Attach 10 - Phase 1 ESA, dated April 10, 2026, prepared by Altec Testing and Engineering

April 10, 2026
Mr. Craig Farmer

THE RELATED COMPANIES OF CALIFORNIA, LLC
18201 Von Karman Ave., Ste. 900,
Irvine, CA 92612
RE: NCC Laguna Beach – 340 St. Ann’s Dr.

Phase 1 ESA
Dear Mr. Farmer:

Altec Testing and Engineering performed a Phase 1 ESA for the site of the proposed affordable housing community located at 340 St. Ann’s Dr. in Laguna Beach. This letter is written to answer some questions you raised regarding the conclusions of the Phase 1 ESA.

RECOGNIZED ENVIRONMENTAL CONDITIONS
The definitions of the types of recognized environmental conditions (“RECs”) according to the ASTM guidelines are:

3.2.73 recognized environmental conditions, n—(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.

3.2.17 controlled recognized environmental condition, n—recognized environmental condition affecting the subject property that has been addressed to the satisfaction of the applicable regulatory authority or authorities with hazardous substances 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). For examples of controlled recognized environmental conditions, see Appendix X4 (ASTM E1527-21).

3.2.39 historical recognized environmental condition, n—a previous release of hazardous substances or petroleum products affecting the subject property that has been addressed to the Attachment 10
436
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 historical recognized environmental condition is not a recognized environmental condition. For examples of historical recognized environmental conditions, see Appendix X4 (ASTM E1527-21).

The Phase 1 ESA for the proposed development determined that there were no recognized environmental conditions, no controlled RECs, and no historical RECs, identified at the project site (see pages 4 and 50 of the Phase 1 ESA). As such, a Phase 2 ESA is not warranted.

The Phase 1 ESA further concludes that there are other “Potential Issues” for which testing is recommended, such as naturally occurring radon, and the possible existence of lead or asbestos in the existing building. However, it should be noted that these “Potential Issues” are not RECs, and further testing is not required, but is recommended as a “Best Practice”.

SB 4 – ENVIRONMENTAL SITE ASSESSMENT REQUIREMENTS
The environmental site assessment requirements of SB 4 are stated in California Government Code 65913.16.(c)(13), and paragraph (B) of that section states:
“(B) If a recognized environmental condition is found, the development proponent shall undertake a preliminary endangerment assessment, as defined in Section 78095 of the Health and Safety Code, prepared by an environmental assessor to determine the existence of any release of a hazardous substance on the site and to determine the potential for exposure of future occupants to significant health hazards from any nearby property or activity.”
Because the Phase 1 ESA concludes there are no RECs of any type identified, it is our further conclusion that a preliminary endangerment assessment is not required.

If you have any further questions or need additional clarification, please don’t hesitate to contact me.

Best regards,
Lynn A. Laborde, Senior EE/IH/PM
Altec Testing & Engineering, Inc. - 6035 Fremont Street, Riverside, California 92504 USA Mobile 909.645.3826
[email protected]
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Phase I Environmental Site Assessment
Subject property
Neighborhood Congregational Church (NCC)
340-342 St. Ann’s Drive and 726 Glenneyre Street
Laguna Beach, California 92651
APN 644-034-05 and APN 644-034-09

1.20 acres
Submitted to
The Related Companies of California, LLC
18201 Von Karman Avenue, Suite 900
Irvine, California 92612
Prepared by
Altec Testing & Engineering, Inc.
6035 Fremont Street
Riverside, California 92504
(951) 352-6510
June 12, 2023
Project No. 505-2023224
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2 TABLE OF CONTENTS

1.0 EXECUTIVE SUMMARY.............................................................................................3

2.0 SUMMARY OF RECOGNIZED CONDITIONS (RECs)................................................4

3.0 INTERVIEWS, USER PROVIDED INFORMATION, LIENS.........................................6

4.0 ENVIRONMENTAL LIENS OR ACTIVITY AND USE LIMITATIONS ...........................14

5.0 REGULATORY DATABASE RECORDS .....................................................................16

6.0 AGENCY RECORDS ..................................................................................................25

7.0 HISTORICAL MAPS AND AERIAL PHOTOGRAPHS .................................................32

8.0 GEOLOGY/HYDRGEOLOGY......................................................................................39

9.0 SUBJECT PROPERTY RECONAISSANCE................................................................42

10.0 ADJOINING & SURROUNDING PROPERTIES..........................................................47

11.0 EVALUATION/ASSESSMENT CONCLUSIONS..........................................................50

12.0 REFERENCES............................................................................................................51

13.0 DEVIATIONS...............................................................................................................53

14.0 SIGNATURES OF ENVIRONMENTAL PROFESSIONALS.........................................54

15.0 QUALIFICATIONS OF ENVIRONMENTAL PROFESSIONALS...................................55

16.0 LIST OF COMMON ACRONYMS................................................................................56 Attachments
Appendix A Maps
Figure 1 - Site Location
Figure 2 - Current Site Photos
Figure 3 - Parcel Map
Figure 4 - ALTA Survey Map
Figure 5 - Site Map
Figure 6 - Adjacent Properties Map
Figure 7 - Sanborn Maps
Figure 8 - Proposed Site Plan
Figure 9 - Garage Level Plan
Figure 10 - Second & Third Levels
Figure 11 - Elevation Sketches
Appendix B Site Photographs
Appendix C Historical Resources
Aerial Photographs
Topographic Maps
City Directories
Sanborn Maps
Property Tax Map
Building Permit Report
Environmental Liens
EDR Radius Map
Appendix D Agency Records Documentation
Agency Request and Response Documentation
Agency File Documents
Appendix E Additional Information
Owner and Buyer Questionnaires
Assessment Purpose-Scope of Work-Assumptions
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3 1.0 EXECUTIVE SUMMARY
Altec Testing and Engineering, Inc. (Altec) performed a Phase I Environmental Site Assessment (ESA) on behalf of Related California for the planned development property identified as NCC (Neighborhood Congregational Church) which has the street addresses of 340-342 St. Ann’s Drive (formerly Euterpe Street), and 726 Glenneyre Street, in Laguna Beach, California 92651. The Assessor Parcel Numbers associated with the property are APN 644- 034-05 (all) and APN 644-034-09 (portion). The land area occupies approximately 1.2 acres.

The property is bordered by St. Ann’s Drive to the south, Glenneyre Street to the west, Catalina Street to the east and residential houses to the north. The local site topography slopes to the northwest.

The Phase I ESA was performed in general conformance with industry-accepted practices, American Society of Testing Materials (ASTM) Designation E1527-21, and the All Appropriate Inquiry (AAI) Rule (Title 40 Code of Federal September 27, 2021).

Current Site Use
At the time of this assessment (performed in May-June 2023), the NCC site was developed with a main church building (sanctuary) connected to parish house known as Bridge Hall, and a separate parsonage building (dwelling and garage). There is an asphalt-paved parking lots located north of the structures.

Previous Site Use
The earliest site information was obtained from a 1925 Sanborn Company Fire Insurance Map and showed a single-family dwelling at the subject property (street address of 342 Euterpe Street). This first single-family dwelling was demolished around 1946. Neighborhood Congregational Church purchased the subject property in March 1947. A single story six-room 1,400 square foot house and garage (24’ by 54’, 16’ high) was constructed in 1948 soon after the purchase. It was noted to be a parsonage with the street address of 726 Glenneyre Street.

Construction of the first church building was the parish house (now called Bridge Hall) which began in 1950. The larger sanctuary structure was constructed in 1961-1962. The existing structures have had some interior/exterior and roofing upgrades over the years, but the building footprints have remained the same.

No Recognized Environmental Conditions (RECs), Controlled Recognized Environmental Conditions (CRECs) and Historical Recognized Environmental Conditions (HRECs) were identified. See Section 2.0 for further details.
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4 2.0 SUMMARY OF RECOGNIZED CONDITIONS (RECs)
Recognized Environmental Conditions (RECs)
REC refers to the presence or likely presence of any hazardous substances or petroleum products in, on, or at a property due to release to the environment; under conditions indicative of a release to the environment; or under conditions that pose a material threat of a future release to the environment.

No RECs were identified during this Phase I ESA.

Controlled Recognized Environmental Condition (CREC)
CREC refers to a REC resulting from a past release of hazardous substances or petroleum products that has been addressed to the satisfaction of the applicable regulatory authority, with hazardous substances or petroleum products allowed to remain in place subject to the implementation of required controls.

No CRECs were identified during this Phase I ESA.

Historical Recognized Environmental Condition (HREC)
HREC refers to a past release of any hazardous substances or petroleum products that has occurred in connection with the property and has been addressed to the satisfaction of the applicable regulatory authority or meeting unrestricted use criteria established by a regulatory authority, without subjecting the property to any required controls.

