or circular without the signatories’ prior written approval of the form and context in which it is to appear.

5. Since earthquakes are not uncommon in the area, no responsibility is assumed due to their possible effect unless detailed geologic reports are made available.

6. Any “after tax” income or investment analysis and resultant measures of return on investment are intended to reflect only the possible and general market considerations, whether as part of estimating value or estimating possible returns on investment at an assumed value or price paid. Any stated conclusion referred to as “Investment Value” should not be construed as being representative of “Market Value” since the prospectus of the Client may be based upon individual investment requirements, as distinguished from the concept of market value, which is impersonal and detached. Market value and investment value may coincide when a client’s investment criteria are consistent with prevailing market trends and conditions. In this instance, the two value estimates may be numerically identical, but the two types of value are not interchangeable. James Lewis Property Appraisals does not claim expertise in tax matters and advises the client to seek 436
competent tax advice from a qualified income tax advisor.

7. The reasonable exposure time is 12-24 months based on current market conditions. The reasonable exposure time inherent in the market value concept is always presumed to precede the effective date of the appraisal. We also recognize the exposure time is different for various types of

8. real estate and under various market conditions and that the reasonable exposure time should always incorporate the answer to the question, “For what kind of real estate at what value range?” rather than appear as a statement of an isolated time period.

9. This study is not being prepared for use in connection with litigation. Accordingly, no rights to expert testimony, pretrial or other conferences, deposition, or related services are included with this appraisal. If, as a result of this undertaking, James Lewis Property Appraisals or any of its principals, its appraisers or consultants are requested or required to provide any litigation services, such shall be subject to the provisions of James Lewis Property Appraisals engagement letter or, if not specified therein, subject to the reasonable availability of James Lewis Property Appraisals and/or said principals or appraisers at the time and shall further be subject to the party or parties requesting or requiring such services paying the then-applicable professional fees and expenses of James Lewis Property Appraisals either in accordance with the provisions of the engagement letter or arrangements at the time, as the case may be.

10. All data considered significant that was requested for this assignment was received by James Lewis Property Appraisals Appraisal Services.

11. The subject property appears to be encumbered by both standard tax liens due to nonpayment of property taxes as well as other non-property tax related liens, i.e. State and Federal Income Tax related liens. The value conclusions in this report do not factor in the potential effect on value that these lines may pose to a prospective buyer or seller. This analysis exceeds the scope of this assignment. Users should seek financial advice to assess the encumbrance and liability of these liens.
437

LOCATION MAP
Borrower: File No.:

Property Address: Case No.:

City: State: Zip:

PLAT MAP
Borrower: File No.:

Property Address: Case No.:

City: State: Zip:

Property Address: Case No.:

City: State: Zip:

Lender: Harvest Reality, LLC
Adelanto ca 92301
11351 chamberlaine way
11351 chamberlaine way
appraiser certification
JAMES LEWIS , 14187 Tioga st , Oak Hills, CA 92344 , 626-2557246, email:[email protected], web site:www.jla.net 440
Borrower: File No.:

Property Address: Case No.:

City: State: Zip:

Lender: Harvest Reality, LLC
Adelanto ca 92301
11351 chamberlaine way
11351 chamberlaine way
e/o
JAMES LEWIS , 14187 Tioga st , Oak Hills, CA 92344 , 626-2557246, email:[email protected], web site:www.jla.net 441

AERIAL MAP
Borrower: File No.:

Property Address: Case No.:

City: State: Zip:

Borrower:

Property Address:

City: County: State: Zip Code:

Lender:

This report was prepared under the following USPAP reporting option:

Appraisal Report A written report prepared under Standards Rule 2-2(a).

Restricted Appraisal Report A written report prepared under Standards Rule 2-2(b).

APPRAISAL AND REPORT IDENTIFICATION
Reasonable Exposure Time
My opinion of a reasonable exposure time for the subject property at the market value stated in this report is:

Additional Certifications
I have performed NO services, as an appraiser or in any other capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment.

I HAVE performed services, as an appraiser or in another capacity, regarding the property that is the subject of this report within the three-year period immediately preceding acceptance of this assignment. Those services are described in the comments below.

Additional Comments
APPRAISER: SUPERVISORY APPRAISER (only if required):

Signature: Signature:

Name: Name:

Date Signed: Date Signed:

State Certification #: State Certification #:
or State License #: or State License #:
or Other (describe): State #: State:

State: Expiration Date of Certification or License:

Expiration Date of Certification or License: Supervisory Appraiser inspection of Subject Property:

Effective Date of Appraisal: Did Not Exterior-only from street Interior and Exterior Produced using ACI software, 800.234.8727 www.aciweb.com USPAP_14 04272015 11351 chamberlaine way
Harvest Reality, LLC
Adelanto San Bernardino ca 92301
11351 chamberlaine way
X
Marketing Time and Exposure Time for the subject property:

A reasonable marketing time for the subject is 0-365 days utilizing market conditions pertinent to the appraisal assignment. A reasonable exposure for the subject property is 0-365 days. 0-365 days.

Appraisal Assistance
Unless otherwise noted ,no one provided significant real property appraisal assistance to the person signing this certification. If anyone did provide significant assistance , they are hereby identified along with a summary of the extent of the assistance provided in the report.

James Lewis Jr has provided significant real property appraisal assistance to the person signing this certification. James Jr is a trainee appraiser that included inspection of the subject property and comparable properties, research and selection of comparable properties and data.

X
Each assignment executed by this appraiser requires an intimate knowledge of the area in which the Subject property is located, known in our profession as geographical competency. This appraiser has spent sufficient time in this market and understands its nuances, including the supply and demand factors relevant to the Subject Property. Such understanding is not solely based upon database information such as demographics, cost, sales, and rentals. Geographical competency requires this appraiser's understanding of local markets conditions based upon years of onsite knowledge, providing the link between a sale and legitimate comparable sales or a rental and comparable rentals.
03/27/2025
10/16/2024
CA
AG004871
04/10/2025
JAmes Lewis * SRA
443
Appraiser Independence Certification File No.:

Borrower:

Property Address:

City: County: State: Zip Code:

Lender/Client:

I do hereby certify, I have followed the appraiser independence safeguards in compliance with Appraisal Independence and any applicable state laws I may be required to comply with. This includes but is not limited to the following:

I am currently licensed and/or certified by the state in which the property to be appraised is located. My license is the appropriate license for the appraisal assignment(s) and is reflected on the appraisal report.

I certify that there have been no sanctions against me for any reason that would impair my ability to perform appraisals pursuant to the required guidelines.

I assert that no employee, director, officer, or agent of the Lender/Client, or any other third party acting as joint venture partner, independent contractor, appraisal company, appraisal management company, or partner on behalf of the Lender/Client, influenced or attempted to influence the development, reporting, result, or review of the appraisal through coercion, extortion, collusion, compensation, inducement, intimidation, bribery, or in any other manner.

I further assert that the Lender/Client has never participated in any of the following prohibited behavior in our business relationship:

1. Withholding or threatening to withhold timely payment or partial payment for the appraisal report;

2. Withholding or threatening to withhold future business, or demoting or terminating, or threatening to demote or terminate my services;

3. Expressly or implicitly promising future business, promotions, or increased compensation for my services;

4. Conditioning the ordering of the appraisal report or the payment of the appraisal fee or salary or bonus on my opinion, conclusion or valuation reached, or on a preliminary value estimate requested;

5. Requesting an estimated, predetermined, or desired valuation in the appraisal report, prior to the completion of the appraisal report, or requesting estimated values or comparable sales at any time prior to the completion of the appraisal report;

6. Providing an anticipated, estimated, encouraged or desired value for the subject property, or a proposed or target amount to be loaned to the Borrower, except that a copy of the sales contract may have been provided if the assignment was for a purchase transaction;

7. Providing stock or other financial or non-financial benefits to me or any entity or person related to me, my appraisal or appraisal management company, if applicable;

8. Any other act or practice that impairs or attempts to impair my independence, objectivity or impartiality, or violates law or regulation, including but not limited to, the Truth in Lending Act (TILA) and Regulation Z, or the Uniform Standards of Professional Appraisal Practice (USPAP).

