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PHASE I ENVIRONMENTAL SITE ASSESSMENT
740-790 EAST GREEN STREET, PASADENA, CA
PHASE I
ENVIRONMENTAL ASSESSMENT REPORT
FEBRUARY 5, 2016
740-790 E GREEN ST (APN 5374-025-014, 024, 026, & 030)
PASADENA, CA 91101
PREPARED FOR
CANDET PROPERTIES, INC.
430 S GARFIELD AVENUE, #338
ALHAMBRA, CA 91801
PREPARED BY
ROBIN ENVIRONMENTAL MANAGEMENT
1015 VIA ROMALES
SAN DIMAS, CA 91773
TEL: (909) 592-3833
PROJECT NO. 204316
PHASE I ENVIRONMENTAL SITE ASSESSMENT
740-790 EAST GREEN STREET, PASADENA, CA
TABLE OF CONTENTS
_____________________________________________________________________________
1. INTRODUCTION 5
1.1 Objective 5
1.2 Scope of Work 5
2. PROPERTY DESCRIPTION 6
2.1 Geographical Description of Property 6
2.2 General Description of the Subject Property 6
2.3 Present Tenants and Business Operation 7
2.4 Past Tenants and Business Operation 7
2.4.1 Co. Assessor’s Office Records 7
2.4.2 Historic Sanborn Insurance Map Records 8
2.4.3 City Building Permits Records 8
2.4.4 Site Development/Occupancy History Summary 8
2.5 Regional Physical Setting 9
2.6 Hydrogeological Information 9
2.7 Historical Hazardous Substance Usage 9
2.7.1 Record Search Sources 9
2.7.2 List & Quantities of Hazardous Materials 10
2.7.3 Permits, Licenses and Registrations 10
2.7.4 Violation or Non-Compliance Notice 10
2.7.5 Regulatory Database Record Search 11
2.7.6 Environmental Lien Records 11
3. PROPERTY RECONNAISSANCE 12
3.1 Air Quality – Indoor & Visible Emissions 12
3.2 Asbestos Containing Material (ACM) 12
3.3 Lead Based Paint (LBP) 13
3.4 Polychlorinated Biphenyl (PCB) 13
3.5 Underground Storage Tank (UST) 14
3.6 Aboveground Storage Tank (AST) 14
3.7 Fuel Islands 14
3.8 Hydraulic Hoist Unit 14
3.9 Hazardous Materials/Petroleum Products Storage & Handling 14
3.10 Other Containers 15
3.11 Hazardous Waste Storage 15
3.12 Distress Vegetation 15
PHASE I ENVIRONMENTAL SITE ASSESSMENT
740-790 EAST GREEN STREET, PASADENA, CA
TABLE OF CONTENTS (continued)
_____________________________________________________________________________
3.13 Stockpiled Soils 15
3.14 Wastewater Treatment Unit & Clarifiers 15
3.15 Solid Waste Disposal 15
3.16 Wells 16
3.17 Underground Pipelines 16
3.18 Boilers & HVAC Systems 16
3.19 Visual Indication of Spills, Leakage, Staining 16
3.20 Soil Staining or Surface Staining on Natural/Unpaved Land 16
3.21 Pits, Ponds, Lagoons 17
3.22 Herbicides/Pesticides 17
3.23 Radon 17
4. NEIGHBORING PROPERTIES 18
4.1 Adjacent/Adjoining Businesses 18
4.2 Historical Hazardous Substance Usage 18
5 GOVERNMENT RECORDS SEARCH AND 20
POTENTIAL OFF-SITE CONTAMINATION SOURCES
5.1 Historical Background & Scope of Coverage 20
5.2 Database Sources 20
A. Federal Sources 20
B. California State Sources 21
C. Regional Sources 22
D. Other Sources 23
5.3 Case Study References 23
A. Case-Closure 23
B. Lawrence Livermore 23
National Laboratory Reports on LUFT (LUST)’s
C. Groundwater Flow Gradient 24
5.4 Potential Sources of Contamination 24
5.5 UST, Disposal Sites, and Generators 24
PHASE I ENVIRONMENTAL SITE ASSESSMENT
740-790 EAST GREEN STREET, PASADENA, CA
TABLE OF CONTENTS (continued)
_____________________________________________________________________________
6. SUMMARY AND CONCLUSION 25
7. LIMITATIONS AND CERTIFICATION STAMP 28
8. QUALIFICATION STATEMENT FOR PERSONNEL CONDUCTING
THE PHASE I ASSESSMENT 29
APPENDICES
APPENDIX A FIGURES & PHOTOS
FIGURE 1 SITE PHOTOS
FIGURE 2 SITE LOCATION MAP
FIGURE 3 RECENT AERIAL PHOTOGRAPH SHOWING SITE AND ITS
VICINITY GENERAL LAYOUT
APPENDIX B CO. ASSESSOR’S OFFICE RECORDS SUMMARIES
APPENDIX C GOVERNMENT RECORDS SEARCH DATABASE
THIS REPORT WAS PREPARED IN CONFORMANCE TO MEET OR EXCEED THE LIMITATIONS AS SET FORTH BY THE AMERICAN SOCIETY FOR TESTING & MATERIALS (ASTM) STANDARD PRACTICE E 1527-13. IT IS FOR THE EXPRESS USE OF THE CLIENT, AND ITS CONTENTS ARE CONSIDERED TO BE PREVILEGED AND CONFIDENTIAL. ACCEPTANCE OF THIS REPORT CONSTITUTES AN AGREEMENT BY THE CLIENT TO ASSUME FULL LIABILITY FOR INFORMATION CONTAINED HEREIN. THIS
REPORT IS FOR THE SOLE USE AND INTERPRETATION OF THE CLIENT, AND IT IS NOT TO BE REPRODUCED OR DISTRIBUTED TO OUTSIDE PARTIES. TH E INFORMATION IN THIS REPORT IS FURNISHED IN GOOD FAITH AND WAS OBTAINED FROM PUBLIC & PRIVATE SOURCES AND DATABASE CONSIDERED RELIABLE. REM MAKES NO REPRESENTATION OF WARRANTY REGARDING THE ACCURACY, OR RELIABILITY, QUALITY OR COMPLETENESS OF SUCH INFORMATION. IN NO EVENT, SHALL REM BE LIABLE TO ANY PARTY FOR SPECIAL, INCIDENTAL, CONSEQUENTIAL, OR EXAMPLARY DAMAGES. THE CUSTOMER SHALL ASSUME FULL LIABILITY FOR USE OF THIS REPORT.
PHASE I ENVIRONMENTAL SITE ASSESSMENT
740-790 EAST GREEN STREET, PASADENA, CA
_____________________________________________________________________
ROBIN ENVIRONMENTAL MANAGEMENT
1015 VIA ROMALES, SAN DIMAS, CA 91773
5
______________________________________________________________________________
1.1 Objective
This report summarizes the results of a Phase I Environmental Site Assessment of the subject property performed by Robin Environmental Management (REM) in January/ February 2016. The purpose of this Environmental Site Assessment is to evaluate the potential for environmental concerns or liabilit ies due to past and/or current land use practices at the subject site or from nearby properties. This assessment included in this report is solely targeted for CERCLA (Supe rfund) liability and the “innocent landowner defense”, to permit user to satisfy one of the requirements to qualify for the innocent landowner defense to CERCLA liability, by conducting all appropriate inquiries to identify recognized environmental conditions (REC’s).