No HRECs were identified during this Phase I ESA.

Other Potential Issues
The items listed below do not qualify as RECs but do warrant identification, further discussion, consideration, and planning.

Radon - There is a potential for the presence of radon gas or radon decay products at the subject property which poses a health risk to current and future occupants. Testing is recommended to determine site-specific radon levels before the new building is occupied.

Altec recommends that testing be performed in the existing church buildings to help aid in pre-construction mitigation planning and decision making if radon gas is detected at the site.

Asbestos-containing materials (ACMs) – ACMs may be present in the current structures at the subject property. Asbestos sampling is recommended before demolition occurs. In addition, ACMs may have been present in the original dwelling that was formerly located at the property (demolished in 1946-1947). Asbestos-containing materials would not have been identified and/or removed at the time that structure was demolished. If any buried construction debris is present onsite, the debris could contain asbestos. A soil management plan (SMP) is recommended for implementation prior to the start of asphalt removal-grubbinggrading to identify any buried suspect ACMs.

Lead paint – Lead paint may be present in the current structures at the property. Lead paint testing is recommended before demolition occurs. In addition, lead is often found in surface soils around the former footprints of previous buildings owing to demolition without paint stabilization and/or to delamination over the lifetime of the structures. Lead paint may have 441
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5 been present in/on the house that was formerly located on the property. The paint would not have been stabilized (peeling paint scrapped off and contained) at the time of demolition in the late 1940s. We recommend that the SMP referenced should include inspection for and testing of the onsite soil using an XRF analyzer to identify lead in soil from the previous lead paint.

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6 3.0 INTERVIEWS, USER PROVIDED INFORMATION, LIENS

3.1 Interviews

Agent for Owner - The agent for Neighborhood Congregational Church (NCC) was Maya Dunne of Maya Dunne and Associates. Ms. Dunne put Altec in contact with NCC Pastor, Reverend Rodrick Echols, helped to answer general questions posed for the property and maintained contact with Altec through the Phase I ESA process.

Current Occupant/Owner - The NCC Congregation is the property owner. NCC has owned the property since March 1947 and the property was occupied by NCC and the Montessori School of Laguna Beach at the time of this assessment. NCC uses the property for worship and fellowship services mostly on Sundays and the Montessori School uses portions of the property as a day care facility during the weekdays. Historically, at least one offsite restaurant has leased portions of the church parking lot for valet parking during the evening hours.

Key Site Manager - The key site manager was identified as NCC’s Pastor, Reverend Rodrick Echols. Reverend Echols completed Altec’s Owner Questionnaire on May 30, 2023. The completed questionnaire is included in Appendix D.

Name, mailing address, contact information for
the current subject property owner.

Rev. Rodrick Echols (Pastor, NCC,
340 St. Anns Drive, Laguna Beach)
(949) 494-8061
The property is owned by the NCC
Congregation
Other than what is referenced above for the
property identification, are you aware of any
other street addresses, parcel numbers, etc.
for the subject property?
No, please note the property is owned by the
congregation. Pastor Rod is the main contact.

When did the current owner purchase the
subject property?
March 1947
Who was the subject property purchased
from?
Not to our knowledge
Provide the utility services company names
(water, gas and electric).

SoCalGas
Southern CA Edison
Laguna Water District
Provide the construction date of any onsite
buildings.

Sanctuary - 1962
Bridge Hall - 1948
Parsonage - 1948
Describe all heating and cooling systems. Not to my knowledge Names of the current occupant(s). Neighborhood Congregational Church Montessori School (rental agreement in place)
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7 Reverend Echols provided “yes” responses to the following question:

Is the subject property in an earthquake zone? Yes
Reverend Echols provided “not to my knowledge” responses to the following questions:

Describe any manufacturing/industrial use associated with the subject property. Not to my knowledge.

Describe the past use(s) of the subject property. Not to my knowledge.

Do you have any knowledge that the subject property has been used for industrial purposes in the past? Not to my knowledge.

Has any soil been imported to, moved onto the property, or has the property been graded? Is or has the subject property been used for agricultural purposes? Not to my knowledge.

Are there or have there been any industrial-type drums stored/located on the subject property? Not to my knowledge.

Are there currently or have there been any waste treatment or waste disposal ponds, pits or lagoons on the subject property? Not to my knowledge.

Is there currently or has there been any stained or odorous soil, stained asphalt or concrete on the subject property? Not to my knowledge.

Are there or have there been any floor drains or storm water outfalls/drains at the subject property? Not to my knowledge.

Are there currently or have there been any underground or aboveground storage tanks at the subject property? Not to my knowledge.

Are there or have there been any fuel dispensers, vent pipes, fill pipes, fill ports, or metal covers indicating possible fill ports on the subject property? Not to my knowledge.

Are there or have there been any oil wells, pipeline or related sumps or pits at that subject property? Not to my knowledge.

Aside from water, sewer, and natural gas utilities, are there or have there been any pipelines on, beneath, or adjacent to the subject property? Not to my knowledge.

Are there any wastewater treatment systems (clarifiers, oil/water separators, grease traps, filtration systems at the subject property? Not to my knowledge.

Do you know of any damaged or discarded industrial or automotive batteries on the subject property? Not to my knowledge.
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8 Has hazardous waste or special waste been generated on and disposed of from the subject property? Not to my knowledge.

If hazardous or special wastes are/were generated at the property, how are/were they stored? Not to my knowledge.

Have pesticides or herbicides been stored, mixed, used or disposed of on the subject property? Not to my knowledge.

Are there any building materials on the subject property known or suspected to contain asbestos? Not to my knowledge.

Has an asbestos survey been performed at the subject property? Not to my knowledge.

Has asbestos removal taken place at the subject property? Not to my knowledge.

Is there any known or suspected lead-based paints present at the subject property? Not to my knowledge.

Has radon testing been performed at the subject property? Not to my knowledge.

Are you aware of any current or past hazardous substances or petroleum products on the subject property? Not to my knowledge.

Do you have knowledge of any spills, leaks, or other releases of any hazardous substances or petroleum products from the subject property? Not to my knowledge.

Do you have knowledge of any environmental cleanups that have taken place at the property? Not to my knowledge.

Do you have knowledge of any environmental violations on the subject property? Not to my knowledge.

Do you have any knowledge of environmental liens or governmental notifications relating to violations of environmental laws with respect to the subject property? Not to my knowledge.

Do you have knowledge of any past, threatened, or pending lawsuits, enforcement actions, or administrative proceedings concerning the subject property? Not to my knowledge.

Is the subject property in a flood zone? Not to my knowledge.

Is the subject property in a methane hazard area? Not to my knowledge.

Does the purchase price being paid for the subject property reasonably reflect the fair market value of the property? Not to my knowledge.

Describe the present and past use(s) of adjacent properties. Not to my knowledge. 445
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9 Reverend Echols reported that the following reports/types of report were not are available for the NCC property.

Environmental site assessment report (Phase I or Phase II) - no Environmental compliance/audit report - no
Geotechnical assessment report - no
Risk assessment report - no
Earthquake fault report - no
Environmental permits - no
Underground and aboveground storage tanks registrations - no Hazardous waste generator documents - no
Safety data sheets (SDS) for stored/used/manufactured chemicals - no Hazardous material business plans/community right-to-know plan - no Environmental violation notices - no
Environmental liens notifications or activity or use limitations - no Reverend Echols provided “no” responses to the following questions:

Does the subject property or associated business have any pending, threatened, or past litigation relevant to hazardous substances or petroleum products? No Does the subject property or associated business have any pending, threatened, or past administrative proceedings relevant to hazardous substances or petroleum products? No Does the subject property or associated business have any notices from governmental entities regarding possible violations of environmental laws or possible liability relating to hazardous substances or petroleum products? No
Is the property used as a landfill or a waste treatment, storage, processing, recycling, or disposal facility? No
Do you know of any solvents, paints, fuels, pesticides, herbicides, or other chemicals used on or stored at the subject property? No
Does the subject property produce wastewater other than domestic sewage and storm water runoff? No
Does the subject property contain a backup electrical generator? No Does the subject property produce solid waste other than domestic trash? No Are there any transformers or hydraulic equipment on the subject property that are known or suspected of containing PCBs? No
Is the subject property served by a private water well or a non-public water system? No Is or has any adjoining property been used as a gasoline station, auto repair facility, printing facility, dry cleaning, photo developing, or auto salvage? No 446
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10 Is or has any adjoining property been used as a landfill, or for waste treatment, storage, processing, recycling, or disposal? No
Are there any oil refineries or large facilities of environmental or safety concern in the vicinity? No
Past Owner - The property has been developed with the church structures and occupied by the church since 1947-1948. No past owners or occupants were identified for interviewing purposes.