Additional Comments:

APPRAISER:

Signature:

Name:

Date Signed:

State Certification #:
or State License #:
or Other (describe): State #:

State:

Expiration Date of Certification or License:

SUPERVISORY APPRAISER (only if required):

Signature:

Name:

Date Signed:

State Certification #:
or State License #:

State:

Expiration Date of Certification or License:

Produced using ACI software, 800.234.8727 www.aciweb.com AIRCS_14 04082014 11351 chamberlaine way
Harvest Reality, LLC
Adelanto San Bernardino ca 92301
11351 chamberlaine way
10/16/2024
CA
AG004871
04/10/2025
JAmes Lewis * SRA

JAMES LEWIS
444
Borrower: File No.:

Property Address: Case No.:

City: State: Zip:

Lender: Harvest Reality, LLC
Adelanto ca 92301
11351 chamberlaine way
11351 chamberlaine way
front
rear
street across the street
445
Borrower: File No.:

Property Address: Case No.:

City: State: Zip:

Property Address: Case No.:

City: State: Zip:

Property Address: Case No.:

City: State: Zip:

Property Address: Case No.:

City: State: Zip:

Property Address: Case No.:

City: State: Zip:

FLOOD MAP
Borrower: File No.:

Property Address: Case No.:

City: State: Zip:

Property Address: Case No.:

City: State: Zip:

Lender: Harvest Reality, LLC
Adelanto ca 92301
11351 chamberlaine way
11351 chamberlaine way
property profile data
JAMES LEWIS , 14187 Tioga st , Oak Hills, CA 92344 , 626-2557246, email:[email protected], web site:www.jla.net 452
Borrower: File No.:

Property Address: Case No.:

City: State: Zip:

Lender: Harvest Reality, LLC
Adelanto ca 92301
11351 chamberlaine way
11351 chamberlaine way
Tax search
JAMES LEWIS , 14187 Tioga st , Oak Hills, CA 92344 , 626-2557246, email:[email protected], web site:www.jla.net 453
Borrower: File No.:

Property Address: Case No.:

City: State: Zip:

Property Address: Case No.:

City: State: Zip:

Property Address: Case No.:

City: State: Zip:

Property Address: Case No.:

City: State: Zip:

Property Address: Case No.:

City: State: Zip:

Lender: Harvest Reality, LLC
Adelanto ca 92301
11351 chamberlaine way
11351 chamberlaine way
JAMES LEWIS , 14187 Tioga st , Oak Hills, CA 92344 , 626-2557246, email:[email protected], web site:www.jla.net 458
Rehab Description
for Harvest Realty, LLC Housing Project
Homekey+ Application
No rehabilitation is necessary for this project. The site at 11351 Chamberlaine Way, Adelanto, CA 92301, is a vacant, undeveloped parcel totaling approximately 6.81 acres. Per the Phase I Environmental Site Assessment and historical records, the site has remained unimproved since at least 1948. No existing buildings, structures, or active uses on the land exist, and no evidence of commercial, residential, or agricultural tenancy is present.

The proposed project, Unbreakable Heights, will be a new construction development consisting of 132 modular units of Permanent Supportive Housing (including one manager’s unit) across eleven (11) two-story residential buildings and three (3) single-story common buildings. The housing will be delivered using wood volumetric modular construction, with units manufactured off-site and installed on permanent foundations. Site improvements will include utilities, grading, fencing, hardscape, landscape, outdoor recreation spaces, parking (190 spaces), and amenities such as a dog park, community garden, event lawn, and play areas.

All construction will comply with the 2022 California Building Code, and all required accessibility upgrades will be incorporated into the design. The project will serve 65 Homeless Youth and Youth at Risk of Homelessness and 66 Homeless Veterans and Veterans at Risk of Homelessness, with all units restricted to households at or below 30% AMI. 460
PNA or CAN – Not Applicable
for Harvest Realty, LLC Housing Project
Homekey+ Application
A Physical Needs Assessment (PNA) or Capital Needs Assessment (CNA) does not apply to this project, as no rehabilitation of existing structures is proposed. The Unbreakable Heights project is entirely new construction on a vacant, unimproved site and, therefore, does not involve evaluating or repairing existing buildings or systems. All components, including infrastructure, utilities, and residential units, will be newly constructed and installed per California Building Code standards.
461
Market Study – Not Applicable
for Unbreakable Heights Housing Project
Homekey+ Application
________________________________________________________________ The Applicant is not seeking funding for master leasing or the purchase of Affordability Covenants. Therefore, a market study, rent roll, or supporting documentation conforming to TCAC guidelines is not applicable for this Project.
462
PREPARED FOR:

HARVEST REALTY, LLC
12223 HIGHLAND AVENUE #160-580
RANCHO CUCAMONGA CALIFORNIA 91739

PREPARED BY:

GEOCON WEST, INC.
500 N. VICTORY BLVD.

BURBANK CALIFORNIA 91502
GEOCON PROJECT NO. W2069‐77‐01 MARCH 2025

463
500 N Victory Boulevard ■ Burbank, CA 91502 ■ Telephone 818.841.8388 ■ Fax 818.841.1704 Project No.W2069‐77‐01
March 10, 2025
Harvest Realty, LLC
12223 Highland Avenue #160‐580
Rancho Cucamonga, California 91739
Attn: Dr. Saniyyah Mayo, LMFT, Founder/CEO
Subject: PHASE I ENVIRONMENTAL SITE ASSESSMENT REPORT
SAN BERNARDINO COUNTY ASSESSOR’S PARCEL NUMBER
0459‐141‐12‐0000

ADELANTO, SAN BERNARDINO COUNTY, CALIFORNIA
Dr Mayo:

In accordance with Geocon West Inc. (Geocon), Proposal No. RD‐25‐0082‐P‐EV dated February 11, 2025, Geocon has performed a Phase I Environmental Site Assessment (ESA) of San Bernardino County Assessor’s Parcel Number (APN) 0459‐141‐12‐0000 (the site) in the City of Adelanto, San Bernardino County, California. The enclosed report describes the Phase I ESA and presents our findings, opinions, and conclusions.

We performed the Phase I ESA for Harvest Realty, LLC (Harvest Realty) to assess the potential presence of recognized environmental conditions at the site pursuant to guidelines established by ASTM International (ASTM) Designation E1527‐21, Standard Practice for Environmental Site Assessments:

Phase I Environmental Site Assessment Process. The Code of Federal Regulations (CFR) Standards and Practices for All Appropriate Inquiries (AAI; CFR Title 40, Part 312) identifies ASTM Designation E1527‐21 as an acceptable guidance document for performing a Phase I ESA that satisfies the federal requirements for conducting AAI under Sections 101(35)(B)(ii) and (iii) of the Comprehensive Environmental Response, Compensation, and Liability Act. We understand that searches for recorded environmental cleanup liens (required by CFR Title 40 312.25) will be performed by a title company or other real estate professional and not as part of this Phase I ESA. Harvest Realty requested the Phase I ESA to meet City of Adelanto requirements before initiating site improvements and as part of the Homekey grant application under California's Homekey program.

We appreciate the opportunity to have performed this Phase I ESA for Harvest Realty, LLC. Please contact us if you have any questions concerning the report and our findings or if we may be of further service.

Sincerely,
GEOCON WEST, INC.

Yasmeen De La Cruz, Molly Zorba, PG
Staff Geologist Senior Geologist
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Phase I Environmental Site Assessment

TABLE OF CONTENTS
PHASE I ENVIRONMENTAL SITE ASSESSMENT REPORT .................................................................. PAGE

1.0 INTRODUCTION......................................................................................................................... 1

1.1 Purpose and Definitions............................................................................................... 2

1.2 Phase I ESA Principles................................................................................................... 3

1.3 Scope of Services.......................................................................................................... 5

1.4 Report Limitations........................................................................................................ 5

1.5 Data Gaps and Significant Data Gaps........................................................................... 6

2.0 SITE DESCRIPTION ..................................................................................................................... 7

2.1 Location and Legal Description .................................................................................... 7

2.2 Site and Vicinity General Characteristics ..................................................................... 7

2.2.1 Topography ..................................................................................................... 7

2.2.2 Geologic Conditions........................................................................................ 8

2.2.3 Soil Conditions................................................................................................. 8

2.2.4 Hydrologic and Hydrogeologic Conditions...................................................... 8

2.3 Current and Planned Uses of the Site .......................................................................... 9

2.4 Descriptions of Structures, Roads, Other Improvements on the Site.......................... 9

2.5 Current Uses of Adjoining Properties .......................................................................... 9

3.0 USER–PROVIDED INFORMATION .............................................................................................. 9

3.1 Title, Appraisal and Sale Agreement Records. ........................................................... 10

3.2 Environmental Liens or Activity and Use Limitations ................................................ 10

3.3 Specialized Knowledge............................................................................................... 10

3.4 Commonly Known or Reasonably Ascertainable Information................................... 10

3.5 Valuation Reduction for Environmental Issues.......................................................... 10

3.6 Owner, Property Manager, and Occupant Information ............................................ 10

3.7 Reason for Performing Phase I ESA............................................................................ 10

3.8 Previous Documents.................................................................................................. 11

4.0 RECORDS REVIEW.................................................................................................................... 12

4.1 Standard Environmental Record Sources .................................................................. 12

4.1.1 Site ................................................................................................................ 13

4.1.2 Offsite Properties.......................................................................................... 13

4.2 Orphan Summary ....................................................................................................... 18

4.3 Other Environmental Record Sources........................................................................ 18

4.3.1 GeoTracker and EnviroStor........................................................................... 18

4.3.2 San Bernardino County Department of Environmental Health .................... 18

4.3.3 California Geologic Energy Management Division........................................ 19

4.3.4 National Pipeline Mapping System (NPMS).................................................. 19

5.0 HISTORICAL USE ...................................................................................................................... 19

5.1 Sanborn Fire Insurance Maps .................................................................................... 19

5.2 Aerial Photographs..................................................................................................... 19

5.3 Topographic Maps ..................................................................................................... 21

5.4 City Directories........................................................................................................... 23 465
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Phase I Environmental Site Assessment
TABLE OF CONTENTS (Continued)

6.0 SITE RECONNAISSANCE ........................................................................................................... 24

6.1 Methodology and Limiting Conditions....................................................................... 24

6.2 Site Setting ................................................................................................................. 24

6.3 Onsite Survey ............................................................................................................. 24

6.4 Offsite Exterior........................................................................................................... 24