1.2 Scope of Work
Visual investigation of the property to obtain information regarding obvious visual signs of adverse environmental conditions, contamination, hazardous material usage, storage and handling on and in the adjoining sites (only up to one parcel next to the subject property) of the subject property
Visual survey of the adjoining land uses (only up to one parcel next to the subject property) and determination of any current nearby operations which may potentially impact the subject site
Government document search of records compiled by various government agencies for on site or nearby operations (past and present) to aid in the identification of any potential contamination sources
Review of building permit records available at local agency and other pertinent documents to identify any potential pas t on-site operations which may have environmental implications.
PHASE I ENVIRONMENTAL SITE ASSESSMENT
740-790 EAST GREEN STREET, PASADENA, CA
_____________________________________________________________________
ROBIN ENVIRONMENTAL MANAGEMENT
1015 VIA ROMALES, SAN DIMAS, CA 91773
6 2. PROPERTY DESCRIPTION
_____________________________________________________ _________________
2.1 Geographical Description of Property
The subject site, 740-790 E. Green Street (APN 5374-025-014, 024, 026, & 030), is a roughly “L”-shaped lot located on the southern block of (the E-W trending) Green Street sandwiched between Oak Knoll Avenue to the west and Hudson Avenue to the east within an office/commercial zone in the city of Pasadena, California. See Figure 1 for Site Photos, Figure 2 for a Site Location Map, and Figure 3 for a Recent Aerial Photo Showing Site and Its Vicinity General Layout.
2.2 General Description of the Subject Property
The subject site, 740-790 E. Green Street (APN 5374-025-014, 024, 026, & 030), is a roughly “L”-shaped lot located on the southern block of (the E-W trending) Green Street sandwiched between Oak Knoll Avenue to the west and Hudson Avenue to the east in the city of Pasadena, California. The site comprises of mainly of following four buildings (lying along the north side of the site from west to east): a three story roughly N-S trending rectangular-shaped 740 E. Green Street fitness center building; a three story (with ground floor mainly non-enclosed as parking spac es) roughly E-W trending rectangular-shaped 750 E. Green Street office building; a two-story roughly “L”-shaped 770-784 E. Green Street commercial/office (with second floor of the building divided to multiple office units with overall 776 E Green Street address and ground floor of the building divided mainly into three commercial/medial office units: from west to east, 770-774, 780, and 784 E Green Street units) building; and a single-story roughly “L”-shaped 790 E. Green Street office building. The roughly “L”-shaped 790 E. Green Street office building engulfs a roughly rectangular-shaped short brick wall fenced asphalt-paved parking lot to its southeast. To the south of the 740 and the 750 E. Green Street buildings is also a roughly (E-W trending) rectangular-shaped short brick wall fenced asphalt-paved parking lot. Remaining portions of the site are non-fenced asphalt-paved driveways/parking.
Four on-site office/commercial structures are mainly constructed of brick, wood, stucco, glass veneers, concrete foundation, and composition roofing. Interior construction is quite uniform throughout all office/commercial units consisting mainly of carpets/floor tiles coverings on concrete foundation, ceiling tiles, and drywall partitions.
Overall speaking, almost the entire subject property consists of impermeable surfaces such as the building structures and asphalt-paved grounds. No pits, ponds, swamps, dry wells,
PHASE I ENVIRONMENTAL SITE ASSESSMENT
740-790 EAST GREEN STREET, PASADENA, CA
_____________________________________________________________________
ROBIN ENVIRONMENTAL MANAGEMENT
1015 VIA ROMALES, SAN DIMAS, CA 91773
7 or lagoons were observed on the subject prop erty. No apparently significant surface staining was observed on the paved/unpaved out-door areas and the building areas.
2.3 Present Tenants and Business Operation
At the time of site inspection on January 31of 2016, occupancy conditions of each on-site building were as follow:
740 E. Green Street building – By Fit Annex fitness center 750 E. Green Street building – By various professional offices 770-784 E. Green Street building – Second floor (with 776 E Green Street overall address) by various professional offices; and
ground floor divided to three units, from west to
east, 770-774 E. Green Street (occupied by Holly
Auctions), 780 E. Green Street (occupied by
Orthodontics by Callender), and 784 E. Green St.
unit (occupied by Tarantino’s Pizzeria Restaurant)
790 E. Green Street building – By Russakow, Greene & Tan, LLP law office All current on-site business operations generally do not involve employing/generating significant quantities of hazardous material/wastes.
2.4 Past Tenants and Business Operation
Methods of researching historic use of ownership of the subject property employed by REM are as follows.
County Assessor’s Office Records
Historic Sanborn Fire Insurance Map Records
Local Building Department & Zoning/Planning
2.4.1 Co. Assessor’s Office Records
Los Angeles Co. Assessor’s Office record s summaries for site parcels included in Appendix B indicates that the site was generally developed into its current setting in the late 1950’s and the early 1960’s.
PHASE I ENVIRONMENTAL SITE ASSESSMENT
740-790 EAST GREEN STREET, PASADENA, CA
_____________________________________________________________________
ROBIN ENVIRONMENTAL MANAGEMENT
1015 VIA ROMALES, SAN DIMAS, CA 91773
8 2.4.2 Historic Sanborn Fire Insurance Map Records
Available historic Sanborn Fire Insurance M ap for the site area revealed that residential dwellings and a stable occupied the site in the early 20th Century. In the 1930’s, frontage (north side where currently on-site buildings stand) of the site was mainly occupied by dwellings, private garages, and a commercial picture framing and paint shop. In the 1950’s, frontage (north side where currently on-site buildings stand) of the site was mainly occupied by office building, residential dwe lling, private garage, a commercial picture framing and paint shop, and a restaurant.
2.4.3 Local Building Permits Records
REM’s field inspector visited the City of Pasadena Building Department (CPBD) to review building permits pertaining to subject site addresses. According to available building permit records, four on-site buildings were constructed around 1960. Mainly various professional/medical offices have been occupying site buildings since their developments around 1960. Fit Annex fitness center (current occupant of 740 E Green St building), Holly Auctions (current occupant of 770-774 E Green St unit), and Tarantino’s Pizzeria Restaurant (current occupant of 784 E Green St unit) started their current occupancies respectively in 2011, 2013, and 2000.
2.4.4 Site Development/Occupancy History
Based on historic site occupancy data listed above, development/occupancy history of the subject site can be summarized below:
The early 20th Century - Residential dwellings and a stable occupied the site The 1930’s - Frontage (north side where currently on-site buildings stand) of the site was mainly occupied by dwellings, private garages, and a commercial picture framing and paint shop
The 1950’s - Frontage (north side where currently on-site buildings stand) of the site was mainly occupied by office building, residential dwelling, private garage, a commercial picture framing and paint shop, and a restaurant Around 1960 – The site was generally developed into its current setting 1960 on - Mainly various professional/medical offices have been occupying site buildings since their developments around 1960. Fit Annex fitness center (current occupant of 740 E Green St building), Holly Auctions (current occupant of 770- 774 E Green St unit), and Tarantino’s Pizzeria Restaurant (current occupant of 784 E Green St unit) started their curr ent occupancies respectively in 2011, 2013, and 2000.
PHASE I ENVIRONMENTAL SITE ASSESSMENT
740-790 EAST GREEN STREET, PASADENA, CA
_____________________________________________________________________
ROBIN ENVIRONMENTAL MANAGEMENT
1015 VIA ROMALES, SAN DIMAS, CA 91773
9 2.5 Regional Physical Setting
The subject property’s physical locations were researched employing a United States Geological Survey (USGS) 7.5 Minute Topographic Quadrangle (Quad) Map relevant to the subject property. The USGS 7.5 Minute Quad Map has an approximate scale of 1 inch to 2,000 feet, and shows physical features with environmental significance such as wetlands, water bodies, roadways, mines, and buildings. Please refer to Appendix A, Figure 2.