Buyer/User – Randy Mai, representative with Related California (as the buyer/user), completed a probative questionnaire regarding their knowledge of the environmental condition of the site.

This questionnaire was developed from the inquiries required/recommended in the ASTM 1527 Standard. The intent of the questionnaire was to obtain information about uses and conditions as described in ASTM 1527 Section 9, as well as information described in 10.8 and 10.9.

Mr. Mai completed the questionnaire and reported no knowledge of the following:
• Activities and use limitations
• Environmental liens
• Specialized knowledge related to the site
• Significant chemical spills or releases
• Environmental cleanups
• No indicators of environmental contamination
Related did not provide details regarding the purchase price of the subject property. They provided a conceptual site plan for the proposed development, an Alta/NSPS Land Title Survey, and a preliminary title report with a parcel map for Altec’s review.

The subject property is located in the City of Laguna Beach and is covered by Flood Insurance Map Panel Number 06059C0417K having an effective date of 9/21/2019. The property is located in Flood Zone X, an area of minimal flooding according to the Alta Survey document.

The subject property is comprised of APN 644-034-05 and a portion of APN 644-034-09 according to the Preliminary Title Report document. Title is vest in the Neighborhood Congregational Church of Laguna Beach, California.

3.2 Title Records
Professional services for obtaining chain of title documents or title summary information were not included as a part of this Phase I ESA scope of work and are not part of our environmental expertise. Chain of title documents were not obtained or provided for our review.

A Preliminary Title Report prepared by Old Republic Title Company (April 5, 2023) was provided by Related California for our review; it is included in Appendix E. The parcel descriptions are shown below:
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11 3.3 Alta/NSPS Survey
The ALTA/NSPS survey documents indicated the following parcels and associated square footages-acreage were part of the property, but their document did not show specific Assessor Parcel Numbers. The number of individual parcels does not coincide with the information obtained from the Preliminary Title report.

Parcel Area
1 5600 SF or 0.13 Acres
2 2428.10 SF or 0.06 Acres
3 6767.74 SF 05 0.15 Acres
4 37,640.90 SF or 0.86 Acres
TOTAL 52,436.83 or 1.20 Acres
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12 The 2023 ALTA/NSPS survey map is shown below:

3.4 Proposed Development
The tentative development plans are detailed below (and shown in Figures 8-11):

Lot Size: +/- 52,125 SF or 1.19 acres
Proposed 3-story and 4-story structures to include:
76 Family Apartment Units (square footages are approximate) 12 studio apartments (400 SF)
25 1-bedroom apartments (600 SF)
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13 20 2-bedroom apartments (900 SF)
19 3-bedroom apartments (1140 SF)
Resident Community Room (1200 SF)
Spiritual Center (2336 SF)
Administration (1144 SF)
Classrooms (3536 SF)
Parking 113 spaces on the garage level

3.5 Specialized Knowledge
The buyer does not have any specialized knowledge or experience related to the subject property’s environmental condition.

3.6 Commonly Known or Reasonably Ascertainable Information The buyer is not aware of the past uses of the subject property prior to the church’s purchase in 1947. Their knowledge is limited to the use history ascertained during their consideration of purchase. All available information has been obtained and documented in this Phase I ESA report.

3.7 Valuation Reduction for Environmental Issues
The purchase price for the site was not provided to Altec but there does not appear to be any value reduction for environmental contamination or issues. Related will eventually ground lease the land from NCC.

3.8 Hazard Disclosure Report
Altec did not review a Property Hazard Disclosure Report for this Phase I ESA. The subject property is reportedly in an earthquake zone per information provided by Rev. Rodrick Echols.

3.9 Reason for Performing Phase I ESA
Altec performed this Phase I ESA in order to identify RECs at the subject property, or in association with the subject property so that the buyer and any future users can better understand the potential environmental liabilities associated with the subject property. 450
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NCC, Laguna Beach, CA
14 4.0 ENVIRONMENTAL LIENS OR ACTIVITY AND USE LIMITATIONS The current owner and the buyer are not aware of any environmental cleanup liens against the subject property that are filed or recorded under federal, tribal, state, or local law. The current owner and the buyer are not aware of any activity and use limitations (AULs), such as engineering controls, land use restrictions or institutional controls in place at the subject property and/or on file. Environmental lien research was performed for the two identified site parcels by EDR and revealed no liens or AULs. The APNs for the two parcels (644-034-05 and 644-034-09) were obtained from Related, NCC and from the Preliminary Title report provided to Altec for the subject property.

APN 644-034-05
APN 644-034-09
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15 452
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16 5.0 REGULATORY DATABASE RECORDS
EDR is a data retrieval service that was used to identify past land use, and properties where hazardous substances or petroleum products were used, transported, stored, disposed, or released that could potentially impact the subject property. EDR was founded in 1990, and provides environmental information gathered from federal, state, local, tribal, and proprietary databases to real estate and environmental professionals, lenders, attorneys, corporations, insurance companies, and government agencies.1 A summary of the databases that were reviewed, and the search distances used by EDR are provided in the EDR report within Appendix D. No listings were found for the subject property.

A search for environmental records was performed by EDR to satisfy the government record search requirements of ASTM Standard E1527. ASTM Standard search distances are onequarter, one-half and one mile, depending on the particular government database where the information was obtained. For example, a property contained in the National Priority List (NPL) Superfund database may potentially impact areas larger than the typical one-mile database search distance, whereas properties identified from the historical underground storage tank (UST) database may potentially impact only a localized area and have a one-quarter mile search distance. All of the other sites listed in the EDR database were reviewed using the above criteria.

Some sites and/or reported releases were determined to have low potential to impact the subject property. For these reasons, no further evaluation appears warranted. Other sites were determined to have a higher potential for releases and impacts to the soil gas, soil and groundwater in the local vicinity. A summary of preliminary screening results for other potentially contaminated properties up to one mile from the subject property is provided below.

EDR provided information from standard record sources using the following minimum search distances:

SUMMARY OF EDR SEARCH DISTANCES
Source Minimum Search
Distance (miles)
Meets ASTM
Criteria?
Federal NPL site list 1.0 yes
Federal CERCLIS list 0.5 yes
Federal CERCLIS NFRAP site list 0.25 yes
Federal RCRA CORRACTS facilities list 1.0 yes
Federal RCRA non-CORRACTS TSD facilities list 0.5 yes
Federal RCRA generators list 0.25 yes
Federal ERNS list Subject property yes
State-equivalent NPL list 1.0 yes
State-equivalent CERCLIS list 0.5 yes
State landfill and/or solid waste disposal site lists 0.5 yes State leaking UST sites 0.5 yes
State registered UST sites 0.25 yes
A summary of the number of sites identified in the EDR report, along with their distances and directions from the subject property is given in the following table. 1 http://www.edrnet.com.
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17 A summary of nearby sites identified in the EDR database search and their potential for impact on the subject property is given in the following table.

SUMMARY SITES WITHIN ¼ MILE OF SUBJECT PROPERTY

AND POTENTIAL FOR IMPACT
Direction
Distance
Site Name Database(s) Details Potential for
Impact
high med low
Asbestos removal on a nearby
residential property prior to renovation.

It does not appear to pose any significant
risk to the subject property.

X
This listing is related to the business’
hazardous material and universal waste
inventory. This is not an underground
storage tank site, and they are not a
hazardous waste generator. Some
violations were listed relating to failure to
report hazardous materials inventory.

Stored chemicals include helium,
propane, and R-22 refrigerant. It does
not appear to pose any significant risk to
the subject property.

X
Former auto repair:

This former business was located about
one block to the west of the subject
property. It does not appear to pose any
significant risk to the subject property.

X
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18 Direction
Distance
Site Name Database(s) Details Potential for
Impact
high med low
(now Laguna Beach Cleaners)
Dry cleaner:

This dry cleaner business is located to
the west of the subject property and is
still in business. The dry-cleaning
location is considered to be
downgradient from the church location.

If dry cleaning solvents have been or are
released at the location, the associated
contamination could migrate offsite to
nearby properties. The risk of released
chemicals migrating to the subject
property appears to be low to moderate
owing to possible tidal influences.

Soil gas testing at the proposed
development site would be necessary to
make further determinations.

X X
Asbestos removal on a nearby
residential property prior to renovation.

It does not appear to pose any significant
risk to the subject property.

X
Asbestos removal on a nearby
residential property prior to renovation.

It does not appear to pose any significant
risk to the subject property.

X
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19 Direction
Distance
Site Name Database(s) Details Potential for
Impact
high med low
Leaking underground storage tank –
case closed. This site is located
approximately 2 blocks to the southwest
of the subject property and does not
appear to pose any significant risk to the
subject property.