6.5 Features, Activities, Uses, and Conditions Not Observed To Be Present .................. 25

7.0 INTERVIEWS ............................................................................................................................ 26

8.0 FINDINGS AND CONCLUSIONS ................................................................................................ 27

9.0 REFERENCES ............................................................................................................................ 28

10.0 QUALIFICATIONS ..................................................................................................................... 29

FIGURES

1. Site Location Map

2. Site Plan
PHOTOGRAPHS (1 through 13)

APPENDICES
A. Assessor’s Parcel Map
B. User Questionnaire
C. Adelanto Preliminary Title Report
D. User Provided Natural Hazard Disclosure Statement
E. EDR Radius Map with GeoCheck
F. Certified Sanborn Map Report
G. EDR Historical Aerial Photographs
H. EDR Historical Topographic Maps
I. EDR City Directories
J. Site Owner/Occupant Questionnaire
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0459-141-12-0000, Adelanto, California
Phase I Environmental Site Assessment
Project No. W2069‐77‐01 ‐ 1 ‐ March 10, 2025

PHASE I ENVIRONMENTAL SITE ASSESSMENT REPORT

1.0 INTRODUCTION
Geocon West, Inc. (Geocon) has performed a Phase I Environmental Site Assessment (ESA) of an approximate 6.81‐acre property (the site) located along Chamberlaine Way and approximately 200 feet east of Bellflower Street in the City of Adelanto, San Bernardino County, California. The site is identified by San Bernardino County Assessor’s parcel number 0459‐141‐12‐000. We performed the Phase I ESA for Harvest Realty, LLC (the Client) to assess the site for the potential presence of recognized environmental conditions (REC) pursuant to guidelines established by ASTM International (ASTM) Designation E1527‐21, Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process. We performed the Phase I ESA to assess the potential for existing hazardous substances and/or petroleum product impacts at the site prior to the Client purchasing the site.

This report describes the Phase I ESA methodology and presents our findings, opinions, and conclusions. The report is organized as follows:
 Section 1.0 provides a description of the purpose and objectives of the Phase I ESA, defines terms, and describes the Phase I ESA services, limitations, and identified data gaps;  Section 2.0 describes the site’s physical setting and conditions;  Section 3.0 summarizes information provided by Harvest Realty, LLC as the “user” of the Phase I ESA;
 Section 4.0 summarizes readily available records for the site and surrounding properties that we obtained from regulatory and administrative agencies and other sources;  Section 5.0 describes the historical use of the site and surrounding area ascertained from historical records and information sources;
 Section 6.0 describes the site and surrounding properties and facilities from our observations during the site reconnaissance;
 Section 7.0 summarizes information obtained from interviews of persons familiar with the site;  Section 8.0 presents our findings and conclusions regarding RECs and recommendations for further environmental assessment, if any;
 Section 9.0 lists the references cited in this Phase I ESA; and  Section 10.0 provides a qualifications statement from the environmental professional responsible for the Phase I ESA and report.
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Phase I Environmental Site Assessment
Project No. W2069‐77‐01 ‐ 2 ‐ March 10, 2025

1.1 Purpose and Definitions
The purpose of the Phase I ESA was to identify evidence or indications of RECs, or other qualified RECs, at the site as defined by ASTM Designation E1527‐21 and/or any potential environmental concerns. ASTM Designation E1527‐21 defines an REC as “(1) the presence of hazardous substances or petroleum products in, on, or at the subject property due to a release to the environment; (2) the likely presence of hazardous substances or petroleum products in, on, or at the subject property due to a release or likely release to the environment; or (3) the presence of hazardous substances or petroleum products in, on, or at the subject property under conditions that pose a material threat of a future release to the environment. A de minimis condition is not a recognized environmental condition.” ASTM Designation E1527‐21 defines "Release" refers to an unauthorized release of a petroleum product or hazardous substance to the environment ‐ i.e., the ground surface, soil, soil vapor, groundwater, or surface water on the site. De minimis conditions are further described as “a condition related to a release that generally does not present a threat to human health or the environment and generally would not be the subject of the enforcement action if brought to the attention of appropriate governmental agencies. A condition determined to be a de minimis condition is not a recognized environmental condition nor a controlled recognized environmental condition.” ASTM Designation E1527‐21 also defines “historical” and “controlled” RECs (HREC and CREC, respectively). An HREC is defined as “a previousrelease of hazardoussubstances or petroleum products affecting the subject property that has been addressed to the satisfaction of the applicable regulatory authority or authorities and meeting unrestricted use criteria established by the applicable regulatory authority or authorities without subjecting the subject property to any controls (for example, activity and use limitations or other property use limitations).” A CREC is defined as “recognized environmental condition affecting the subject property that has been addressed to the satisfaction of the applicable regulatory authority or authorities with hazardoussubstances or petroleum products allowed to remain in place subject to implementation of required controls (for example, activity and use limitations or other property use limitations).” An HREC is not an REC if a property meets current standards for unrestricted residential use. A CREC remains an REC by definition when a property does not meet the unrestricted residential use requirement unconditionally.

We define a “potential environmental concern” as a past use of the site or adjoining or adjacent property that may have involved the use,storage, and/orrelease of hazardoussubstances or petroleum products that could have impacted the site, but for which there are no records or other information to confirm that use, storage, or release. An example would be the possible application of pesticides to an agricultural field (i.e., irrigated row crop or orchard), but for which there are no records of such application or confirmation from a knowledgeable person (i.e., site owner/occupant/operator) that pesticides were used at the site.
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Phase I Environmental Site Assessment
Project No. W2069‐77‐01 ‐ 3 ‐ March 10, 2025
As of July 8, 2024, the Environmental Protection Agency (EPA) has designated two types of per‐ and polyfluoroalkyl substances (PFAS) as hazardous substances under Comprehensive Environmental Response, Compensation, and Liability Act (CERCLA). PFAS has been used since the 1940s for use in or manufacturing of a wide range of industrial and consumer products, including but not limited to clothing, carpets, fabrics, food packaging, cookware and firefighting foams. Due to their persistent and versatile properties, PFAS have become so widespread that they are now commonly found in broad array of products and environmental settings. The EPA's PFAS Enforcement and Compliance History Online (ECHO) database, one of the PFAS databases that we reviewed as part of this assessment, tracks industry sectors that potentially handle or release PFAS. Enforcement is designed to target those entities that are significantly contributing to PFAS pollution, such as manufacturers, industrial users, and federal facilities. Given the pervasive presence of PFAS, consultants could identify PFAS‐related RECs in nearly every Phase I ESA. This practice would undoubtedly raise concerns for lenders, buyers, and sellers, potentially complicating or even terminating real estate transactions. Additionally, it presents challenges for consultants in recommending, conducting, and evaluating PFAS‐related assessments (i.e., Phase II ESAs) that may not be necessary or required. Therefore, for purposes of this assessment, we will rely on cited resources (such as federal, state, and local regulatory databases and records and Client‐provided and site owner[s] information about site use) to evaluate whether the site and/or a nearby property has been involved in the manufacturing, use, storage, treatment, transportation, or disposal of PFAS.

The Code of Federal Regulations (CFR) Standards and Practices for All Appropriate Inquiries (AAI; CFR Title 40, Part 312) identifies ASTM Designation E1527‐21 as an acceptable guidance document for performing a Phase I ESA (and updates) that satisfies the federal requirements for AAI under Sections 101(35)(B)(ii) and (iii) of the CERCLA. The purpose of AAI is to meet some of the requirements to qualify for certain landowner liability protections under CERCLA. We understand that a title company or other real estate professional will search for recorded environmental cleanup liens (if any) as required by CFR Title 40 312.25 as we did not search for them as part of this Phase I ESA.

1.2 Phase I ESA Principles
The following principles are an integral part of ASTM Designation E1527‐21:
 “Uncertainty Not Eliminated ‐ No environmental site assessment can wholly eliminate uncertainty regarding the potential for recognized environmental conditions in connection with a subject property. Performance of this practice is intended to reduce, but not eliminate, uncertainty regarding the potential for recognized environmental conditions in connection with a subject property, and this practice recognizes reasonable limits of time and cost. 469
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Phase I Environmental Site Assessment
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 “Not Exhaustive ‐ All Appropriate Inquiries does not mean an exhaustive assessment of a property. There is a point at which the cost of information obtained, or the time required to gather it outweighs the usefulness of the information and, in fact, may be a material detriment to the orderly completion of transactions. One of the purposes of this practice is to identify a balance between the competing goals of limiting the costs and time demands inherent in performing an environmentalsite assessment and the reduction of uncertainty about unknown conditions resulting from additional information.”
 “Level of Inquiry is Variable ‐ Not every property will warrant the same level of assessment.