The physical and natural features illustrated on the Quad Map served as areas of visual emphasis when conducting the site inspection of the subject property. The USGS 7.5 Minute Quad Map was used as the only Standard Physical Setting Source, and is sufficient as a single reference. The surface elevation of the subject site is approximately 820 feet above Mean Sea Level with a gradual topographic down gradient toward southeast.
2.6 Hydrogeological Information
The subject site lies within the San Gabriel Valley – the northeastern one third of the Los Angeles Coastal Basin Plain. The Los Ange les Coastal Basin Plain is an alluviated, coastal lowland plain bordered on the north, northeast, east, and southeast by mountains and hills, and transected by numerous faults. Water well drilling logs show that the upper sediments that underlie the subject property are typified by gravel, sand, and silt. These sediments comprise Recent and Pleistocene Alluvium deposits which extend from the surface to a depth of approximately 480 feet. The groundwater zone occurs in Recent and Pleistocene Alluvium deposits at a depth of approximately 320 feet below ground surface (County of Los Angeles Department of Public Works, “San Gabriel Valley Groundwater Contours”, 1997).
Hydrogeologically, the subject property is lo cated within the northwestern portion of the San Gabriel Valley Groundwater Basin. In g eneral, the groundwater zones of the Basin are unconfined, and hence are somewhat unprotected from downward migrating surface pollutants. The general direction of groundwater flow in the vicinity of the subject property is reported to be towards southeast (County of Los Angeles Department of Public Works, “San Gabriel Valley Groundwater Contours”, 1997).
2.7 Historical Hazardous Substance Usage
2.7.1 Record search sources
REM’s field engineer contacted the following public agencies to find any records of former
PHASE I ENVIRONMENTAL SITE ASSESSMENT
740-790 EAST GREEN STREET, PASADENA, CA
_____________________________________________________________________
ROBIN ENVIRONMENTAL MANAGEMENT
1015 VIA ROMALES, SAN DIMAS, CA 91773
10 operation of gasoline Underground Storage Tank (UST) or any other hazardous substances on the subject site premise.
City of Pasadena Building Department
City of Pasadena Fire Department (CPFD)
Regional Water Quality Control Board – Los Angeles Region Records available at the CPFD and available historic Sanborn Fire Insurance maps indicate that there were two aboveground storage tanks (AST’s) holding gas & oil present near the northeastern corner of the site from the early 1930’s to 1957. These two AGT’s were on asphalt/concrete pavement with no records of spill or unauthorized release.
2.7.2 List and quantities of the hazardous materials
List and quantities of the hazardous materials previously or presently used, disposed, treated, stored, or generated at the subject property, including copies of MSDS, were searched and assessed. During the site inspection, the use, storage, and generation of any significant quantity of hazardous materials was not observed. Except two AST’s mentioned in Section 2.7.1, no regulatory agency data was found regarding historic or present use of the subject property in regards to hazardous materials previously or presently used, stored, treated, disposed or generated at the subject property.
REM staff also searched the State Departm ent of Toxic Substances Control-compiled records site for all documented hazardous wastes disposal activities throughout California in the past at http://hwts.dtsc.ca.gov/report_list.cfm for site addresses and did not find any records.
2.7.3 Permits, licenses, and registrations
REM staff searched the South Coast Air Quality Management District (SCAQMD)-compiled Facility INformation Detail (FIND) database atwww.aqmd.gov/webappl/fim/defualt.htm for site addresses and found no SCAQMD permit records for the site.
2.7.4 Violation or non-compliance notice
No violation or notice of non-compliance was issued with the present environmental regulations, according to the findings of our environmental assessment on the subject property.
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11 2.7.5 Regulatory database record research
According to the conducted government records search (see Section 5.0), the subject property was not recognized being listed on the following environmental regulatory database record research (NETR search database): NPL, RCRA-TSD, CERCLIS, NFRAP, RCRA-G, ERNS, CORRACTS, CORTESE, CALSITES, LUST, UST and SWF.
2.7.6 Environmental lien records
Under current environment regulation, government agency may place an environmental lien on the property with known contamination and no cleanup/mitigation activities apparently intended being conducted by the site owner upon the agency issued the cleanup enforcement order. Based on historic site usage and government records search summary documented in this section, the subject property is not a known contamination site and no environmental liens are likely being imposed on the subject property.
Furthermore, the conducted government records search shows that there are no environmental liens placed by the federal environmental agency under CERCLA regulations for the subject site. REM staff searched the California State Department of Toxic Substances website EnviroStor data search and found no environmental liens were placed by the State environmental agency for the subject site. City of Pasadena records also show that there are no environmental liens placed by the local environmental agency for the subject site.
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12 3. PROPERTY RECONNAISSANCE
_____________________________________________________ _________________ REM’s environmental assessor/geologist performed the field survey of the subject site and adjacent properties on January 31, 2016. A site location map and a recent aerial photo showing site and its vicinity general layout are included as Figure 2 and Figure 3, respectively.
3.1 Air Quality - Indoor and Visible Emissions
No unusual smells, obnoxious odors, or visual emissions were observed during the inspection of the subject property. Neither air emission stacks nor paint booth were present, thus no pertinent permits were searched for the previous records of violation history.
3.2 Asbestos-Containing Material (ACM)
Asbestos-containing building materials are normally found in the following items. REM inspected such materials as to the visual conditions and locations; however the actual sampling analysis is beyond the contracted scope of work, thus not included in the report.
Potential asbestos-containing building materials in general:
floor tile and associated mastic adhesive underneath the floor tile, carpet mastic,
linoleum sheeting and associated backing material or leveling compound, drywall joint compound or mud product,
plaster compound,
acoustic ceiling texture,
ceiling tile and associated mastic adhesive,
window putty or glazing,
roofing material (shingle, cap-sheet, etc.),
roofing penetration mastic,
transite panel or flue pipe,
fire-proofing material,
pipe insulation or wrapping, etc.
As discussed in section 2.4, it can be concluded that the subject property was developed into its current shape around 1960. Based on such historical information of the site, the on-site buildings were constructed prior to the year that asbestos for commercial use was banned by
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13 federal government in 1978. However, a preliminary asbestos survey conducted by Project Resources, Inc. in October 2000 did not identify the presence of friable ACM’s in on-site buildings.
3.3 Lead-Based Paint (LBP)
As discussed in section 2.4, it can be concluded that the subject property was developed into its current shape around 1960. Based on such historical information of the site, the on-site buildings were constructed before the year 1978 when lead-based paint in exterior and interior coating for commercial use was banned by federal government. Due to the dangers of lead poisoning, the Consumer Product Safety Commission banned the sale of lead-based paint (LBP), defined as containing more than 0.06% lead by weight, to consumers, and the use of LBP in residences and other areas where consumers have direct access to painted surfaces.
Effective June 3, 1993, the Lead in Construction Standard codified in 29 CFR (Code of Federal Regulations) 1926.62 applied to sources or potential sources of lead exposure in an "employment-related" context. The trigger mechanism for application of the standard is an activity that, by its inherent nature, may cause exposure to lead. Therefore, within the context of regulatory compliance for OSHA (Occupation Safety and Health Agency), the subject property did not appear to require further response to suspect lead-based paint as no currently on-site activity by its inherent nature would cause exposure to lead.
However, prior to renovation, demolition, or any activity that will cause a disturbance of any suspect lead-based paint, sampling to determine lead content is recommended. In 1978, the federal government banned the use of lead-based paint in residential applications; however, usage in general industry continued at a decreased rate to the present. Lead- based paint presents a hazard through inhalation or ingestion of paint chips or vapor fumes.