X
Asbestos removal on a nearby
residential property prior to renovation.

It does not appear to pose any significant
risk to the subject property.

X
Leaking underground storage tank –
case closed. This site is located
approximately 2 blocks to the southwest
of the subject property and does not
appear to pose any significant risk to the
subject property.

X
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20 Direction
Distance
Site Name Database(s) Details Potential for
Impact
high med low
Dental office waste storage and disposal.

It does not appear to pose any significant
risk to the subject property.

X
Undetermined located at a hotel. It
does not appear to pose any significant
risk to the subject property.

X
Asbestos removal on a nearby
residential property prior to renovation.

It does not appear to pose any significant
risk to the subject property.

Asbestos removal on a nearby
residential property prior to renovation.

It does not appear to pose any significant
risk to the subject property.

X
Asbestos removal on a nearby
residential property prior to renovation.

It does not appear to pose any significant
risk to the subject property.

X
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21 Direction
Distance
Site Name Database(s) Details Potential for
Impact
high med low
Asbestos removal on a nearby
residential property prior to renovation.

It does not appear to pose any significant
risk to the subject property.

X
Asbestos removal on a nearby
residential property prior to renovation.

It does not appear to pose any significant
risk to the subject property.

X
Asbestos removal on a nearby
residential property prior to renovation.

It does not appear to pose any significant
risk to the subject property.

X
Leaking underground storage tank –
case closed. This site is located to the
northwest of the subject property and
does not appear to pose any significant
risk to the subject property.

X
Asbestos removal on a nearby
residential property prior to renovation.

It does not appear to pose any significant
risk to the subject property.

X
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22 Direction
Distance
Site Name Database(s) Details Potential for
Impact
high med low
No information provided X
General auto repair and associated
chemicals/wastes. This site does not
appear to pose any significant risk to the
subject property.

X
Leaking underground storage tank –
OPEN.

The potential for impact appears to be
low due to the distance (over 1000 feet)
and the direction (northwest).

X
459
Phase I ESA
NCC, Laguna Beach, CA
23 Direction
Distance
Site Name Database(s) Details Potential for
Impact
high med low
Asbestos removal on a nearby
residential property prior to renovation.

It does not appear to pose any significant
risk to the subject property.

X
Asbestos removal on a nearby
residential property prior to renovation.

It does not appear to pose any significant
risk to the subject property.

X
Leaking underground storage tank –
case closed.

This site does not appear to pose any
significant risk to the subject property.

X
460
Phase I ESA
NCC, Laguna Beach, CA
24 The remaining sites located beyond ¼ mile of the subject property do not appear to have a significant potential for impact.

Direction
Distance
Site Name Database(s) Details Potential for
Impact
high med low
This site is a dry cleaners that has used
perchloroethylene (PCE). The potential
for impact is low due to the distance and
direction from the subject property.

X
461
Phase I ESA
NCC, Laguna Beach, CA
25 6.0 AGENCY RECORDS
ASTM Practice E-1527-21 indicates that requested information must be reasonably ascertainable. Reasonably ascertainable per ASTM means that information will be provided by the source within 20 calendar days of receiving a written, telephone, or in-person request.

Where agency files are not available online, local and state agencies were contacted via phone, letter or in person to determine whether files were available for review. The agencies contacted and their responses are included in the table below.

Agency Information Provided
Department of Toxic Substances
Control (DTSC)
Cypress Regional Office
5796 Corporate Avenue
Cypress, CA 90630
No files were found for the subject property on
Envirostor. No records were found for the subject
property on Cal EPA’s Site Portal
(https://siteportal.calepa.ca.gov) or the HWTS portal.

Altec accessed Envirostor, HWTS and the Regulated
Site Portal on May 25, 2023. DTSC sent an email reply
to our written request for subject property information indicating that have no records on file for the Site
addresses.

Regional Water Quality Control Board
(RWQCB)
Riverside, California
No files were found for the subject property on the
RWQCB’s Geotracker website. Altec accessed
Geotracker on May 31, 2023. RWQCB sent an email
reply to our written request for subject property
information indicating that have no records on file for the Site addresses.

South Coast Air Quality Management
District (SCAQMD)
21865 Copley Drive
Diamond Bar, CA 91765-4178
No files were found for the subject property on
SCAQMD’s FINDs website. Altec accessed FINDs on
May 25, 2023.

City of Laguna Beach Building
Department
505 Forest Avenue
Laguna Beach, California
(949) 497-0715
The available building permits for the subject property were obtained and reviewed and are described in
Section 6.3. Copies are included in the appendix
section.

Orange County Health Care AgencyOCHCA/ Custodian of Records P.O. Box 355
Santa Ana, CA 92702
An electronic request for health department records for the subject property (hazardous waste and
underground tanks) was submitted on May 31, 2023, to
OCHCA. The health department replied by email
indicating no records were found for the site addresses.

Department of Conservation
Division of Oil, Gas & Geothermal
Resources
5816 Corporate Avenue, Suite 200
Cypress, CA 90630
No active, inactive or abandoned oil wells within
approximately one mile of the subject property, search
of Well Finder online showed no wells within ½ mile of
Site. Altec accessed Well Finder on May 25, 2023.

According to ASTM E 1527, information that has been requested must be reasonably ascertainable as part of performing a Phase I ESA. Information that is reasonably ascertainable per ASTM means that information will be provided by the source within 20 calendar days of receiving a written, telephone, or in-person request. Copies of the requests submitted to the 462
Phase I ESA
NCC, Laguna Beach, CA
26 agencies and responses received are included in Appendix D. Local and state agencies were contacted via phone, letter, via email or online requests or in person to determine whether files were available for this site.

Agency-specific information for the subject property or adjoining and nearby sites is shown below.

Cal/EPA Department of Toxic Substances Control (DTSC)

ENVIROSTOR
Altec searched the Cal/EPA DTSC’s ENVIROSTOR website/database for any records associated with the known subject property addresses. No files were identified for the known street addresses or adjoining properties. There were no Envirostor sites shown in the nearby surrounding area.

Cal/EPA Department of Toxic Substances Control (DTSC)

REGULATED SITE PORTAL
Altec reviewed the Cal/EPA DTSC Regulated Site Portal for the subject property area. The system was searched for all sites in Laguna Beach, California, along with the street names (Saint Ann’s Drive and Glenneyre Street). There were no listings found for the subject property and no listings for nearby surrounding sites.

Cal/EPA Department of Toxic Substances Control (DTSC)

HAZARDOUS WASTE TRACKING SYSTEM (HTWS)
Altec also reviewed the Hazardous Waste Tracking System (HWTS) database maintained by Cal/EPA DTSC. The system was searched for all sites in Laguna Beach, California, along with the street names (St. Ann’s Drive and Glenneyre Street). There were no listings found for the subject property and no listings for nearby surrounding sites.

California, Regional Water Quality Control Board (RWQCB)

GEOTRACKER
Altec searched the RWQCB’s GEOTRACKER database for any records associated with the known property addresses and nearby sites. No files were identified for the subject property street addresses. The following listings were found in the nearby area; these sites were also identified in the EDR database and are evaluated in Section 5:

Jiffy Gas Station
890 Coast Highway (at Thalia Street)
Two Blocks Southwest of Subject property
Laguna BMW
1009 S. Pacific Coast Highway
Laguna Beach, California
Chevron #9-1966
604 South Pacific Coast Highway
463
Phase I ESA
NCC, Laguna Beach, CA
27 Laguna Beach, California
Chevron #11-1787
590 South Pacific Coast Highway
Laguna Beach, California
These former leaking underground storage tank cases are closed and have been remediated to the satisfaction of the regulatory agency.

Orange County Health Care Agency

PUBLIC RECORDS REQUEST
Orange County Health Care Agency
Altec submitted a request for records for all subject property addresses/parcel numbers to Orange County Health Care Agency. No records were identified by OCHCA for the subject property.

South Coast Air Quality Management District (SCAQMD)

FINDS DATABASE SEARCH
South Coast Air Quality Management District (SCAQMD)
SCAQMD’s Facility Information Detail (FIND) database was reviewed to identify sites of concern at or in the area surrounding the subject property. None of the known site addresses were listed in the FIND database. The FIND database information showed the following information from nearby businesses/former businesses:

No files were identified for the subject property or in the surrounding area.

City of Laguna Beach Building Department
Online Building Permit Records Review
The Laguna Beach Building Department made available permit documents for the Site address 340 St. Anns Drive and 726 Glenneyre Street. The subject property is zone as Local Business Professional-LBP, one of the commercial zonings in the city of Laguna Beach.

Available Building Permits:

Year Description Owner/Occupant
1948 726 Glenneyre Street, 6 Room House (Parsonage) and Garage, 24’ by 55’, 1,400 SF, single-story wood frame construction with stucco. No other buildings on the lot.