Consistent with good commercial and customary standards and practices as defined at 42 [United States Code] § 9601(35)(B), the appropriate level of environmentalsite assessment will be guided by the type of property subject to assessment, the expertise and risk tolerance of the user, future intended uses of the subject property disclosed to the environmental professional, and the information developed in the course of the inquiry.”
 “Comparison with Subsequent Inquiry ‐ It should not be concluded or assumed that an inquiry was not all appropriate inquiries merely because the inquiry did not identify recognized environmental conditionsin connection with a subject property. Environmentalsite assessments must be evaluated based on the reasonableness of judgments made at the time and under the circumstancesin which they were made. Subsequent environmentalsite assessmentsshould not be considered valid standards to judge the appropriateness of any prior assessment based on hindsight, new information, use of developing technology or analytical techniques, or other factors.”
 “Point in Time ‐ The environmental site assessment is based upon conditions at the time of completion of the individual environmentalsite assessment elements.” The following table lists the Phase I ESA elements and the date they were completed:

Phase I ESA Element Report
Section Completion Date
Physical Setting Resources 2.0 February 27, 2025
User’s Responsibilities 3.0 March 5, 2025
Government Records 4.0 February 27, 2025
Historical Records 5.0 February 27, 2025
Site Reconnaissance 6.0 February 18, 2025
Owner/Operator/Occupant Interviews 7.0 February 21, 2025 Evaluation and Report 8.0 March 10, 2025
Note: Bold = Phase I ESA elements that are included in the presumed viability of this report as defined by ASTM Designation E1527‐21 Section 4.6.

Therefore, the information contained herein is valid as of February 18, 2025, and will require an update after 180 days to reflect updated records and another site reconnaissance to assess current site conditions.
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Phase I Environmental Site Assessment
Project No. W2069‐77‐01 ‐ 5 ‐ March 10, 2025

1.3 Scope of Services
Geocon Proposal No. RD‐25‐0082‐P‐EV dated February 11, 2025, describesthe servicesfor this Phase I ESA.

The main components of the Phase I ESA and their objectives, asspecified by the referenced standards, include the following:
 Physical Setting: We reviewed various references to obtain information concerning the topographic, geologic, and hydrologic/hydrogeologic characteristics of the site and vicinity.

Such information may be indicative of the direction and/or extent that a contaminant could be transported in the event of a spill or release on or near the site.  Records Review: We reviewed publicly available federal, state, and local regulatory agency records to obtain information that could potentially help identify RECs at or potentially affecting the site.
 Site History: We reviewed historical information sourcesto assess previous uses of the site and surrounding area and identify those that could have led to RECs on the site. Those information sources included historical aerial photographs and topographic maps, and city directories. In addition, we conducted interviews with persons who were expected to be reasonably knowledgeable about historical and/or current uses and conditions at the site.  Site Reconnaissance: We performed a site reconnaissance to observe site uses and conditions for evidence or indications of RECs. We viewed adjoining and adjacent offsite properties and features solely from the vantage of the site and public thoroughfares.

1.4 Report Limitations
We prepared this Phase I ESA report exclusively for Harvest Realty, LLC (Harvest Realty). The information obtained is only relevant for the latest dates of the records reviewed, the latest site visit, and completion of interviews with governmental officials and/orsite owner(s), occupant(s), and/or operator(s) as cited in Section 1.2.

Harvest Realty should recognize that a Phase I ESA is not a comprehensive site characterization and should not be construed as such. The findings and conclusions presented in this report are predicated on the site reconnaissance, information in the specified regulatory records, and information regarding the historical usage of the site, as presented in this report. The Harvest Realty, LLC. should also understand that we did not assess the site for wetlands or perform testing (sample collection and laboratory analysis) for asbestos‐containing building materials, lead‐containing paint, lead in drinking water, radon, mercury or other contaminants related to mining, methane, mold, or potential naturally occurring hazards such as asbestos and arsenic as part of this Phase I ESA. The Phase I ESA did not include sample collection and laboratory analysis, nor did it include the evaluation of regulatory compliance, cultural and historical resources, industrial hygiene, health and safety, ecological resources, endangered species, air quality or geologic hazards. 471
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Phase I Environmental Site Assessment
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The information provided in this report is not meant to eliminate the risk involved in property transactions. No guarantee or warranty of the results of the Phase I ESA is implied within the intent of this report or any subsequent reports, correspondence or consultation, either express or implied.

We strived to conduct the services summarized herein in accordance with the local standard of care in the geographic region at the time the services were rendered.

1.5 Data Gaps and Significant Data Gaps
A data gap is defined by ASTM Designation E1527‐21 as “a lack of or inability to obtain information required by this practice despite good faith efforts by the environmental professional to gather such information.” Data gaps could include such things as insufficient historical information, the inability to interview persons with direct site knowledge (e.g., the owner(s), past owner(s), tenants, workers, etc.) or the lack of access to all parts of a site during the site reconnaissance.

A “significant” data gap is defined by ASTM Designation E1527‐21 as “a data gap that affects the ability of the environmental professional to identify a recognized environmental condition.” These data gaps are significant if “other information and/or professional experience raises reasonable concerns involving the effects of that data gap on the ability of the environmental professional to render an opinion regarding whether conditions exist that are indicative of recognized environmental conditions or controlled recognized environmental conditions.”
We identified no significant data gaps during this Phase I ESA. We did not review a chain‐of‐title report.

We were able to identify past site uses based on other historical sources and therefore do not consider the lack of a chain‐of‐title report a significant data gap. We did not search for recorded environmental liens or AULs, which is required as part of AAI but is not required as part of a Phase I ESA report. 472
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Phase I Environmental Site Assessment
Project No. W2069‐77‐01 ‐ 7 ‐ March 10, 2025

2.0 SITE DESCRIPTION
This section describes the location and physical characteristics of the site including its size, topography, and geologic, soil, hydrologic and hydrogeologic conditions.

2.1 Location and Legal Description
The site is located along Chamberlaine Way, 210 feet east of Bellflower Street intersection, approximately 500 feet west of miles east of California State Route (SR) 395 and approximately 700 feet south of Lee Avenue (Figure 1).

Within California's Public Land Survey System, the site is a portion of the northwest quarter of the northwest quarter of the northwest quarter of Section 28, Township 6 North, Range 5 West, San Bernardino Base and Meridian, in the City of Adelanto, County of San Bernardino.

The site is identified by San Bernardino County assessor's parcel number 0459‐141‐12‐000 and has no associated address. A parcel map depicting the site is in Appendix A. The following table lists the APN, nominal size, and parcel owner based on information from the ParcelQuest online property database (https://www.parcelquest.com/).

APN Nominal Size
(acres) Address Owner
0459‐141‐12‐0000 6.81 ‐‐‐ Saleh Kaled Ibrahim

2.2 Site and Vicinity General Characteristics
The 6.81‐acre site is zoned as commercial and is currently vacant. It is composed of a desert landscape with sparse vegetation. There are no permanent structures on the site. The site contains unimproved trail paths, and a parked freight truck located on the western edge. The site is bounded by rural single‐ family residences on the north and west, Desert Capri Mobil Home Park to the west, and open desert land to the south (Figure 2).

2.2.1 Topography
The United States Geological Survey (USGS) Adelanto Quadrangle, California 7.5‐minute topographic map (USGS, 2021) shows the topography of the site as relatively flat lying. The elevation of the site is approximately 2,860 feet above mean sea level.
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2.2.2 Geologic Conditions
We obtained site geologic information from a variety of sources including:
 California Geology (Harden, 2003);
 Note 36, California Geomorphic Provinces (California Geological Survey [CGS], 2002);  Geologic Map of the San Bernardino Quadrangle California 1:250,000 (USGS, 1998); and  CGS’s Compilation of Quaternary Surficial Deposits webpage (https://maps.conservation.ca.gov/cgs/qsd/app/) (CGS, 2025).

Following are summaries of pertinent information obtained.

2.2.2.1 Geomorphic Region
The site is located in the Mojave Desert geomorphic province. The province is bounded by the Garlock fault on the north and northwest, and the northwest trending San Andreas fault zone and Transverse Ranges on the southwest and extends east to the California/Nevada border. The province is characterized by broad alluviated basins that are for the most part derived from the adjacent uplands (CGS,2002; 2025).

The geologic materials within the Mojave Desert geomorphic province consist primarily of young alluvial deposits, typically composed of sand, silt, clay, and gravel (USGS, 1986; Harden, 2003).

2.2.2.2 Geologic Formations/Stratigraphy
The referenced webpage indicates that the site is underlain by Quaternary‐age alluvium, (CGS, 2025).

The referenced map indicates that the site is underlain by young alluvial fan deposits (USGS, 1998).

2.2.3 Soil Conditions
The United States Department of Agriculture – Natural Resources Conservation Service’s Web Soil Survey (http://websoilsurvey.nrcs.usda.gov/app/WebSoilSurvey.aspx), an online soil mapping system, indicates that surficial soil on the site is primarily classified as Bryman Loamy Fine Sand. This soil unit is comprised of well‐drained loamy fine sand formed on 0 to 2 percent slopes in alluvium derived from granitic rock sources.

2.2.4 Hydrologic and Hydrogeologic Conditions.

The nearest surface waters are the Fremont Wash and the Mojave River, both intermittent streams that typically flow only after heavy rains or during specific seasons when water levels are higher.

They are approximately 3.8 miles west and southwest and approximately 4.3 miles east and oriented north to south of the site, respectively.
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Site‐specific groundwater information is not available. The California Department of Water Resources (DWR) Groundwater Information Center Interactive Map
(https://sgma.water.ca.gov/webgis/?appid=SGMADataViewer#gwlevels) shows no nearby water supply wells.

A property listed on Geotracker (T0607100954), located at 11660 Bartlett Road approximately 0.7 miles southeast of the site, had depths to groundwater at 91.20 to 96.80 feet with flow direction to the southeast.

2.3 Current and Planned Uses of the Site
The site is zoned for commercial development and is currently vacant. The Client plans to develop the site with low‐income apartments and a commercial resource center with a community room, offices, meeting rooms, and a potential food pantry and/or small convenience store.