The greatest cumulative health threat is to young children, and for this reason the Department of Housing and Urban Development (HUD) has promulgated lead standards and survey requirements for buildings affected by HUD funding. This HUD regulation represents the only federal requirement for lead-based paint, hazard management applicable to privately owned structures.
3.4 Polychlorinated Biphenyl (PCB’s)
Prior to 1978, PCBs were commonly used in dielectric fluids in transformers, capacitors, and light ballasts due to their desirable thermal characteristics, and hydraulic fluid compactor.
Due to their demonstrated toxicity and persistence in the environment, PCB manufacturing in
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14 the United States was discontinued.
Pole-mounted transformers were found in the vicinity of the subject building, appearing in good condition without any sign of leakage. No PCB-containing hydraulic fluid trash compactors were identified present on the subject site premise. There is also no aboveground concrete pad-mounted transformer noticed present on the site. One exterior subterranean electrical transformer owned by City of Pasadena Water & Power is located on the subject property. The transformer appeared to be well maintained, secured, and with no visible evidence of leakage.
3.5 Underground Storage Tank (UST)
The visual inspection of the subject site revealed no evidence of surface or above ground features (e.g., fill pipe, vent pipes, fill connections, concrete pads, saw cuts, sumps, spill containment device, leak detection device, etc.) normally associated with underground storage tanks (UST’s).
3.6 Aboveground Storage Tank
REM’s field officer performed the visual inspection of the subject site to find no evidence of surface or above ground features (e.g., fill pipe, vent pipes, fill connections, concrete pads, saw cuts, concrete pad, drains in vicinity, etc.) normally associated with aboveground storage tanks (AST’s). Visual observation also includes the inspection to identify any surface markings indicating the existence of aboveground product pipelines. No evidence for the present of on-site AST’s was identified.
3.7 Fuel Islands
The visual inspection of the subject site revealed no evidence of fuel islands or dispensers either in operation or abandoned.
3.8 Hydraulic Hoist Unit
The visual inspection of the subject site revealed no evidence of hydraulic hoist unit either in operation or abandoned.
3.9 Hazardous Materials / Petroleum Products Storage & Handling No containers storing automotive or industria l batteries, pesticides, paints or seemingly toxic hazards at the time of site inspection. No significant oil or chemical staining was
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15 noticed.
3.10 Other Containers
No other containers indicating any sign of environmental concern were observed during the site inspection.
3.11 Hazardous Waste Treatment , Storage, Disposal (TSD) No storage, treatment, or disposal of hazardous waste was found during the site investigation. No severely improper waste stream processing or disposal practices were observed on the subject property.
3.12 Distress Vegetation
Planters and vegetation in the vicinity of and within the subject site were found well maintained on bare soil or within separate planters in relatively good appearance with no sign of chemical stress or unnatural appearance.
3.13 Stockpiled Soils
REM’s site inspection did not reveal any evidence of stockpiled soils on the ground of subject property.
3.14 Wastewater Treatment Unit /Clarifier
No underground industrial wastewater treatment facility, i.e., clarifier was observed on the subject property during the site visit. Storm water drainage system in the close proximity of the subject area did not identify any abnormal accumulation of petroleum or chemical run- off or foreign materials. No unusual blocka ge of the storm-water control system was observed during the site visual investigation on the outdoor parking lot, roof of subject building, or surface areas. REM recomm ends no additional investigation on described storm-water systems at the subject property.
3.15 Solid Waste Disposal
No improper activities of treatment or disposal of hazardous, medical, or toxic wastes are performed on the subject site. During the si te inspection, one tras h bin for containing regular municipal wastes was identified present at the southeastern corner of short brick
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16 wall fenced asphalt-paved parking lot to the south of the 740 and the 750 E. Green Street buildings. No apparently significant staining was identified around this trash bin.
Concrete/asphalt pavement surfaces appeared to serve as impermeable structure where no major cracks or crevices were found in the areas of solid waste disposal and handling.
3.16 Wells
REM’s site walk-through did not discover any irrigation wells, injection wells, abandoned wells, groundwater-monitoring wells, dry wells, septic wells, oil wells, gas wells, domestic water wells, other-monitoring wells on the subject premises.
3.17 Underground Pipelines
REM’s site inspection did not reveal any evidence of underground pipelines beneath the ground of subject property, other than public utility lines such as sewer, power, and electric lines, for which public “dig-alert” service would easily identify upon 48-hour telephone notice in advance.
3.18 Boilers & HVAC Systems
The subject buildings’ water heater and HVAC system is comprised of boiler and radiators, while the primary fuel source is utilized from natural gas, electricity. No UST fuel or petroleum product stored in tank is used for said heater and HVAC operation.
3.19 Visual Indication of Spills, Leakage, Staining
REM’s site inspection did not reveal any evidence of on-site or off-site spills, leakages, or staining significant enough to pose immedi ate environmental concern onto the subject property. No significantly stained catch basins, drip pads, or sumps were observed. There were no major spills around surface drains, pipes, gutters, spouts, or tubes, if any, at the time of site investigation.
3.20 Soil Staining or Surface Staining on Unpaved/Natural Lands No staining or surface staining on the bare soil or unpaved lands were identified during the site investigation.
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17 3.21 Pits, Ponds, Lagoons
No visible evidence of wetlands such as pits, ponds, lagoons, or any other water bodies were observed within the subject property’s boundary lines.
3.22 Herbicides/Pesticides
No evidence of herbicide or pesticide use on the subject property was observed during the inspection.
3.23 Radon
Radon sources can be found from earth and rock beneath building structures, well water, and building materials themselves. Though there is no immediate health effect, it is believed to account for approximately 10% of lung cancer deaths in the United States. Estimated national average is 1.5 picocuries per liter of air, however, levels as high as 200 picocuries per liter in some commercial buildings can be found. USEPA and California Department of Health Services’ Radon Survey Interim Results report shows different U.S. regions according to general geological and climate information, where Region 9 includes Imperial, Los Angeles, Orange, Riverside, San Bernardino and San Diego Counties.
According to the California EPA, Los Angeles and Riverside County is classified as a “Zone 2” county having a predicted average screening level between 2-4 picocuries per liter of air.
Orange and San Diego County is under Zone 3, having the level less than 2 picocuries/L, and Ventura County as Zone 1 has the level greater than 4 picocuries/L.
If a property region reportedly has radon concentration below 4 picocuries per liter of air in
99.5% of homes within the region, then, it is not likely impacted by the presence of radon gas, considering EPA action limit of 4 picocuries per liter of air volume. REM is not contracted to perform the testing of radon level on the subject property, thus the delineation of radon level is beyond the scope of the service and also not deemed essential based on the office/commercial setting of the subject site, and hence not included in this report.
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18 4. NEIGHBORING PROPERTIES
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4.1 Adjacent/Adjoining Businesses
For the scope of this assessment, properties are defined and categorized based upon their physical proximity to the subject property. An adjoining property is any real estate property whose border is contiguous or partially contiguous with the subject properties, or that would be if the properties were not separated by a roadway, street, public thoroughfare, river, or stream.
The subject site is bordered by following adjoining properties:
North: Immediately by Green Street, and then by (from west to east) four–story 747 E. Green Street office building, two-story 761 E. Green Street store/office building (and its associated parking lot) with a hair salon on ground floor and various professional offices on the second floor, Mitch’s Auto Service (767 E Green Street), and a 5-story parking structure with certain portions of ground floor divided to various retail stores
East: Immediately by Hudson Avenue, and then by four-story residential condo building with subterranean level Prado Parking
South: By commercial/office building (111 S Hudson Avenue) and its associated parking to the east; and Foothill Family Service (118 South Oak Knoll Avenue) to the east
West: Immediately by Oak Knoll Avenue, and then by, from north to south, Green Plaza shopping center housing restaur ant, shoe repair, dry cleaner, travel agency, etc.; a residence; and apartments (111 South Oak Knoll Avenue)
4.2 Historical Hazardous Substance Usage in Neighboring Properties REM’s field engineer contacted the following public agencies to find any records of former operation of gasoline UST or any other hazardous substances in the vicinity of the subject site premise.