Congregational Church
1948 726 Glenneyre Street, trench, plumbing, wiring, plastering sign offs NCC 1948 726 Glenneyre Street, sewer permit from house to property line NCC 1950 340 St. Ann’s Drive, new construction, construction of church building
NCC
1950 340 St. Ann’s Drive, sidewall, foundation, framing, plumbing, wiring, lathing sign offs
NCC
1951 340 St. Ann’s Drive, storm drain NCC
1951 340 St. Ann’s Drive, site plan showing current and future construction
NCC
464
Phase I ESA
NCC, Laguna Beach, CA
28 Year Description Owner/Occupant
1952 340 St. Ann’s Drive, plumbing NCC
1956 340 St. Ann’s Drive, footing trench, cement conduit, plumbing NCC 1956 340 St. Ann’s Drive, storm drain NCC
1966 340 St. Ann’s Drive, repair/alter 280 SF, single story, church NCC 1966 340 St. Ann’s Drive, electrical NCC
1968 340 St. Ann’s Drive, plumbing for kitchen remodel NCC 1972 340 St. Ann’s Drive, sign located at the grocery store for the church parking
NCC
1973 340 St. Ann’s Drive, plumbing gas system replacement NCC 1976 340 St. Ann’s Drive, church/school electrical NCC
1978 340 St. Ann’s Drive, letter regarding splitting off lots and construction residential homes. The city indicated there is a 25’ set back from the flowline of the drainage channel to the north of the property. A flood hazard analysis and geological study was required.

NCC
1978 340 St. Ann’s Drive, Preliminary Soils and Geologic Report, Church Property Lot 21, Tract 870 on Cleo and Catalina Streets.

NCC
1979 340 St. Ann’s Drive, parking lot revision NCC
1979 340 St. Ann’s Drive, disco lessons at church on weekday evenings to be discontinued
NCC
1982 340 St. Ann’s Drive, install new lighted cross over the existing cross on the front brick wall
NCC
1987 340 St. Ann’s Drive, tear off hot roof area, tear off old shakes, replace with Class B Shakes with 18” shake liners interlaced NCC
2002 340 St. Ann’s Drive, electrical NCC
2003 340 St. Ann’s Drive, gas line repair NCC
2008 340 St. Ann’s Drive, fire extinguishers or other devices – fire suppression system for church
NCC
2011 340 St. Ann’s Drive, replace existing fence 6 feet high, 50-footlong picket fence for school, located along St. Ann’s DriveNCC 2013 340 St. Ann’s Drive, replace existing fence 6 feet max. height with new security gate in center, construction on APN 644-034-09. Site plans provided.

NCC
2013 340 St. Ann’s Drive, repair damaged utility cabinet, SoCal Gas NCC 2018 340 St. Ann’s Drive, add ceramic tile to the face of the concrete retaining wall along Glenneyre Street.

NCC
Site Plan dated 1951 - showed the presence of the “Parsonage” building located on the east side of the property. There was a “Parish House” (now called Bridge Hall) identified on the east side of what is now the sanctuary with a “future addition” shown on the west side of the Parish House. The future addition area included a proposed courtyard in the middle of the main building. The parking area located north of the main church building was depicted as part of the site but the parking lot that is currently a part of the property (northeast of the Parsonage building) was not depicted on the site map.

There is a storm drain that bisects the eastern side of the subject property. See the map below:
465
Phase I ESA
NCC, Laguna Beach, CA
29 City of Laguna Beach Planning Department
Online Record Review
The Laguna Beach Planning Department made available documents for the Site addresses 340-342 St. Anns Drive and 726 Glenneyre Street.

The earliest documents were dated 1947 for construction of a church and a church sign. The property was listed as “vacant” in 1947.

Another set of documents dated 1961 concerned a variance for parking at the church. The sanctuary portion of the building was being planned/constructed at that time. The variance was related to a reduction of the required parking spaces for the new sanctuary from 95 to 81. The variance included that outdoor lighting would be shielded.

In 1974 a request was granted for a redwood church sign and sign pole on the corner of St.

Ann’s Drive and Glenneyre Street.

In 1978 there was an application and approval for realignment of the NCC parking lot.

In 1977 a conditional use permit was issued for the Montessori school/day care center for children 2.5 and 7 years of age. In 1978 there was a one-year review of this permit, and it was approved.

In 1992 the Montessori school applied to conduct training of teachers at the NCC property (Montessori Teacher Training Institute) and the application was approved.

In 1998, a complaint was filed by a homeowner located adjacent to the north of the church regarding that NCC was permitting use of 11 feet of his property (located adjacent to the parking lot) during their leasing of the parking lot to a neighboring restaurant for valet parking. His property was identified by the street address of 361-3 Cleo Street. In 1978, NCC had owned this portion of land. NCC mentioned their efforts to retain and occupy the 11-foot strip of land as 466
Phase I ESA
NCC, Laguna Beach, CA
30 part of their parking lot prior to splitting off the lot for residential development (Lot 21 Block 73).

At the time in 1978, two residential properties already existed on Cleo Street, adjacent (west of) to Lot 21.

The subject property outline sketched over a plot map shown below was included in the planning dept. file.

Included in the package of planning department documentation was the lease and conditional use perform for Odessa Restaurant and their use of 80 parking spaces at NCC and a map showing the approved spaces. The following is an excerpt of the map. 467
Phase I ESA
NCC, Laguna Beach, CA
31 In 2001 code enforcement received a call from the owner of 363 Cleo Street who reported illegal activities that were happening at the NCC property. This appeared to be related to evening use of the parking lot for unapproved parking.

Department of Conservation, Division of Oil, Gas & Geothermal Resources DOGGR WELL FINDER Online - Geothermal and Oil Wells
Altec reviewed the database listing of geothermal wells and springs published by the California Department of Conservation (DOC), Department of Oil and Gas (DOGGR) Well Finder site.

There were no oil or gas wells within one-half mile of the subject property.

Munger Map Book - California and Alaska Oil & Gas Fields No oil and gas wells were identified on the Munger Map at the subject property or in the immediate area.

U.S. DOT, Pipeline and Hazardous Material Safety Administration (PHMSA) National Pipeline Mapping System (NPMS) Gas and Liquid Petroleum Pipelines PHMSA online mapping system (Public Viewer) for gas transmission pipelines and hazardous liquid pipelines was reviewed (https://www.npms.phmsa.dot.gov/PublicViewer/). No pipelines were identified on the subject property or adjacent properties. There is a gas transmission pipeline shown along the Pacific Coast Highway easement, southwest of the subject property. 468
Phase I ESA
NCC, Laguna Beach, CA
32 7.0 HISTORICAL MAPS AND AERIAL PHOTOGRAPHS
In an effort to identify past land uses and evidence of environmental concern within and near the subject property, fire insurance maps, aerial photographs, topographic maps and relevant databases provided by EDR and others were reviewed. These are discussed below.

7.1 Fire Insurance Maps
Sanborn fire insurance maps were obtained by EDR. The Sanborn fire insurance map collection consists of a uniform series of maps, dating from 1867 to the present, and depicts commercial, industrial, and residential sections of approximately twelve thousand cities and towns in the United States, Canada, and Mexico to assist insurance agents and underwriters in determining the degree of fire hazard associated with a particular property. Sanborn fire insurance maps are typically available for areas that were densely populated prior to the 1980s but may not be available for other areas. Where available, Sanborn maps show size, shape, and construction of dwellings, commercial buildings, factories, fire walls, locations of windows and doors, sprinkler systems, types of roofs, widths and names of streets, property boundaries, building use, house and block numbers, water mains, fire alarm boxes, hydrants, and features that may represent a fire hazard. Each map generally includes many properties. 1962
The same dwelling and garage (present in 1948, 1951 and 1962 maps) are depicted onsite along with the first NCC church building present on the east side of the property. There were three dwellings located offsite within the block area of St. Ann’s Drive (formerly Euterpe), Glenneyre, Cleo and Catalina; those addresses were 370 St. Ann’s Drive and 339 and 399 Cleo Street.
469
Phase I ESA
NCC, Laguna Beach, CA
33 1951
The same dwelling and garage (as seen in the 1962 and 1948 maps) are depicted onsite along with the first NCC church building present on the east side of the property. There were three dwellings located offsite within the block area of St. Ann’s Drive (formerly Euterpe), Glenneyre, Cleo and Catalina; those addresses were 370 St. Ann’s Drive and 339 and 399 Cleo Street.