2.4 Descriptions of Structures, Roads, Other Improvements on the Site The site is desert open space and includes a few unimproved dirt paths. Further description of site conditions is in Section 6.0.

2.5 Current Uses of Adjoining Properties
The site is in an area with single‐family residential, commercial, and undeveloped open space (Figure 2). Residential properties are located north and west, commercial properties are located to the east and northeast, and undeveloped desert open space is adjacent to the south of the site, followed by multiple‐family residential. Further description of adjoining properties is in Section 6.0.

3.0 USER–PROVIDED INFORMATION
This section summarizes user‐provided information regarding the site provided by Dr. Saniyyah Mayo, CEO of Harvest Realty LLC. We provided Dr. Mayo with a User Questionnaire to obtain information from Harvest Realty as the “user” of the Phase I ESA regarding the past and present uses of the site and the potential for impactsrelated to the use,storage, or disposal of hazardoussubstances and/or petroleum products on the site. Dr. Mayo completed the User Questionnaire for the site on March 5, 2025 (Appendix B). Information provided is summarized below. 475
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3.1 Title, Appraisal and Sale Agreement Records.

The Client provided us with a preliminary title report pertaining to the site (Appendix C).

The preliminary title report is dated January 6,2025 and issued by Equity Title Company. The title is currently vested in Kaled Ibrahim Saleh, Maurina Saleh, Ali Sleimen Saleh, and Nejme Ibrahim Saleh, who are listed as joint tenants. The report lists exceptions and exclusions from coverage, such as taxes, water rights, public rights‐of‐ways to use any roads, streets, or trails within the site.

3.2 Environmental Liens or Activity and Use Limitations Dr. Mayo indicated that she is not aware of any environmental liens or activity and use limitations for the site.

3.3 Specialized Knowledge
Dr. Mayo indicated that she is not aware of any commonly known or reasonably ascertainable information about the site.

3.4 Commonly Known or Reasonably Ascertainable Information Dr. Mayo was not aware of any commonly known or reasonably ascertainable information about the site.

3.5 Valuation Reduction for Environmental Issues
Dr. Mayo has not been made aware of any environmental conditions on the site that could lead to a potential valuation reduction for the site.

3.6 Owner, Property Manager, and Occupant Information
Dr. Mayo indicated that Kaled Ibrahim Saleh, Ali Sleimen Saleh Ibrahim are the owners of the site.

We provided Ali Sleimen Saleh Ibrahim with a Site Owner/Occupant Questionnaire regarding past and present use of the site and the potential forimpactsrelated to the use,storage, or disposal of hazardous substances and/or petroleum products on the site. Information from this questionnaire is summarized in Section 7.0.

3.7 Reason for Performing Phase I ESA
We performed the Phase I ESA for Harvest Realty as part of the fulfillment to meet the City of Adelanto requirements before initiating site improvements and as part of the Homekey grant application under California's Homekey program.
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3.8 Previous Documents
Harvest Realty provided us the following documents:

Preliminary Title Report, Harvest Realty, LLC
For further detail of the preliminary title report see Section 3.1 and Appendix C.

Natural Hazard Disclosure Statement
The Natural Hazard Disclosure (NHD)report was prepared by MyNHD, Inc. forthe site,referenced as vacant land in Adelanto, California (APN 0459‐141‐12‐0000), Report Number 21153‐223, and dated February 7, 2025. A copy of NHD report isin Appendix D. A summary of the NHD report includes the following:
 The site is not in special flood hazard areas, dam failure inundation zones, high or very high fire hazard severity zones, wildland areas, earthquake fault zones, or seismic hazard zones for landslide or liquefaction zone.
 The site is not subject to mining operations, naturally occurring asbestos, within an oil field boundary, or major environmental concerns like Superfund Enterprise Management System (SEMS) sites or Resource Conservation and Recovery Act (RCRA) facilities.  The site is not located in a Special Flood Hazard Area designated by the Federal Emergency Management Agency. However, the site issituated in a Supplemental Flood Hazard Zone, which means there may still be some risk of flooding due to local runoff or indicated as such by historical flood data.
 The site is within the Upper Mojave River Valley, which is listed as a very low‐priority groundwater management area.
 The site is within two miles of a Federal Aviation Administration (FAA) approved landing facility, so properties close to airports/flight paths may experience airport noise and/or other nuisances.
 The site is within one mile of properties containing farming or agricultural activity, operation or facility. This proximity means that agricultural activities such as noise from farm equipment, dust, pesticide use, and odors from animals and fertilizers could be present.  The site is located within 0.13 miles of the Adelanto Disposal Site (Site ID 36‐AA‐0043), listed in the Solid Waste Landfill Disclosure (SWIS) but not listed in the spills, leaks, investigation, and cleanup database (SLIC) (see Section 4.1.2).
 Two facilities are listed with underground storage tanks (USTs) within 0.04 miles, but neither facility were listed in the leaking underground storage tank (LUST) database (see Section 4.1.2).  The nearest National Priorities List (NPL) facility, George Air Force Base, located in Victorville, California, is checked as ‘yes’ within one mile from the site. Further details provide on page 20 of the report indicate that the site is not within the 1‐mile proximity for proposed‐NPL (p‐NPL), and not within ½ mile of a SEMS or archived SEMS site (NFRAP) or RCRA Federal Corrective Action Site (CORRACTS) (see Section 4.1.2).
 The site is located with ¼ mile of a high‐pressure pipeline (see Section 4.3.4)  Additional information included supplemental property tax bills for the site. 477
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4.0 RECORDS REVIEW
This section summarizes information we obtained from readily available agency records pertaining to the site and properties and facilities in the vicinity of the site.

4.1 Standard Environmental Record Sources
Environmental Data Resources, Inc. (EDR), the environmental database vendor, searched federal, state, and local environmental databases for listings pertaining to the site and properties/facilities within one mile of the site. The following table liststhe EDR‐searched database names, database search radius, and the number of listings identified within the radius on the database. Databases with no listings for properties/facilities within the specified search radius of the site are not included in the table. A copy of The EDR Radius Map Report with Geocheck dated February 14, 2025, is in Appendix E.

Database Name Search Radius
(Miles)
Number of
Listings

FEDERAL DATABASES
NPL Superfund site 1 1
Resource Conservation and Recovery Act (RCRA) Corrective Action Sites (CORRACTS) 1 1

STATE, LOCAL, AND TRIBAL DATABASES
Solid Waste Information System (SWF/LF) – Solid Waste
Information System (SWIS) 0.5 1
Leaking Underground Storage Tank (LUST) 0.5 2
UST 0.25 2

ADDITIONAL ENVIRONMENTAL RECORDS
Recycling Facilities in California (SWRCY) 0.5 1
CERS HAZ WASTE (California Environmental Reporting System [CERS] Regulated Site Portal for Hazardous Waste) 0.25 1 Statewide Environmental Evaluation and Planning System
(SWEEPS) UST 0.25 1
California Environmental Reporting System [CERS] for AST/UST regulatory program (CERS TANKS) 0.25 1
RCRA Non Generators/No Longer Regulated (RCRA NonGen/NLR) 0.25 2 Department of Defense Sites (DOD) 1 1
Record of Decision (ROD) 1 1
UST FINDER RELEASE 0.5 2
UST FINDER 0.25 1
E‐MANIFEST 0.25 1
RCRA CORRACTS 0.5 2
Historical (HIST) CORTESE 0.5 2
San Bernardino County Permit 0.25 1

EDR HIGH RISK HISTORICAL RECORDS
EDR Exclusive Historic Fuel/Service Stations database (EDR Hist Auto) 0.125 1
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4.1.1 Site
The site is not listed on any of the databases searched by EDR.

4.1.2 Offsite Properties
Nine properties/facilities are listed on various non‐release1‐related databases within ¼ mile of the site.

We found no information on these databases that would indicate that these properties/facilities would have (or potentially) caused an REC at the site.

Business Address Approximate Distance
from the site Database
Pertinent
Information/Potential to Cause
an REC at the site
Circle K Stores
Inc./
Circle K Food
Store
11424
Crippen
Avenue
113 feet east‐northeast
(upgradient)
EDR Hist Auto
UST
This entity islisted on the EDR Hist
Auto database. This “historical”
database does not report releases
or violations, butthistype offacility
is a common source of releases of
hazardous substances and/or
petroleum products.

Circle K Food
Store
11424
Chamberlaine
Way
197 feet east‐northeast
(upgradient)
EDR Hist Auto
UST
This entity islisted on the EDR Hist
Auto database. This “historical”
database does not report releases
or violations, butthistype offacility
is a common source of releases of
hazardous substances and/or
petroleum products.

Circle K Stores
Inc
(Vard
Recycling)
11424
Chamberlaine
Way
197 feet east ‐northeast
(upgradient)
SWRCY,
Hazardous
Waste
Tracking
System
(HWTS),
Facility and
Manifest Data
database
(HAZNET)
The SWRCY database indicates
the facility is a recycling facility.