Regional Water Quality Control Board – Los Angeles Region California Dept. of Toxic Substances Control
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19 No locations in the immediat e adjacency of the subject si te were found to pose any environmental threat to the subject prope rty, based upon the data obtained via NETR governmental records search database and the conducted agency records search.
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20 5. GOVERNMENT RECORDS SEARCH AND POTENTIAL OFF-SITE
CONTAMINATION SOURCES
__________________________________________________ ____________________
5.1 Historical Background and Scope of Coverage
Since the early 1970s, environmental agencies have been tracking the compliance of many facilities with the various laws that have been promulgated to halt the pollution of air, land and water. More recently, records have been maintained documenting spills of hazardous materials and the locations of known waste sites or regulated waste handling facilities. The following sections summarizes REM’s review of database search of available records at the local, state and federal level and highlights the approximate location of such sites with respect to the subject property.
The conducted government record search was performed to aid:
1) Identification of facilities, located within a one-mile radius of the subject property, which might pose a potential threat to the subsurface environment at the subject property; and 2) Identification of any environmental violation notices associated with activities conducted at the subject property itself. The following lists were reviewed for sites within one mile of the property:
5.2 Database Sources
A. Federal Sources
United States Environmental Protection Agency (U.S. EPA), Comprehensive Environmental Response, Compensation and Liability Information System (CERCLIS)
U.S. EPA, National Priority List (NPL)
Resource Conservation and Recovery Act (RCRA) Federal TSD Facilities Federal Emergency Response Notification System (ERNS) CERCLA Site Enforcement Tracking System
RCRA Violators List (CORRACTS)
U.S. EPA Federal Enforcement Docket
Toxic Release Inventory System (TRIS)
No Further Remedial Action Planned (NFRAP)
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21 The CERCLIS is the EPA compilation of sites for which the EPA has evidence of, or is investigating, a release or threatened release, of hazardous substances which may be subject to review in accordance with the terms and conditions of the Comprehensive Environmental Response, Compensation and Liability Act of 1980 (Superfund Act). Sites to be included are identified primarily by the reporting requirements of hazardous substances including degreasing solvents, oily waste, acid solutions, alkaline solutions, and heavy metal solutions, Treatment, Storage and Disposal (TSD) facilities and releases larger than specific Reportable Quantities (RQ), established by EPA.
An NPL site is an uncontrolled or abandoned hazardous waste site identified for priority remedial action under Superfund Program. Such prioritized sites with significant risk to human health and the environment receive remedial funding under the Comprehensive Environmental Response Conservation and Liability Act (CERCLA).
RCRA generator/TSD list is a compilation of hazardous waste generating facilities which have obtained an identification number from EPA.
ERNS database is a national computer database used to store information on unauthorized release of oil and hazardous substances. The program is a cooperative effort of the Environmental Protection Agency, the Department of Transportation Research and Special Program Administration’s National Transportation System Center and the National Response Center. There are primarily five Federal statues that requires release reporting: CERCLA Section 103; the Superfund Amendments and Reauthorization Act (SARA) Title III Section 304; the Clean Water Act of 1972 (CWA) Section 311(b)(3); and the Hazardous Material Transportation Act of 1974 (HMTA) Section 1808 (b).
RCRA Violators List (CORRACTS): The Resource Cons ervation and Recovery Act of 1976 provides for “Cradle to Grave” regulation of hazardous wastes. RCRA requires regulation of hazardous waste generators, transporters, and TSD sites. Evaluation to potential violations, ranging from manifest requirements to hazardous waste discharges, is typically conducted by the US EPA. This database is also known as Corrective Action Report (CORRACTS).
Toxic Release Inventory System (TRIS): TRIS compiles database for a property having had a release of chemical compound, whose listing reflects permitted air releases rather than a release to soil or groundwater.
B. California State Sources
State of California Office of Planning and Research (CORTESE), the State of California equivalent of CERCLIS
Leaking Underground Storage Tanks (LUST)
Solid Waste Information System (SWIS)
Annual Work Plan (previously known as Bond Expenditure Plan), the State of California equivalent of NPL
California Historical Abandoned Site Survey Program (CALSITES) CALSITES: The Historical Abandoned Site Survey (HASS) Program, formerly the California Abandoned Sites Program Information System – ASPIS, identified certain potential hazardous waste sites. The identification of these sites was generally not made via sampling and site characterization, but as a result of file searches and
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22 windshield surveys.
No Further Action sites are also on the CALSITE list which has been marked for no further action by the California Environmental Protection Agency, Department of Toxic Substance Control (DTSC) in accordance with California Health & Safety Code.
CORTESE: This database is a consolidation of information from various sources. It is maintained by the State Office of Planning and Research and lists potential and confirmed hazardous waste or substances sites.
LUST(s): The Leaking Underground Storage Tanks (LUST) Information System is maintained by the State Water Resource Board pursuant to California Health & Safety Code.
SWIS (Solid Waste Information System): As legislated under Solid Waste Management and Resource Recovery Act of 1972, the California Waste Management Board maintains list of certain facilities, i.e. Active solid waste disposal sites, Inactive or Closed solid waste disposal sites and Transfer facilities.
AW (Annual Work Plan previously known as Bond Expenditure Plan): The California Health & Safety code requires the California EPA to develop a site-specific expen diture plan as the basis for an appropriation of California Hazardous Substance Cleanup Bond Act of 1984 funds. The Agency is also required to update annually and report any significant adjustments to the Legislature on an ongoing basis. The plan identifies California hazardous waste sites targeted for cleanup by responsible parties, the California and the Federal Environmental Protection Agency over the next coming years.
C. Regional Sources
LUST - Regional
Toxic Releases (NT)
California Regional Water Resources Control Board, Solid Waste Assessment Test (SWAT)
Well Investigation Program
NT (Toxic Releases): The California Regional Water Quality Control Boards or local Department of Health & Safety Services keeps track of toxic releases to the environment. These lists are known as Unauthorized Releases, Spill, Leaks, Investigation and Cleanups, Non-Tank Releases, Toxic List or similar, depending on the local agency
SWAT (Solid Waste Assessment Test): This program requires that disposal sites with more than 50,000 cubic yards of waste provide sufficient information to the regional water quality control board to determine whether or not the site has discharged hazardous substances which will impact the environment. Site operators are required to file Solid Waste Assessment Test reports on a staggered basis. Operators submit water quality tests to the Regional Water Quality Control Board, describing surface and groundwater quality and supply; and the geology within 1 mile of the site. Air quality tests are submitted to the local Air Quality Management District or Air Pollution Control District.
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23 D. Other Sources
RCRA-Generator
RCRA-TSD Facilities
SWLF (Solid Waste Landfill)
RCRA-G: The EPA regulates generators of hazardous material through the Resource Conservation and Recovery Act (RCRA). All hazardous waste generators are required to notify EPA of their existence by submitting the Federal Notification of Regulated Waste Activity Form or a State equivalent form. The notification form provides basic identification information and specific waste activities.
RCRA-D: The EPA regulates the treatment, storage and disposal of hazardous material through the Resource Conservation and Recovery Act (RCRA). All hazardous waste TSD facilities are required to notify EPA of their existence by submitting the Federal Notification of Regulated Waste Activity Form or a State equivalent form.