1948
The parsonage dwelling and auto garage are located at the subject property. There were three dwellings located offsite within the block area of Euterpe, Glenneyre, Cleo and Catalina. 470
Phase I ESA
NCC, Laguna Beach, CA
34 1925
There is a single-family dwelling located on the subject property. The street address of the house was 342 Euterpe Street. There were no other structures located within the block area of Euterpe, Glenneyre, Cleo and Catalina at this time.

See Appendix C for the Sanborn Map Report.

7.2 Aerial Photographs
Historical aerial photograph coverage (1928-2016) was provided by EDR and other photographs covering the period of 2000-2023 were reviewed from Google Earth. Copies are included in Appendix C. The aerial photograph site findings are summarized below:
1963-2023
The aerial photographs dated from 1963 to 2020 show the subject property contained the parsonage building (dwelling and garage), the Bridge Hall (original church building) and the sanctuary (newer church addition), as well as the paved parking lots. 471
Phase I ESA
NCC, Laguna Beach, CA
35 2020 Aerial Photo
1963 Aerial Photo
1952
The 1952 aerial photograph showed that the subject property contained the parsonage building and the Bridge Hall (original church building), as well as the paved parking lot located along Glenneyre Street.
472
Phase I ESA
NCC, Laguna Beach, CA
36 1952 Aerial Photo
1938-1946
The 1946 and 1938 aerial photographs showed that the subject property contained a singlefamily dwelling. 1946 Aerial Photo
473
Phase I ESA
NCC, Laguna Beach, CA
37 1938 Aerial Photo

7.3 Topographic Maps
Historical topographic map coverage was provided by EDR. The USGS topographic quadrangle maps were reviewed to identify evidence of man-made structures, fill areas, and natural features that may have an adverse effect on the environmental condition of the site. The topo maps are included in Appendix C. Findings are summarized as follows:
2018 – This recent topographic map does not specifically depict any structures at the property or in the area. Streets and some street names are depicted. The property is located within Township 8 South, Range 9 West.
2015-2012 – No site use is depicted on these topographic maps. 1981-1965 – The property was depicted as a church on these topographic maps. 1949-1942 – No site use is depicted on these topographic maps. 1896-1902 – These early topographic maps do not show the presence of any structures at the site. Structures were depicted along the coastline and further north near Laguna Canyon Road (Hwy 133).

7.4 City Telephone Directories
City telephone directories (also called a reverse phone directories) are/were published for cities and towns across the United States since the 1700s and are sometimes used to locate individuals and businesses in a particular urban or suburban area. The directory lists the name of a resident, and/or the name and type of business at certain addresses. The specific 474
Phase I ESA
NCC, Laguna Beach, CA
38 directories referenced for this site were dated from 1973 to 2020. Altec searched the entries and all of those listed for 340 St. Ann’s Drive refer to Neighborhood Congregational Church and Montessori School-Laguna Beach. There was an entry for Roxanna Ward at 340 St. Ann’s Drive in 2000. For the street address 726 Glenneyre Street, there were individual entries for the following people: Leigh Havas, 1982, 1987 and Barry Woodward, 1976.

City Directories Adjacent/Adjoining Properties
The city directory entries were reviewed for the adjacent/adjoining property addresses to determine if any prior uses could be associated with industrial uses or soil contamination.

Those entries which are or could be associated with the storage or use of environmentally hazardous chemicals are highlighted in yellow/green.

The CD listings for the adjoining properties appeared to be individual property owners for the single-family homes. No significant chemical use appears to be associated with the other former adjoining property occupants.

The complete city directory report is provided in Appendix C. 475
Phase I ESA
NCC, Laguna Beach, CA
39 8.0 GEOLOGY/HYDRGEOLOGY
The NCC site is located north of St. Ann’s Drive, east of Glenneyre Street, west of Catalina Street, and south of Cleo Street in Laguna Beach, California. From Catalina Street the subject property slopes west a short distance to a level pad, which was created by previous grading.

The church (sanctuary and Bridge Hall) is situated on the street level of St. Ann’s Drive.

Parking lots are both on the lower level on the north side of the property.

The subject property slopes to the northwest and surface water drainage appears to be sheet flow along existing contours towards Glenneyre Street. There is a buried storm drain located onsite. Site vegetation consists of trees and shrubs located in planter areas. The landscaping onsite is well maintained. It is our understanding that the proposed development will consist of 3 and 4-story multi-family residential structures and will be constructed at or near present grade and above.

The physical setting of the subject property including the topography, surface water, geology, and hydrogeology is discussed below.

The subject property topography slopes and the general elevation is approximately 70 feet above mean sea level (amsl) according to USGS digital topographic data provided by EDR. It lies on the USGS Laguna Beach, CA topographic quadrangle map. It is located in Township 8 South and Range 9 West. The topographic data is included in the physical setting portion of the EDR report presented in the Appendix section.

Geology
The subject property vicinity lies within the southeastern edge of the Los Angeles Coastal Plain, a sedimentary basin which is bounded to the east by the Santa Ana Mountains. This area is located within the Peninsular Range Geomorphic Province, which includes northwest-southeast trending fault systems and mountain ranges (California Division of Mines and Geology [CDMG], 1966). Regional geology consists of Quaternary-Age alluvium which consists of stream, river, and fan deposits (CDMG, 1966).

General lithologies encountered during field investigations conducted at the nearby Chevron Station No. 9-1966 located at 604 South Pacific Coast Highway in 2006 were reported as consisting of sandy silt, clay, and sand to a total exploration depth of 20 feet below ground surface ([bgs]; SECOR International Incorporated, 2006). 476
Phase I ESA
NCC, Laguna Beach, CA
40 The subject property is at an elevation of approximately 70 feet above mean sea level (MSL).

The topographic gradient in the site vicinity is to the southwest toward the Pacific Ocean (United States Geological Survey [USGS], 2018; from Environmental Data Resources [EDR], 2023).

Oil and gas field maps provided by the California Department of Conservation, Division of Oil and Gas (DOGGR) were reviewed in an effort to determine if the site is located within an active oil field. Based on a review of DOGGR maps, the site is not located within an active oil field.

The closest oil exploration well, located approximately 4 miles north, is the Cal Resources LLC “Irvine One” well, which is reported to be a plugged and abandoned dry hole (DOGGR, 1998).

Given the types of wells in the area and their distant locations, oil and gas wells are not considered to be an environmental concern at the site.

Altec reviewed the Map of Geothermal Resources in California (DOGGR, 2001) in an effort to determine if the subject property is located within a geothermal resource area. Based on this review, Altec concludes that the site is not within a geothermal resource area and did not consider geothermal activity to be an environmental concern at the subject property.

A Preliminary Soils and Geology Report was issued in 1978 by Soils International to support the development of residential homes to the north of the NCC parking lot (former church property, Lot 21, Tract 870). The geologist present onsite in 1978 observed exposures of bedrock in the open drainage course area that was present at that time. The northern portions of the lot contained compact fine to medium sands believed to be remnants of an Older Terrace Deposit.

Dense sandstone bedrock is believed to exist beneath the Older Terrace Deposits. An excerpt of the plot plan and test location map is shown below:

Soils International recommended that a flood hazard analysis be made due to the water course location. The water course (in 1978) should have a 25-foot set back on either side. 477
Phase I ESA
NCC, Laguna Beach, CA
41 Hydrogeology
The subject property is located in the South Coast Hydrogeologic Region, in the San Juan Valley Groundwater Basin (Department of Water Resources [DWR] 2004). Average annual precipitation in the San Juan Valley Groundwater basin is 11 to 15 inches (DWR 2004). The nearest surface water feature is the Pacific Ocean, located 400 feet downgradient from the site (USGS 2012). Water bearing subunits in this basin in the Laguna Beach area include Quaternary Alluvium and fractured, Miocene-aged, sedimentary basement rocks (DRW 1967).

Water quality in the quaternary units is classified as marginal to inferior due to high total dissolved solids (TDS). Water quality generally decreases westward, toward the coast, in both water-bearing horizons as a result of elevated concentrations of TDS, sulfate, fluoride, sodium, and chloride (DWR 2004; DRW 1967).

Groundwater occurrence in the subject property area is restricted to a 12- to 19-foot thick zone of unconsolidated sands perched atop the relatively impermeable, Miocene-aged bedrock. The saturated zone beneath the area is of limited lateral extent due to the limited extent of the water bearing sand unit as well as the limited availability of water for infiltration. The subject property area is located between Laguna Canyon to the north and a small unnamed canyon to the south (Bechtel 1997).

Depth to groundwater in the area of the subject property has historically ranged between approximately 4 to 20 feet below ground surface (bgs). During recent monitoring events (2010), groundwater levels ranged from 6.5 to 16.1 feet bgs at nearby former leaking gasoline station sites. The hydraulic gradient in the vicinity of the subject property is to the west at approximately 0.04 foot/foot.