The HWTS database does not
provide any pertinent
information. The HAZNET
database indicatesthat 0.152 tons
(304 pounds) of aqueous solution
with less than 10% total organic
residues, other organic solids, and
landfill/surface materials were
stored, bulked, and/or
transferred from the facility
between 2013 and 2014. The
database provides no other
pertinent information.
1 "Release" refers to an unauthorized release of a petroleum product or hazardous substance to the environment (i.e., the ground surface, soil, soil vapor, groundwater, or surface water on a property). "Release‐related database" refers to databases that provide information regarding an unauthorized release. "Non‐release‐related database" refers to databases that may report use, storage, or disposal of hazardous substances and/or petroleum products or other environmental conditions but do not report releases of such.
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Business Address Approximate Distance
from the site Database
Pertinent
Information/Potential to Cause
an REC at the site
Michael’s
Liquor Mart
11424
Chamberlaine
Way
197 feet east‐northeast
(upgradient)
UST

UST FINDER
The databases indicate three
10,000‐gallon USTs are present at
the property; one for “unleaded
product,” one for “premium
unleaded,” and one for “diesel” all
double‐walled, fiberglass tanks,
were installed at this facility on
August 15, 1998 and reported use
is for motor vehicle fueling. The
database provides no other
pertinent information.

Adelanto
Market Inc.
11424
Chamberlaine
Way, Suite 1
197 feet east‐northeast
(upgradient)
RCRA
NonGen/ NLR
The RCRA NonGen/ NLR does not
provide any pertinent
information.

Michael’s
Liquor Mart
and Gas
11424
Chamberlaine
Way
197 feet east‐northeast
(upgradient)

CERS HAZ

WASTE CERS
TANK
CERS
CERS databases indicate the
property/facility was a chemical
storage facility. Various violations
were reported between 2021 and
2023 pertaining to record keeping
and
compliance issues, including
incomplete testing of overfill
prevention equipment, a VR 409
sensor missing a pull rope/cord,
and hazardous waste drums
improperly stored, leading to
obstructed aisle space. The
databases provided no other
pertinent information.

Michael’s
Liquor Mart
and Gas
11424
Chamberlaine
Way
197 feet east‐northeast
(upgradient)
San
Bernardino
County Permit
The database indicatesthisfacility
undergoes annual inspections for
regular UST annual inspection per
tank, as a HAZMAT Handler, and
Waste Incidental UST operation.

The database provided no other
pertinent information.

Julie P
Minnehan Tru
11416
Chamberlaine
Way
260 feet east‐northeast
(upgradient)
RCRA
NonGen/ NLR
E Manifest
The database indicated no
violations were found. The
database provided no other
pertinent information.
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Business Address Approximate Distance
from the site Database
Pertinent
Information/Potential to Cause
an REC at the site
Adelanto
Disposal Site
3 ½ miles
north of
Adelanto;
west of
Highway 36
728 feet north‐northwest
(upgradient) SWF/LF ‐ SWIS
The database indicates the
disposal facility (Facility ID 36‐AA‐
0043) has an operational status
listed as closed, with an
unpermitted closure. No spills,
leaks, investigation, or cleanups
have been reported. The database
provided no other pertinent
information. Accessed
https://www2.calrecycle.ca.gov/S
olidWaste/Site/Search for LEA
Periodic Adelanto Disposal Site
(36‐AA‐0043). Last time a closed
disposal site inspection was
carried out on February 3, 2009.

The report indicated no violations
or areas of concerns were
observed.

Two properties/facilities within ¼ mile of the site are listed on one or more release‐related databases or databases indicating past uses of concern (i.e., auto‐related, dry cleaners, etc.). Both properties/facilities are located over 100 feet downgradient of the site and therefore, if a release has occurred, it is unlikely to have caused an REC at the site because contaminant transport would likely not have extended far enough toward the site to have reached it.
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Following are summaries of information regarding the two facilities that are within ¼ mile of the site such that contaminants associated with an unauthorized release could have been (or be) transported to the site in soil, soil vapor, or groundwater.

The following table summarizes pertinent databases and release‐related database information provided by EDR for two properties/facilities within approximately ½ mile of the site.

Business Address
Approximate
Distance from the
site
Database
Pertinent
Information/Potential to Cause
an REC at the site
Harken
Marketing #10
11605
Bartlett
Avenue

0.472 milessoutheast
(downgradient)

LUST, SWEEPS

UST, CORTESE,

HIST CORTESE,

CERS UST FIND

RELEASE
Harken Marketing #10
(T0607100702) is listed as
COMPLETED‐CASE CLOSED.

T0607100702 was initially opened
following a gasoline leak on   in
1989. The quantity of gasoline
gallons released was not
reported. Other leaks were
reported in  1990 when the tank
was removed. The case is listed in
GeoTracker as closed with no
further action as of July  1990.
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Business Address
Approximate
Distance from the
site
Database
Pertinent
Information/Potential to Cause
an REC at the site
Former
Adelanto Shell
11660
Bartlett Road

0.489 milessoutheast
(downgradient)

LUST, CORTESE,

HIST CORTESE,
HWTS, San
Bernardino
County UST

FINDER RELEASE
Former Adelanto Shell
(T0607100954) is listed as open
but eligible for closure as of
October 2018. The case is listed in
GeoTracker and is in the process
of being closed. T0607100954 was
initially opened following an
unauthorized release from a UST
system at the facility. Corrective
action is underway as directed by
the Lahontan Regional Water
Quality Control Board. It is
considered complete, and any
remaining petroleum constituents
from the release are considered a
low threat to human health,
safety, and the environment. The
contaminant plume is considered
stable and decreasing. Depth to
groundwater was measured in the
monitoring wells in May 2017,
with depths recorded to range
from 91.20 to 96.80 feet below
ground surface with southeastern
flow direction, away from the site.

One property/facility, George Air Force Base (George AFB), established during World War II and operational until 1992, is located approximately 0.9 miles southeast of the site and is listed on federal databases for unauthorized releases. Given its location and southeastern groundwater flow direction, George AFB is unlikely to have caused an REC at the site.

In 1990, the USEPA placed George AFB on the Federal NPL Superfund. A Federal Facilities Agreement was signed in 1990 between the Air Force, US EPA ‐ Region IX, CA Regional Water Quality Control Board and CA Department of Toxic Substances Control (DTSC). Ecological evaluations have also been assessed by the CA Department of Fish and Game. As of 2018, there are two signed Records of Decision (ROD) for Operable Units (OU) 1, 3, and the skeet ranges of OU5. Dieldrin and petroleum hydrocarbons are being addressed outside of the CERCLA process.
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The following summarizes pertinent databases and release‐related database information for the closest, nearby Department of Defense (DOD) cases listed on GeoTracker:
 SD018 OU3 Fuel and Oil Disposal (DOD100241600) ‐ is listed as a fuel and oil disposal release.

The DOD case has a status of Completed‐Case Closed and a no further action (NFA) status identified in the final OU3 ROD as of November 1, 1998.  LF037 OU3 Landfill (DOD100235800) ‐ listed as a landfill facility, with no listed contaminants of concern. The DOD case has a status of Completed‐Case Closed and an NFA status identified in the final OU3 ROD as of November 1, 1998
 LF038 OU3 Trash Disposal (DOD1002357100) ‐ listed as a trash disposal site, with asbestos containing materials listed under contaminants of concern. The DOD case has a status of Completed‐Case Closed and an NFA status identified in the final OU3 ROD as of November 1, 1998.
 OT073 OU5 Second Skeet Range (DOD100234500) ‐ is listed as skeet range, with munitions debris and polynuclear aromatic hydrocarbons listed as contaminants of concern in soil. The DOD case has a status of Completed‐Case Closed and an NFA status identified in the draft OU5 Feasibility Study as of September 2010.

4.2 Orphan Summary
EDR’s Orphan Summary identifies properties and facilities that have incomplete address information and therefore could not be accurately plotted by EDR. The Orphan Summary does not list any facilities with incomplete addresses within ¼ mile of the site.

4.3 Other Environmental Record Sources

4.3.1 GeoTracker and EnviroStor
We reviewed information available on the California State Water Resources Control Board’s GeoTracker (http://geotracker.waterboards.ca.gov) and the California Department of Toxic Substances Control’s EnviroStor (http://www.envirostor.dtsc.ca.gov/public/) online data management systems for information regarding documented environmental assessment and cleanup at the site and/or properties/facilities within ¼ mile of the site. No information pertaining to the site or properties/facilities within ¼ mile of the site are available on GeoTracker or EnviroStor.

4.3.2 San Bernardino County Department of Environmental Health On February 18, 2025, we submitted a request to the San Bernardino County Department of Environmental Health (SBDEH) for records related to the site using San Bernardino County’s Public Records Request website (https://sbcfire.org/publicrecords/). The SBCDEH did not provide any information regarding the Site due to lack of street address for the site. 484
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4.3.3 California Geologic Energy Management Division
The California Geologic Energy Management Division’s (CalGEM) Well Finder (https://maps.conservation.ca.gov/calGEM/wellfinder/v2/#/), an online petroleum (oil and natural gas) field and well mapping system, does not depict any oil or natural gas wells on or within ¼ mile of the site.

4.3.4 National Pipeline Mapping System (NPMS)
The United States Department of Transportation’s National Pipeline Mapping System Public Map Viewer (https://pvnpms.phmsa.dot.gov/PublicViewer/), an online pipeline mapping system, depicts natural gas transmission pipeline within Adelanto Road oriented north to south and within El Mirage Road oriented east to west, approximately 0.9 miles east and 1 mile north, respectively of the site. No pipeline incidents were reported on the databases searched by EDR for any pipelines within ¼ mile of the site.