SWLF: The California Waste Information system database consists of both open as well closed and inactive solid waste disposal facilities and transfer stations pursuant to the Solid Waste Management and Resource Recovery Act of 1972. Generally the California Integrated Waste Management Board learns of locations of disposal facilities through permit applications and from local enforcement agencies.
5.3 Case Study References
A. Case-Closure
If sites are listed on the California Leaking Underground Storage Tank (LUST) database with a "case closed (no further remedial actions required)" status, it shall be interpreted as follows.
The identified contamination at such sites was mitigated to a degree that the governing agency believed that these sites do not pose apparent concern/threat to the subsurface environment of the neighboring area.
B. Lawrence Livermore National Laboratory Reports on LUFT’s According to Lawrence Livermore National Laboratory / University of California Reports on Leaking Underground Fuel Tanks (LUFT’s), approximately ninety percent of dissolved petroleum products are found less than 280 feet in distance from the origination source, and most of these plumes are either stable or decreasing in distance. And seventy percent of the plume is in shallow groundwater less than 25 feet below the ground surface.
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24 C. Groundwater Flow Gradient
Environmentally-concerned sites located not directly at the up-gradient from the subject site can be deleted from anticipated target sites, si nce contamination from identified sites is unlikely to migrate along the groundwater flow direction to affect the subsurface environment underneath the subject site (Section 2.6 – Hydrogeologic Setting).
5.4 Potential Source of Contamination
Sites identified on referenced agency listing within the one-mile radius from the subject property are tabulated in the Appendix C of this Report. As shown in Appendix C, there are no Leaking Underground Storage Tank (LUST)/S pills sites or other sites within the immediate vicinity (< 1/8 mile ) of the subject site being identified as of potentially environmental concern.
5.5 UST, Disposal Sites, and Generators
As also summarized in Appendix C, there are four sites listed on RCRA small quantities hazardous waste generators list and no sites listed on permitted current/historic Underground Storage Tank (UST) database compiled by the State Water Resources Control Board located within 1/8-mile radius of the subject site. Upon reviewing the information regarding the said facilities obtained via computer search, the conclusion was drawn that the subsurface environment at the subject site is not likely to have been impacted by operations of the said facilities.
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25 6. SUMMARY AND CONCLUSION
_____________________________________________________ _________________ The subject site, 740-790 E. Green Street (APN 5374-025-014, 024, 026, & 030), is a roughly “L”-shaped lot located on the southern block of (the E-W trending) Green Street sandwiched between Oak Knoll Avenue to the west and Hudson Avenue to the east in the city of Pasadena, California. The site comprises of mainly of following four buildings (lying along the north side of the site from west to east): a three story roughly N-S trending rectangular-shaped 740 E. Green Street fitness center building; a three story (with ground floor mainly non-enclosed as parking spaces) roughly E-W trending rectangular-shaped 750 E. Green Street office building; a two-story roughly “L”-shaped 770-784 E. Green Street commercial/office (with second floor of the building divided to multiple office units with overall 776 E Green Street address and ground floor of the building divided mainly into three commercial/me dial office units: from west to east, 770-774, 780, and 784 E Green Street units) build ing; and a single-story roughly “L”- shaped 790 E. Green Street office building. The roughly “L”-shaped 790 E. Green Street office building engulfs a roughl y rectangular-shaped short brick wall fenced asphalt-paved parking lot to its southeast. To the south of the 740 and the 750 E.
Green Street buildings is also a roughly (E-W trending) rectangular-shaped short brick wall fenced asphalt-paved parking lot. Remaining portions of the site are non-fenced asphalt-paved driveways/parking.
Overall speaking, almost the entire subject property consists of impermeable surfaces such as the building structures and asphalt-paved grounds. No pits, ponds, swamps, dry wells, or lagoons were observed on the subject property. No apparently significant surface staining was observed on the paved/unpaved out-door areas and the building areas.
At the time of site inspection on January 31 of 2016, occupancy conditions of each on- site building were as follow:
740 E. Green Street building – By Fit Annex fitness center 750 E. Green Street building – By various professional offices 770-784 E. Green Street building – Second floor (with 776 E Green Street overall address) by various professional offices; and
ground floor divided to three units, from west to
east, 770-774 E. Green Street (occupied by
Holly Auctions), 780 E. Green Street (occupied
by Orthodontics by Callender), and 784 E. Green
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26 Street unit (occupied by Tarantino’s Pizzeria
Restaurant)
790 E. Green Street building – By Russakow, Greene & Tan, LLP law office All current on-site business operations generally do not involve employing/generating significant quantities of hazardous material/wastes.
Various historic sources listed in Sect ion 2.4 reveal the following development/ occupancy history for the subject site:
The early 20th Century - Residential dwellings and a stable occupied the site The 1930’s - Frontage (north side where currently on-site buildings stand) of the site was mainly occupied by dwellings, private garages, and a commercial picture framing and paint shop
The 1950’s - Frontage (north side where currently on-site buildings stand) of the site was mainly occupied by office build ing, residential dwelling, private garage, a commercial picture framing and paint shop, and a restaurant Around 1960 – The site was generally developed into its current setting 1960 on - Mainly various professional/medi cal offices have been occupying site buildings since their developments around 1960. Fit Annex fitness center (current occupant of 740 E Green St building), Holly Auctions (current occupant of 770-774 E Green St unit), and Tarantino’s Pizzeria Restaurant (current occupant of 784 E Green St unit) started their current occupancies respectively in 2011, 2013, and 2000.
Records available at the City of Pasadena Fire Department (CPFD) and available historic Sanborn Fire Insurance maps indicate that there were two above ground storage tanks (AST’s) holding gas & oil present near the northeastern corner of the site from the early 1930’s to 1957. These two AGS’s were on asphalt/concrete pavement with no records of spill or unauthorized release.
As discussed above, it can be concluded that the subject property was developed into its current shape around 1960. Based on such historical information of the site, the on-site office buildings were constructed prior to the year that asbestos for commercial use was banned by federal government in 1978. However, a preliminary asbestos survey conducted by Project Resources, Inc. in October 2000 did not identify the presence of friable ACM’s in on-site buildings.
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1015 VIA ROMALES, SAN DIMAS, CA 91773
27 According to the conducted government records search (see Section 5.0), the subject property was not recognized being listed on the following environmental regulatory database record research (NETR search database): NPL, RCRA-TSD, CERCLIS, NFRAP, RCRA-G, ERNS, CORRACTS, CORTESE, CALSITES, LUST, UST and SWF. Based on the conducted government re cords search, there are no Leaking Underground Storage Tank (LUST)/Spills sites or other sites ident ified as exhibiting potentially environmental concerns within the immediate vicinity (< 1/8 mile) of the subject site.
In conclusion, we have performed a Phase I Environmental Site Assessment in conformance with the scope and limitations of ASTM Practice E-1527-13 of 740-790 East Green Street, Pasadena, CA (the property). Based on findings of the conducted Phase I environmental assessment, no apparently si gnificant environmental concern was identified being induced by current and historic operations of the subject property and its neighboring sites. No Phase II investigation is recommended for the subject property.
PHASE I ENVIRONMENTAL SITE ASSESSMENT
740-790 EAST GREEN STREET, PASADENA, CA
_____________________________________________________________________
ROBIN ENVIRONMENTAL MANAGEMENT
1015 VIA ROMALES, SAN DIMAS, CA 91773
28 7. LIMITATIONS AND CERTIFICATION STAMP
__________________________________________________________________ The opinion expressed herein is based on the information collected during our study, our present understanding of the site conditions and our professional judgment in light of such information at the time of preparation of this opinion. The report is a professional opinion work, and no warranty is either expressed, implied or made as to the conclusions, advice and recommendations offered in this report.