Groundwater inland of the Pacific Coast Highway is designated for beneficial use and groundwater on the seaward side of PCH is not designated for beneficial use due to elevated concentrations of total dissolved solids-TDS (DWR 1967). According to the SWRCB GeoTracker website (http://geotracker.swrcb.ca.gov), and the LBCWD, there are no water supply wells within a 1/2-mile radius of the subject property. 478
Phase I ESA
NCC, Laguna Beach, CA
42 9.0 SUBJECT PROPERTY RECONAISSANCE
Mr. Patrick Adams, Qualified Environmental Professional, conducted a site walk on June 6, 2023. The subject property was physically accessible, and Mr. Adams performed a thorough site walk and review and was accompanied by Pastor Nichols. Weather conditions at the time of the property visit were clear with an approximate outside air temperature of 70°F.

The areas occupied by the Montessori school were not readily accessible during the site visit because the school personnel were present and were planning for the upcoming graduation.

Those interior areas are generally excluded from this Phase I ESA due to the limited observation, but this is not deemed to be a significant data gap as the uninspected areas were described to be school rooms.

Below is a summary of the site visit observations and findings. Current site photographs are provided in Appendix B.

The property occupies approximately 1.2 acres of land. There are three buildings present onsite: Parsonage, Bridge Hall and the Sanctuary. Bridge Hall and the Sanctuary are connected.

Site Observation Checklist
Feature Observed Not Observed Comments
Abandoned chemical containers None
Abandoned or stored electrical equipment None
Aboveground storage tanks (ASTs) None
Agricultural use None
Air compressors None
Air pollution control equipment None
Antennas None
Areas of drainage run-on from
neighboring properties
Areas of suspicious ground settlement None
Asbestos-containing materials YespotentialSampling
recommended
prior to demolition
Battery storage None
Chemical attack of concrete paving None
Chemical stains None
Clarifiers/Grease Traps None
Closed depressions None
Concrete corrosion or pitting None
Cooling towers None
Cutting/Machine oil on floor None
Dip tanks None
Drainage ditches/outfalls None
Drains or openings None Exterior storm
drains observed
479
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43 Site Observation Checklist
Feature Observed Not Observed Comments
Degreasers None
Drums or other chemical containers 5-
gallons or more
None
Dry wells None
Electrical transformers None Pole mounted
transformer
present along
Glenneyre Street
at driveway
entrance
Emergency supplies
(earthquake, etc.)
Yes Stored in
polyethylene
containers in the
parking lot
Endangered species or threatened
species - animals
None
Endangered species or threatened
species - plants
None
Erosion None
Evidence of refuse disposal None
Excessive cracking of slab None
Excessive noise sources None
Eye wash station None
Flood zones None
Fluorescent lighting Yes Removal is
recommended
prior to demolition
Freeway property None
Fuel dispensers None
Hazardous waste storage areas None
Hazardous materials storage areas None
Heating & cooling systems Yes –
appears
to be
heating
only
If found, removal
of refrigerants and
switches is
recommended
prior to demolition
High tension power lines None
Historical features or structures None
Hummocky ground surface None
Hydraulic lift systems None
Landfilled areas None
Lead-based paint YespotentialTesting
recommended
prior to demolition
Lead in drinking water None
480
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NCC, Laguna Beach, CA
44 Site Observation Checklist
Feature Observed Not Observed Comments
Machine pits None
Metal machining equipment None
Mechanics’ pits None
Metal plating tanks/activities None
Metal shavings or scrap containers None
Monitoring wells None
Municipal Waste Yes Dumpsters, waste
containers
serviced weekly
Odors None
Outdoor lighting Yes Mounted to
building roofs
Patches in slabs where USTs or remote
fills may have been removed
None
Pits, ponds, lagoons None
Present or former hazardous waste
storage areas
None
Present or former hazardous materials
storage areas
None
Pooled liquid None
Polychlorinated biphenyls Yes Possible in
ballasts, switches,
etc., removal
recommended
before demolition
Potable water sources Yes Laguna Water
District
Roads/driveways None
Rail siding None
Remnant AST footings, pads or
secondary containments
None
Septic tanks, cesspools or sewage
disposal system
None Possible
abandoned
cesspools
associated with
the historic
dwelling
Signage indicating hazardous or
dangerous conditions
None
Shoreline property None
Sloping or hilly land areas Yes A portion of the
property is on a
slope. Property is
not flat.

Solar power sources None
481
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NCC, Laguna Beach, CA
45 Site Observation Checklist
Feature Observed Not Observed Comments
Spray paint booths None
Spills, leaks or other chemical releases None
Spill containment kits None
Stressed vegetation None
Storm water Yes Subgrade storm
water channel
runs under the
property
Storm water pollution prevention plans in
use
None
Sumps None
Sunken structural features such as
loading docks, storm cellars, basements
visible from exterior
None
Surface water retention structures None
Underground pipe stub outs None
UST fill ports, man ways or vent pipes None
Vegetation, crops, lawns or landscaping Yes The property is landscaped
Vehicle wash racks None
Vent pipes or other pipes that cannot
readily explained
None
Wastewater treatment equipment None
Water leaks/mold None
Wetlands None
At the time of the site visit, the subject property contained buildings associated with the church (Sanctuary and Bridge Hall), a former dwelling (Parsonage) that currently has classrooms (Sunday school on the weekends and Montessori school during the weekdays) and surfaced parking areas.

9.1 Asbestos-Containing Materials
Asbestos-containing materials may be present in the structures at the subject property.

Asbestos sampling is recommended before demolition occurs.

Asbestos-containing materials may have been present in the house that was formerly located at the site. It is likely that these materials were not removed at the time the structure was demolished in the 1940s. If any building construction debris was buried onsite, the debris could contain asbestos.

9.2 Lead-Based Paint
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46 Lead paint may be present in the structures that are present at the subject property. Lead paint testing is recommended before demolition occurs.

Lead is often found in surface soils around the former footprints of older buildings owing to demolition without paint stabilization and/or years of sanding prior to repainting. Lead paint may have been present in/on the house that was formerly located at the site. It is likely that these materials were not stabilized (peeling paint scrapped off and contained) at the time the structure was demolished in the 1940s.

9.3 Radon
Radon is a decay product of uranium which occurs naturally in soils and rock. Radon and radon decay products cause radon-induced lung cancer, even at fairly low levels.

In the 1950s, studies confirmed an increased incidence of radon-induced lung cancer for workers in underground mines. In the 1980s, studies found that exposure to radon in homes can exceed exposures found for mine workers. This discovery resulted in the Indoor Radon Abatement Act (1988) that authorized U.S. state and federal activities to reduce citizen risk of lung cancer caused by indoor radon concentrations. In accordance with Sections 307 and 309 of the Indoor Radon Abatement Act of 1988, United States Environmental Protection Agency (EPA) listed and identified areas of the U.S. with the potential for elevated indoor radon gas levels. The research resulted in the generation of EPA Radon Zones and associated maps that have been used to plan areas where new building construction should include radon mitigation measures.

Zone 1 - indoor air level ≥ 4.0 pico-curies per liter (pCi/L) Zone 2 - indoor air level ≥ 2.0 and ≤ 4.0 pCi/L
Zone 3 - indoor air level < 2.0 pCi/L
Since 1988, the EPA and the U.S. Surgeon General have recommended that all homes be tested for radon. Since the early 1990s, the EPA has advised all U.S. schools to test for radon and to reduce levels to below 4 pCi/L.

In 1999, with publication of the “Biological Effects of Ionizing Radiation” (BEIR VI Report) study, the National Academy of Science confirmed that any exposure to radiation, including any concentration of radon, carries risk. In 2009, the World Health Organization’s “WHO Handbook on Indoor Radon” confirmed the association between indoor radon exposure and lung cancer, even at the relatively low radon concentrations found in residential buildings.

Orange County is in EPA Radon Zone 2, which has predicted average indoor radon concentration greater than or equal to 2.0 but below 4.0 pCi/L within the continental U.S.

Altec recommends that the current structures be tested for radon prior to demolition to get early warning if an elevated radon gas risk exists at the property and allow for incorporation of radon mitigation measures into the design of the planned building prior to the start of construction. We also recommend that the completed buildings be tested for radon after they are completed but before they become occupied.
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Phase I ESA
NCC, Laguna Beach, CA
47 10.0 ADJOINING & SURROUNDING PROPERTIES
Properties adjoining the site are described in the following table:

Direction Property
North Single-family dwellings on the south side of Cleo Street South St. Ann’s Drive, bank and single-family dwellings East Single-family dwellings and Catalina Street, followed by additional dwellings
West
Glenneyre Street, Laguna Women’s Club, Ralphs grocery store, commercial businesses including a dry cleaner and dwellings located in the direction of the Pacific Ocean

10.1 Area Description
This area of Laguna Beach contains primarily single-family residential and commercial land uses. The Pacific Ocean is located approximately 2 blocks to the west of the property. The land area slopes to the northwest.
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48 Residential properties surround the site to the north, east and south. Commercial uses were noted to the west, south and southwest.