5.0 HISTORICAL USE
We evaluated the historical use of the site and adjacent properties through review of historical aerial photographs, topographic maps, and city directories provided by EDR. This section summarizes information obtained from these sources.

5.1 Sanborn Fire Insurance Maps
The EDR Certified Sanborn Map Report (Appendix F) states that Sanborn fire insurance maps are not available for the site.

5.2 Aerial Photographs
We reviewed historical aerial photographs provided by EDR for the years 1948, 1953, 1959, 1968, 1978, 1985, 1994, 2005, 2009, 2009, 2012, 2016, and 2020 (Appendix G) for indications of past land uses that had the potential to have impacted the site through the use, storage, or disposal of hazardous substances and/or petroleum products. The following table summarizes our observations of the site, adjoining and adjacent properties on the historical aerial photographs. 485
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Year
Aerial Photograph Observations
Site Adjoining and Adjacent Properties
1948
(1” = 500’)
The site appears to be vacant. Structures appear to be north of the site and on the opposite side of the main road, which
is also the site’s northern property boundary.

The adjoining western, eastern, and southern
properties are shown as vacant.
1953
(1” = 500’)
The site appears to be vacant. Structures appear north of the site and on the opposite side of the main road and the site’s
northern property boundary. One structure, a
single residence, is located west of the site.

The adjoining eastern and southern
properties are shown as vacant.
1959
(1” = 500’)
The site appears to be vacant. Structures appear north of the site and on the opposite side of the main road and the site’s
northern property boundary. In 1952, there
was only one structure west of the site. By
1959, the aerial photo indicates the presence
of additional structures. A mobile home park
is located to the east of the site. The adjoining
southern property is shown as vacant. A
northwest‐southeast trending major road or
highway is also shown east of the site.
1968 and 1978
(1” = 500’)
The site appears to be vacant. Conditions were similar to those observed in the 1959 aerial photograph, except for
additional roadways and structures shown
southwest of the site.
1985
(1” = 500’)
The site appears to be vacant. Conditions were similar to those observed in the 1968 and 1978 aerial photographs, except
the mobile home park located east of the site
extends further south as well as additional
structures and development has occurred in
the surrounding areas to the south and
northwest of the site.
1994 and 2005
(1” = 500’)
The site appears to be vacant. Conditions were similar to those observed in the 1985 aerial photograph, except for
additional structures are shown northeast of
the adjoining property on the opposite side of
the main road. Additional structures and
development has also occurred since the 1985
aerial photo in the surrounding areas
northwest and southwest of the site.
2009, 2012,
and 2016
(1” = 500’)
The site appears to be vacant. Conditions were similar to those observed in the 1994 and 2005 aerial photographs, except
an apartment complex is shown south of the
site.
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Year
Aerial Photograph Observations
Site Adjoining and Adjacent Properties
2020
(1” = 500’)
The site appears to be vacant. Conditions were similar to those observed in the 2009, 2012, and 2016 aerial photographs,
except additionalstructures and development
has occurred in the surrounding areas
northwest and southwest of the site.

The aerial photographs do not depict features or land uses that directly suggest the presence of RECs on the site.

5.3 Topographic Maps
We reviewed historical topographic maps provided by EDR for the years 1932, 1934, 1956, 1968, 1980, 1993, 2012, 2015, 2018, and 2021 (Appendix H) for indications of past land uses that had the potential to have impacted the site through the use, storage, or disposal of hazardous substances and/or petroleum products. The following table summarizes our observations of the site, adjoining and adjacent properties on the historical topographic maps.

Year
Topographic Map Observations
Site Adjoining and Adjacent Properties
1932 and 1934
(1:125,000)
No structures or land uses are depicted
on the site.

A railroad and SR 395 are shown east of the
site, trending northwest to southeast. Main
roadways in grid patterns surround the site,
with additional roadways and structures
located east of SR 395 and the railway. A well
is located southwest of the site
1956
(1:24,000)
The conditions depicted are similar to
those on the 1932 and 1934 maps,
except that the elevation contour is
provided within the site boundary. This
indicates an elevation change of 5 feet
over the site, from approximately 2860
feet in the southern section to 2855 feet
along the northern boundary.

The 1956 map depicts conditions similar to
those in the 1932 and 1934 maps, with the
main difference being the addition of roadway
names. Bellflower Street, a major north‐south
road, is shown just west of the site. Other
roads include the north‐south trending
Helendale Street to the east and the east‐west
trending Bartlett Avenue to the south. The
1956 map also displays Sections, Townships,
Ranges, and additional contour linesin 10‐foot
increments. George AFB is partially visible east
of the site.
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Year
Topographic Map Observations
Site Adjoining and Adjacent Properties
1968 and 1980
(1:24,000)
The conditions depicted are similar to
those on the 1956 map.

Conditions depicted are similar to those on the
1956 map with the exception that a trailer
park is depicted adjacant to the western
portion of the site. Additional roadways and
structures are also shown south, southwest,
and east of the site.
1993
(1:24,000)
The conditions depicted are similar to
those on the 1968 and 1980 maps,
except Crippen Avenue is labeled for the
east‐west roadway that borders the
site's north side.

The conditions depicted are similarto those on
the 1968 and 1980 maps, except George AFB
was decommissioned with roadways and
taxiways removed from the topo. Additional
roadways, including north‐south trending
Jonathan Street to the east of the site, and
infrastructure in all directions surrounding the
site. Additionally, radio towers are located
east and west of the site. Richardson Park and
City Hall are shown south of the site.

Helendale Street wasrenamed Adelanto Road.
2012
(1:24,000)
The conditions depicted are similar to
those on the 1993 map.

The conditions depicted are similarto those on
the 1993 map except structures are not
displayed, additional roadways are labeled,
and where George AFB was located is now
listed as California Logistics with roadways
shown in that area.
2015
(1:24,000)
The conditions depicted are similar to
those on the 2012 map, except that
Crippen Avenue, which bordered the
site's northern boundary, is now referred
to as Chamberlaine Way. The area
surrounding the site is referred to as
Mojave Desert.

The conditions depicted are similarto those on
the 2012 map except George AFB is shown
again with a gateway road and Perimeter
Road, and the boundary surrounding George
AFB. Air Expressway Blvd is shown as a main
roadway. The 2015 map also displays Sections,
Townships, and Ranges.
2018 and 2021
(1:24,000)
The conditions depicted are similar to
those on the 2015 map.

The conditions depicted are similarto those on
the 2015 map, except additional roadways are
located along the eastern and southeastern
portion of the site boundary.

The topographic maps do not depict features, or land uses that directly suggest the presence of RECs on the site.
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5.4 City Directories
EDR compiles data from city directories, including city, cross‐reference, and telephone directory listings to create an abstract. However, if specific information is not readily available, it may not be included in the abstract. EDR included information from directories for Bellflower Street and Chamberlaine Way in the general vicinity of the site at approximately 5‐year intervals, if available, from 1971 to 2020 (Appendix I). The site is not listed in the city directories since there is no associated address.

Properties listed in the city directories in the general vicinity of the site consist of individual residents and various commercial and industrial businesses. Two commercial and industrial companies are summarized in the following table with names suggesting the potential use and storage of hazardous substances and/or petroleum products listed in the city directories.

Adress Approximate
Distance
from the site
Year Occupant Name
11424
Chamberlaine
Way
197 feet east‐
northeast
(upgradient)
2005 Circle K Corp
2010 Circle K
2017 Michael’s Market & Gas
18548
Bellflower
Street
610 feet
northwest
(upgradient)
2005 Harris, S
Holbrook Towing & Wrecking
These listings alone do not suggest the potential to have used, stored, or had a release of hazardous substances or petroleum products.
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6.0 SITE RECONNAISSANCE
This section summarizes our observations of the site and surrounding properties during the site reconnaissance.

6.1 Methodology and Limiting Conditions
Yasmeen De La Cruz, Staff Geologist with Geocon, performed the site reconnaissance on February 18, 2025, by walking throughout the site to observe site features and conditions. Ms. De La Cruz performed the offsite survey by observing adjoining and adjacent properties from the site and public roads.

The weather on the day of the site reconnaissance was sunny, with temperatures in the 60s Fahrenheit (°F). Photographs of various site features and offsite properties are appended.

6.2 Site Setting
The site is situated in a predominately rural residential area. and commercial plazas.

6.3 Onsite Survey
The site is open space with sparse vegetation (Photos 1 and 2). De minimis staining was observed in the northeastern portion of the site (Photo 3). Trash, tires, furniture, and miscellaneous debris (Photo 4 and 5) and unimproved paths (Photo 6) extend across the site. A freight truck is parked in the western portion of the site (Photo 7). Two pole‐mounted transformers (Photo 8) are along the northern site boundary. We observed no labels regarding the polychlorinated biphenyls (PCB) content of the transformers (if any), but the transformers appeared to be in good condition with no indication of leakage. We observed no other improvements or features on the site. We observed no evidence of RECs on the site.

6.4 Offsite Exterior
Adjoining and adjacent properties consist of the following:
 North – Chamberlaine Way beyond which are rural single‐family residences and an undeveloped lot (Photo 9);
 Northeast – Chamberlaine Way beyond which is Michael’s Liquor Market Gas (Photo 10);  East – The Desert Capri Mobile Home Park (Photo 11);
 South –Open space and Oasis Village Apartment Homes (Photo 12); and  West –Single‐family residences (Photo 13).