Our investigation was performed using the deg ree of care and skill ordinarily exercised, under similar circumstances, by reputable Engineers and Geologists practicing in this or similar localities.
The findings, conclusions and recommendations in this report are considered valid as of the present date. However, changes in the conditions of the property can occur with the passage of time, due to natural process or the works of man on this or adjacent properties.
In addition, changes in applicable or appr opriate standard may occur. REM is not responsible for conditions found at or beneath the subject property or adjacent properties.
Accordingly, portions of this report may be invalidated wholly or partially by the changes beyond our control.
This report is prepared for the exclusive use of the client, and opinions/recommendations contained in this report apply only to conditions existing when services were performed and are intended only for the client, purposes, locations, time frames, and project parameters indicated.
Report Prepared by:
ROBIN ENVIRONMENTAL MANAGEMENT
RobinChang , Ph.D., P.G.
Project Manager
PHASE I ENVIRONMENTAL SITE ASSESSMENT
740-790 EAST GREEN STREET, PASADENA, CA
_____________________________________________________________________
ROBIN ENVIRONMENTAL MANAGEMENT
1015 VIA ROMALES, SAN DIMAS, CA 91773
29 8. QUALIFICATION STATEMENT FOR PERSONNEL CONDUCTING
THE PHASE I ASSESSMENT
_____________________________________________________________________ Since Robin Chang, the personnel conducting the Phase I Environmental assessment is a California State Registered Professional G eologist, Robin Chang declares that, to the best of my professional knowledge and belief, I meet the definition of Environmental Professional as defined in Sec. 312.10 of 40 CFR. I have the specific qualifications based on education, training, experience, and license to assess a property of the nature, history, and setting of the subject property. I have developed and performed all appropriate inquiries in conformance with the standards and practices set forth in 40 CFR Part 312.
ROBIN ENVIRONMENTAL MANAGEMENT
RobinChang , Ph.D., P.G.
Project Manager
PHASE I ENVIRONMENTAL SITE ASSESSMENT
740-790 EAST GREEN STREET, PASADENA, CA
_____________________________________________________________________
ROBIN ENVIRONMENTAL MANAGEMENT
1015 VIA ROMALES, SAN DIMAS, CA 91773
30 APPENDICES
PHASE I ENVIRONMENTAL SITE ASSESSMENT
740-790 EAST GREEN STREET, PASADENA, CA
_____________________________________________________________________
ROBIN ENVIRONMENTAL MANAGEMENT
1015 VIA ROMALES, SAN DIMAS, CA 91773
31 APPENDIX A
FIGURES & PHOTOS
PHASE I ENVIRONMENTAL SITE ASSESSMENT
740-790 EAST GREEN STREET, PASADENA, CA
_____________________________________________________________________
ROBIN ENVIRONMENTAL MANAGEMENT
1015 VIA ROMALES, SAN DIMAS, CA 91773
32 FIGURE 1
SITE PHOTOS
PHASE I ENVIRONMENTAL SITE ASSESSMENT
740-790 EAST GREEN STREET, PASADENA, CA
_____________________________________________________________________
ROBIN ENVIRONMENTAL MANAGEMENT
1015 VIA ROMALES, SAN DIMAS, CA 91773
33 Photo 1
Front (north side) view of on-site buildings (taken from the northwestern corner of Green Street and Hudson Avenue; facing west-southwest)
Photo 2
Another front (north side) view of on-site buildings (taken from the northeastern corner of Green Street and Oak Knoll Avenue; facing east-southeast)
PHASE I ENVIRONMENTAL SITE ASSESSMENT
740-790 EAST GREEN STREET, PASADENA, CA
_____________________________________________________________________
ROBIN ENVIRONMENTAL MANAGEMENT
1015 VIA ROMALES, SAN DIMAS, CA 91773
34 Photo 3
Back (south side) view of on-site buildings (facing east-northeast) Photo 4
Office/store buildings and parking structure, across Green Street, to the north of the site (facing east-northeast)
PHASE I ENVIRONMENTAL SITE ASSESSMENT
740-790 EAST GREEN STREET, PASADENA, CA
_____________________________________________________________________
ROBIN ENVIRONMENTAL MANAGEMENT
1015 VIA ROMALES, SAN DIMAS, CA 91773
35 Photo 5
Four-story residential condo building with subterranean level Prado Parking, across Hudson Avenue, to the east of the site (facing northeast) Photo 6
Commercial/office building (111 S Hudson Avenue) and its associated parking to the south of the eastern portion of the site (facing west-southwest)
PHASE I ENVIRONMENTAL SITE ASSESSMENT
740-790 EAST GREEN STREET, PASADENA, CA
_____________________________________________________________________
ROBIN ENVIRONMENTAL MANAGEMENT
1015 VIA ROMALES, SAN DIMAS, CA 91773
36 Photo 7
Foothill Family Service (118 South Oak Knoll Avenue) to the south of the western portion of the site (facing east-southeast)
Photo 8
From right to left (from north to south), Green Plaza shopping center housing restaurant, shoe repair, dry cleaner, travel agency, etc.; a residence; and apartments (111 South Oak Knoll Avenue), across Oak Knoll Avenue, to the west of the site (facing north-northwest)
Min Sung Kim
Senior Environmental Specialist
5261 West Imperial Highway, Los Angeles, CA 90045 310-854-6300 [email protected]
Professional Summary:
Min Sung Kim has been in the environmental industry since 2013 and has been a professional consultant since 2015. Mr. Kim started his career in the environmental industry researching human impacts on climate change using remote sensing technologies. Currently, Mr. Kim conducts historical research and works with regulatory bodies to investigate historical and current uses of properties as part of the Phase I Environmental Site Assessment.
Licenses and Certifications:
OSHA 40-Hour Hazardous Waste Operations 1507051143092
Professional Experience:
Andersen Environmental an EFI Global company, Los Angeles, CA, Environmental Specialist, 2015 – Present
University of California Los Angeles Institute of the Environmental and Sustainability, Los Angeles, CA, Research Assistant 2013 – 2015
Education:
Bachelor of Arts, Geography and Environmental Studies, University of California Los Angeles, Los Angeles, CA, 2015
Affiliations:
Urban and Regional Information Systems Association
Heather Nilson
Senior Project Manager
5261 West Imperial Highway, Los Angeles, California 90045 310-854-6300 +HDWKHUB1LOVRQ#(),*OREDO.com
Years’ Experience: 9
Professional Summary:
Heather Nilson has been in the environmental business since 2006 and meets the definition of an Environmental Professional (EP) as defined in the EPA All Appropriate Inquiry (AAI) regulations. Ms. Nilson is an experienced environmental professional with experience working both for regulatory agencies and in the private sector. Ms. Nilson has worked directly with clients and regulatory bodies to assess environmental conditions and has assisted in the development of plans by which to resolve such conditions. Ms.
Nilson’s experience includes all stages of environmental projects including Phase I environmental site assessments, soil vapor surveys (Phase II), Property Condition Assessments, Seismic Risk Assessments, and project management of ALTA Surveys. x Phase I Environment Site Assessment
x Property Condition Assessment
x Seismic Risk Assessment
x ALTA Surveys
Licenses and Certifications:
OSHA 40-Hour Hazardous Waste Operations Certified
OSHA 8-Hour HAZWOPER Annual Refresher
Project Experience:
Firestone Boulevard
Southgate, California
Due diligence performed at a property which revealed a fill port during site inspection. In the 1940’s and 1950’s, the site had been identified as a historical “gas station” and “service station.” Based on the observation of the fill port and historical data, a geophysical survey and soil sampling program was initiated at the site. As no contamination was encountered at the site after extensive testing, the bank loan was funded and a reserve account was establish to remove the UST post-closing.