10.2 Adjoining/Adjacent Properties
None of the adjoining/adjacent properties were identified with existing contamination or appear to pose a high risk of contamination to the subject property.

Historical Use Information on Adjoining Properties
Historical use information on the adjoining properties is limited to single-family residential to the north, east and south. Commercial uses were noted historically to the west. None of the commercial uses on the adjoining properties to the west pose a high risk of contamination to the subject property.

10.3 Nearby Properties
Research and area reconnaissance revealed the presence of a dry cleaner (Laguna Beach Cleaners) located at 752 S. Coast Highway; the closest cross street to the cleaner’s is St. Ann’s Drive. It is located 240 feet west of the subject property in a generally downgradient direction and therefore poses a low risk of impact to the subject property.

Laguna Beach Cleaners-752 S. Coast Highway, at St. Ann’s Drive Altec reviewed the Cal/EPA DTSC’s Envirostor database and the California RWQCB Geotracker database to identify sites in the vicinity that have been associated with 485
Phase I ESA
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49 contamination releases. Although there were historical leaking underground storage tank sites located in the nearby area, none were located on adjoining properties or in upgradient locations.

10.4 Vapor Encroachment Conditions
ASTM E2600 Standard Guide for Vapor Encroachment Screening (VES) on Property Involved in Real Estate Transactions is intended for use on a voluntary basis by parties who wish to conduct a VES on a parcel of real estate to determine if a vapor encroachment condition (VEC) is identified. A vapor encroachment condition is defined as the presence or likely presence of vapors in the subsurface of the subject property caused by the release of vapors from underlying media on or near the subject property. Although there is a dry cleaner located 250 feet to the southwest and historical leaking underground storage tank sites in the nearby area (northwest, west and southwest), none are/were located on adjoining properties or in upgradient positions where chemical releases would cause vapor encroachment conditions at the subject property.

10.5 Methane Gas
No methane gas sources appear to be present at the subject property or nearby area. 486
Phase I ESA
NCC, Laguna Beach, CA
50 11.0 EVALUATION/ASSESSMENT CONCLUSIONS
Summary of Findings
No Recognized Environmental Conditions (RECs), Controlled Recognized Environmental Conditions (CRECs) and Historical Recognized Environmental Conditions (HRECs) were identified.

Other Potential Issues
The items listed below do not qualify as RECs but do warrant identification, further discussion, consideration, and planning.

Radon - The potential presence of radon or radon decay products poses a health risk concern for the occupants of the subject property. Testing is recommended to determine site-specific radon levels prior to further conclusions and recommendations.

Asbestos and Lead - Asbestos and lead testing is recommended prior to building demolition.

Soil Management Plan - A soil management plan (SMP) is recommended for the grading phase of development to ensure that lead contaminated soil or asbestos-containing debris present in the top 4-5 feet at the site is properly identified-evaluated-removed prior to construction.
487
Phase I ESA
NCC, Laguna Beach, CA
51 12.0 REFERENCES
The following documents, maps, or other publications may have been used in the preparation of this report:

1. American Society for Testing and Materials Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process (ASTM E1527-21).

2. Bechtel. 1997. Site Assessment Summary Report and Request for Changes in Site Groundwater Monitoring Program for Former Gulf Oil Service Station No. 6011787 590 South Pacific Coast Highway, Laguna Beach, California, Orange County Health Care Agency Case No. 85UT38, and Chevron Service Station No. 9-1966 604 Pacific Coast Highway, Laguna Beach, California, Orange County Health Care Agency Case No. 90UT159. March 13.

3. Chevron Station No. 9-1966, 604 S. Coast Highway, Laguna Beach, California, Geotracker files, reviewed May 31, 2025.

4. Chevron Station No. 11-1787, 590 S. Coast Highway, Laguna Beach, California, Geotracker files, reviewed May 31, 2025.

5. City of Laguna Beach, California. 2012. Zoning Map. Available online at: City Maps GIS | Laguna Beach, CA (lagunabeachcity.net).

6. Comprehensive Environmental Response, Compensation, and Liability Act of 1980 (“CERCLA” or “Superfund”), as amended by Superfund Amendments and Reauthorization Act of 1986 (“SARA”) and Small Business Liability Relief and Brownfields Revitalization Act of 2002 (“Brownfield Amendments”), 42 U.S.C. §§9601, et. seq.

7. DWR. 1967. Ground Water Occurrence and Quality: San Diego Region. Bulletin No. 106-2, Volume 1. June.

8. DWR. 2003. California’s Groundwater – Bulletin 118. Updated.

9. DWR. 2004. San Juan Valley Groundwater Basin, South Coast Hydrogeologic Region.

California’s Groundwater Bulletin 118, California Department of Water Resources; Updated February 27.

10. DWR, Website, Current Groundwater Levels, California's Groundwater Live:

Groundwater Levels (arcgis.com), June 5, 2023.

11. Environmental Data Resources (EDR) Radius Map 2023

12. EDR Historical Resources, Sanborn Company Maps, Aerial Photographs, Telephone Directories, Topographic Maps, 2023.

13. Frank’s Mercedes, 900 S. Coast Highway, Laguna Beach, California, Geotracker files, reviewed May 31, 2025.
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Phase I ESA
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52 14. Jiffy Gas/Desert Petroleum Station No. 514, 890 S. Coast Highway, Laguna Beach, California, Geotracker files, reviewed May 31, 2025.

15. Laguna BMW, 1009 S. Coast Highway, Laguna Beach, California, Geotracker files, reviewed May 31, 2025.

16. Related California, Conceptual Site Plans, 2023.

17. Resource Conservation and Recovery Act, as amended (“RCRA”), 42 U.S.C. §6901, et.

Seq.

18. T&M Surveying, ALTA/NSPS Land Title Survey, 2 pages, 340 Saint Ann’s Drive, Laguna Beach, California, date prepared not included.

19. United States Department of Agriculture, Soil Conservation Service, Soil Surveys.

20. United States Geological Survey, Topographic Maps, 2021 and 2023.

21. Vedder, J. G. 1970. Summary of the Geology of the San Joaquin Hills, J. W. and Warren A. D. [eds] Geologic Guidebook, Southeastern Rim of the Los Angeles Basin, Orange County, California: Newport Lagoon, San Joaquin Hills, Santa Ana Mountains: Pacific Sections AAPG, SEPM, SEG field trip, March 21: Pacific Sections AAPG, SEPM, SEG, p. 15-19.

22. Vedder, J. G. 1975. Revised Geologic Map, Structure Sections and Well Table, San Joaquin Hills – San Juan Capistrano Area, California. USGS Open-File Report 75-552. http://pubs.er.usgs.gov/publication/ofr75552
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Phase I ESA
NCC, Laguna Beach, CA
53 13.0 DEVIATIONS
Except as stated herein, there were no deviations from the standard practice for Phase I ESAs.

ASTM defines data gap 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 may result from incompleteness in any of the activities required by this practice, including, but not limited to site reconnaissance (for example, an inability to conduct the site visit), and interviews (for example, an inability to interview the key site manager, regulatory officials, etc.).

ASTM requires that this report identify and comment on significant data gaps that affect the ability of the EP to identify recognized environmental conditions and identify the sources of information that were consulted to address the data gaps. A data gap by itself is not inherently significant. For example, if a property’s historical use is not identified back to 1940 because of data failure, but the earliest source shows that the property was undeveloped, this data gap by itself would not be significant. A data gap is only significant if other information and/or professional experience raises reasonable concerns involving the data gap. For example, if a building on the property is inaccessible during the site visit, and the environmental professional’s experience indicates that such a building often involves activity that leads to a recognized environmental condition, the inability to inspect the building would be a significant data gap warranting comment.
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Phase I ESA
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54 14.0 SIGNATURES OF ENVIRONMENTAL PROFESSIONALS
We declare that, to the best of our professional knowledge and belief, we meet the definition of Environmental Professional as defined in §312.10 of 40 CFR 312. We have the specific qualifications based on education, training, and experience to assess a site of the nature, history, and setting of the site. We have developed and performed all appropriate inquiries in conformance with the standards and practices set forth in 40 CFR Part 312.

June 12, 2023
Signature Date
Lynn A. Laborde
Senior Environmental Engineer/Industrial Hygienist, REPA #172829 This report was reviewed by:

June 12, 2023
Signature Date
Patrick Adams
President
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Laguna Beach City CouncilJuly 7, 2026

Laguna Beach City Council
July 7, 2026