We observed no conditions or uses on adjoining and adjacent properties likely to cause or have caused an REC at the site.
490
0459-141-12-0000, Adelanto, California
Phase I Environmental Site Assessment
Project No. W2069‐77‐01 ‐ 25 ‐ March 10, 2025

6.5 Features, Activities, Uses, and Conditions Not Observed To Be Present ASTM Designation E1527‐21 states “During the site visit, the environmental professional (or the person under the supervision or responsible charge of the environmental professional) shall look for and identify the features, activities, uses, and conditions specified in 9.4.1 through 9.4.28. Any of the specified features, activities, uses, and conditions identified in, on, or at the subject property shall be described in the report. If any of the specified features, activities, uses, or conditions are not found to be present in, on, or at the subject property, the environmental professional shall document as such in the report.” The features, activities, uses and conditions that were present during our site reconnaissance are described in Sections 6.2 through 6.4. The following are features, activities, uses and conditions that were not observed to be present during the site reconnaissance:
 Past uses of the site
 Past uses of adjoining properties;
 Past uses of surrounding area;
 Geologic, hydrogeologic, hydrologic, and topographic conditions that would contribute to an REC for the site from an adjoining property;
 Roads;
 Sewage disposal system;
 Standing surface water and pools orsumps containing liquids likely to be hazardoussubstances or petroleum products;
 Polychlorinated biphenyls (PCB)‐containing items;
 Heating/cooling;
 Drains and sumps;
 Pits;
 Stained pavement;
 Stressed vegetation;
 Water/wastewater; and
 Cesspools.
491
0459-141-12-0000, Adelanto, California
Phase I Environmental Site Assessment
Project No. W2069‐77‐01 ‐ 26 ‐ March 10, 2025

7.0 INTERVIEWS
We provided Mr. Ali Saleh, a current owner of the site, with a Site Owner/Occupant Questionnaire regarding past and present use of the site and the potential for impacts related to the use, storage, or disposal of hazardous substances and/or petroleum products on the site. A copy of the completed Site Owner/Occupant Questionnaire is in Appendix J.

Mr. Saleh stated he has owned the site for approximately 35 years (since 1990), during which time it has been used for investment purposes only; the site has been left vacant. He indicated that the site has no structures. Mr. Saleh indicated that the site's past uses, owners, and operators are unknown.

Mr. Saleh is unaware of any environmental issues related to the site or adjacent properties. 492
0459-141-12-0000, Adelanto, California
Phase I Environmental Site Assessment
Project No. W2069‐77‐01 ‐ 27 ‐ March 10, 2025

8.0 FINDINGS AND CONCLUSIONS
We have performed a Phase I ESA, in general conformance with the scope and limitations of ASTM Designation E1527‐21 of San Bernardino County APN 0459‐141‐12‐000, located along Chamberlaine Way, 210 feet east of Bellflower Street intersection, approximately 500 feet west of miles east of California SR 395 and approximately 700 feetsouth of Lee Avenue in the City of Adelanto, San Bernardino County, California. Exceptions to, or deletions from, this practice are described in Section 1.4 (Limitations) and Section 1.5 (Data Gaps) of this report. The Phase I ESA has revealed no evidence of RECs, CRECs, or significant data gaps in connection with the site.

During the site reconnaissance, minorstaining was observed in the northeastern portion of the site, along with the presence of trash, tires, furniture, and miscellaneous debris scattered across the property.

A freight truck was parked in the western portion of the site, and two pole‐mounted transformers were situated along the northern site boundary. Although we did not observe labels indicating the presence of PCBs on the transformers, they appeared to be in good condition with no signs of leakage.

No improvements or features were noted on the site.

The user‐provided and owner questionnaires did not indicate any RECs at the site. Historical research, including the review of historical aerial photographs, topographic maps, and city directories provided by EDR, did not reveal features or land uses suggesting the presence of RECs on the site.. Additionally, a records review of readily available agency records and environmental databases, such as GeoTracker, EnviroStor, the San Bernardino County Department of Environmental Health, the California Geologic Energy Management Division, and the National Pipeline Mapping System, did not report any potential RECs at the site.
493
0459-141-12-0000, Adelanto, California
Phase I Environmental Site Assessment
Project No. W2069‐77‐01 ‐ 28 ‐ March 10, 2025

9.0 REFERENCES
ASTM International, Designation E1527‐21 Standard Practice for Environmental Site Assessments:

Phase I Environmental Site Assessment Process, 2021.

California Department of Toxic Substances Control, EnviroStor website http://www.envirostor.dtsc.ca.gov/public/, accessed February 2025.

California Department of Water Resources, Groundwater Information Center Interactive Map, https://sgma.water.ca.gov/webgis/?appid=SGMADataViewer#gwlevels, accessed February 2025.

California Geologic Energy Management Division, Well Finder website, https://www.conservation.ca.gov/calgem/Pages/WellFinder.aspx, accessed February 2025.

California Geological Survey (CGS), Geologic Data Map No. 2 online map website, https://maps.conservation.ca.gov/cgs/gmc/, accessed February 2025.

CGS, Note 36, California Geomorphic Provinces, 2002.

California State Water Resources Control Board, GeoTracker website, http://geotracker.swrcb.ca.gov/, accessed February 2025.

Harden, D.R, California Geology: 2nd edition, 2003.

ParcelQuest, https://www.parcelquest.com/, accessed February 2025.

San Bernardino County Department of Environmental Health website:
https://sbcfire.org/publicrecords, accessed February 2025.

San Bernardino County Department of Environmental Health Solid Waste Landfills Disclosure (SWIS) https://www2.calrecycle.ca.gov/SolidWaste/ Site/Search, accessed March 2025.

United States Department of Agriculture, Natural Resources Conservation Service, Web Soil Survey website, http://websoilsurvey.nrcs.usda.gov/app/WebSoilSurvey.aspx, accessed January 2025.

United States Department of Transportation, National Pipeline Mapping System website, https://www.npms.phmsa.dot.gov/default.aspx, accessed February 2025.

United States Geological Survey, Adelanto California, 7.5‐minute Topographic Quadrangle Map, Scale 1:24,000, 2021.
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0459-141-12-0000, Adelanto, California
Phase I Environmental Site Assessment
Project No. W2069‐77‐01 ‐ 29 ‐ March 10, 2025

10.0 QUALIFICATIONS
This Phase I ESA report was prepared by Yasmeen De La Cruz, Staff Geologist and reviewed by Molly Zorba, PG.

Ms. De La Cruz has a Bachelor of Arts degree in Environmental Science. She has worked on a variety of Phase I ESA projects for commercial properties in Southern California.

Ms. Zorba has over ten years of experience performing Phase I and Phase II ESAs; subsurface drilling activities;soil,soil vapor, and ambient airsampling; and the installation, monitoring, and abandonment of geotechnical instrumentation. She is also responsible for the preparation of reports, work plans, health and safety plans, semi‐annual soil vapor monitoring reports, and geotechnical instrumentation installation reports. Ms. Zorba has performed Phase I and II ESAs on various commercial and residential properties throughout California.

I declare that, to the best of my professional knowledge and belief, I meet the definition of environmental professional as defined in §312.10 of 40 CFR 312 and I have the specific qualifications based on education, training, and experience to assess a property of the nature, history, and setting of the subject property. I have developed and performed the all appropriate inquiries in conformance with the standards and practices set forth in 40 CFR Part 312.

Molly Zorba, PG
Senior Geologist
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ADELANTO

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George
Air Force Base

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Fremont Wash
Esri, NASA, NGA, USGS, FEMA
GEOCON 2/19/2025 USER Brown M PATH C:\Users\Brown M\OneDrive - Geocon, Inc\GIS_Graphics\Projects\W2069-77-01_Adelanto_Phase1\01_ReportMaps\Figure_1_Site_Location_Map.aprx 0 1
Scale in Miles
N
W E S T , I N C .
500 NORTH VICTORY BOULEVARD - BURBANK, CA 91502
PHONE 818.841.8388 - FAX 818.841.1704

G E O T E C H N I C A L E N V I R O N M N E T A L M A T E R I A L S W2069-77-01 March 2025 Figure 1

SITE LOCATION MAP
Adelanto,
San Bernardino County, California
Assessor's Parcel Number 0459-141-12-0000

SACRAMENTO
SAN

FRANCISCO

LOS ANGELES

SAN DIEGO

PROJECT

LOCATION

REDDING

BAKERSFIELD
FRESNO
496
Approximate Site Boundary Approximate Photo Location
and Direction 7
LEGEND
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Reference Base Map: Google Satellite Imagery
0 90 180ft

SITE PLAN

SAN BERNARDINO COUNTY
ASSESSOR’S PARCEL NUMBER
0459-141-12-0000

ADELANTO, SAN BERNARDINO COUNTY, CALIFORNIA
DRAFTED BY: YD CHECKED BY: JJ MARCH 2025 PROJECT NO. W2069-77-01 FIG. 2

ENVIRONMENTAL GEOTECHNICAL MATERIALS
500 NORTH VICTORY BOULEVARD - BURBANK, CA 91502
PHONE (818) 841-8388 - FAX (818) 841-1704
8 13
9 10
11 12
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