Affordable Housing Projects
California
Phase I Environmental Site Assessment Reports were conducted for various properties throughout the state of California for public agencies and private entities as potential sites for affordable housing projects. Special c hallenges involved with specific projects included soil sampling and pesticide testing for properties that were historically utilized for agricultural purposes.
Heather1LOVRQx 310-854-6300 x +HDWKHUB1LOVRQ#(),*OREDO.com
Our partner firms include: Engineering services in North Carolina and New York/New Jersey provided by EFI Global of North Carolina, P.C. and EFI Global Engineering of New York, P.C. respectively.
Project Experience (Continued),
Management of Phase I Process
Conducted numerous Phase I Environmental Site Assessments throughout California and in several states across the US. Managed local historical and regulatory research through communications with local agencies by email and telephone. Additionally, communication is kept with sub consultants when the subject site is out of our locality in order to create smooth process for all involved.
Non-profit Housing and Education Center Assessment
Culver City, California
Due diligence performed at multiple properties of a non-profit group specializing in the education of special need children and adults. Assessments were conducted of residential and educational properties. Special concerns during inspections included the privacy of those onsite.
Los Cerritos Wetlands
Long Beach, California
Metals analysis con ducted of soils within the wetlands in order to create baseline study for future comparisons of further research conducted by CSU, Long Beach. Challenges included tidal influence and various soil conditions encountered during hand auguring.
Testing was completed using EPA 6000/7000 in a lab on campus and analyzed through tables utilizing Microsoft Excel.
Area 3 San Gabriel Valley
Los Angeles County, California
Analysis and maintenance of records database for Los Angeles Regional Water Quality Control Board SLIC2 unit. Tasks included visi tation of sites, visual observations, communication with tenants, and mailings to owners. Management of files was conducted in storage and for consultants review. Communication was maintained with consultants in order to provide information needed with respect to sites under investigation.
Professional Experience:
Andersen Environmental (an EFI Global company), Los Angeles, CA, 2007 - Present Senior Project Manager, 2015 - present
Project Manager, 2008 - 2012
Environmental Specialist, 2007-2008
Los Angeles Regional Water Quality Control Board, 2006 - 2007 Education:
Bachelor of Science, Environmental Science and Policy, California State University, Long Beach, CA, 2007
5261 West Imperial Highway, Los Angeles, California 90045 Toll Free: 888-705-6300 Phone: 310-854-6300 Fax: 310-854-0199 Web: www.AndersenEnviro.com
VAPOR INTRUSION RISK ASSESSMENT
Performed at:
740, 750, 770, and 790 East Green Street and
104 South Oak Knoll Avenue
Pasadena, California 91101
Assessor’s Parcel Numbers: 5734-025-005, 5734-025-014, 5734-025-024, 5734-025-026, 5734-025-030
Prepared for:
Stanford Pasadena, LLC
888 South Figueroa Street, Suite 1900
Los Angeles, CA 90017
EFI Global Project No. 9836001812
December 22, 2016
Phase II Environmental Site Assessment, December 22, 2016 740, 750, 770, and 790 East Green Street and 104 South Oak Knoll Avenue, Pasadena, California 91101 EFI Global Project No. 9836001812
I
TABLE OF CONTENTS
1.0 INTRODUCTION ............................................................................................................................ 1
2.0 SITE INFORMATION ..................................................................................................................... 1
2.1 SITE LOCATION AND DESCRIPTION ................................................................................................ 1
2.2 REGIONAL GEOLOGIC AND HYDROGEOLOGIC SETTING ................................................................. 1
2.3 LOCAL GEOLOGIC AND HYDROGEOLOGIC SETTING ...................................................................... 2
3.0 FIELD ACTIVITIES ........................................................................................................................ 2
3.1 FIELD PREPARATION ....................................................................................................................... 2
3.2 SOIL VAPOR SAMPLING .................................................................................................................. 2
4.0 CHEMICAL ANALYSIS ................................................................................................................. 3
5.0 ANALYTICAL RESULTS ........................................................................................................... ... 3
6.0 CONCLUSIONS AND RECOMMENDATIONS .......................................................................... 2
7.0 SIGNIFICANT ASSUMPTIONS, LIMITATIONS AND RELIANCE ....................................... 5
8.0 SIGNATURES OF ENVIRONMENTAL PROFESSIONALS .................................................... 6
FIGURES
Figure 1 Site Location Map
Figure 2 Site Plan
TABLES
Table 1 Volatile Organic Compounds in Soil Vapor
APPENDICES
Appendix A Laboratory Reports and Chain-of-Custody Documentatio n Phase II Environmental Site Assessment, December 22, 2016 740, 750, 770, and 790 East Green Street and 104 South Oak Knoll Avenue, Pasadena, California 91101 EFI Global Project No. 9836001812
1.0 INTRODUCTION
EFI Global has performed a Vapor Intrusion Risk Assessment (VIRA) for the property located at 740, 750, 770, and 790 East Green Street and 104 South Oak Knoll Avenue, in Los Angeles County and the City of Pasadena, California (the Site). The assessment was ba sed on the findings of EFI Global’s Desktop Environmental Review and Document Review (dated November 17, 2016) performed at the Site and two additional non-contiguous parcels (139 and 150 South Oa k Knoll Avenue), which identified recognized environmental conditions (RECs) associated with the property. Specifically, the Site has the following RECs were identified:
x The east portion of the Site was formerly utilized as a gasoline service station from sometime prior to 1931 until at least 1952. Car and battery repair and greasing also took place on-site.
Documentation regarding the removal of underground storage tank s (USTs) associated with the former gasoline service station and repair and greasing operati ons was not identified. The area of the Site occupied by the gas station was improved with the exis ting commercial building in 1964.
As such, the tanks were likely removed during demolition and gr ading of the Site. However, regulatory agency documentation of soil sampling and analysis following tank removal was not identified. The historical presence of a gasoline service stat ion and auto repair operations is considered a recognized environmental condition (REC) for the Site. x The adjacent properties to the north have been historically occupied for auto repair purposes since 1932. Based on the close proximity (within 100-feet) and long term utilization of the property for auto repair purposes, the north adjacent property poses potential vapor encroachment concern, which is considered a REC for the Site.
EFI Global conducted this VIRA to evaluate whether the former S ite operations have significantly impacted soil vapor conditions in the subsurface of the Site. A total of seven soil vapor probes were advanced throughout the property and a soil vapor survey was conducted. Contaminants of potential concern included VOCs in soil vapor.
2.0 SITE INFORMATION
This section provides pertinent Site information, including location, description and geologic and hydrogeologic setting.
2.1 S ITE LOCATION AND DESCRIPTION
The Site is located on the southeast corner of the intersection between South Oak Knoll Ave (Figure 1; Site Location Map). The Site consists of four adjoining parcel s that are approximately 1.15 acres in size (Figure 2; Site Plan with Soil Vapor Sampling Locations). The Site is developed with several commercial structures that are occupied by Fit Annex Gym, Tarantino’s Pizz eria, an orthodontics office, and Russakow/Greene & Tan LLP. The remaining portions of the Site consist of asphalt paved vehicle access ways and parking areas, and limited landscaping. The surroundi ng area is used for commercial and residential purposes.
2.2 R EGIONAL GEOLOGIC AND HYDROGEOLOGIC SETTING
The Site is located in the northwest portion of the San Gabriel Valley, which is part of the Transverse Ranges Geologic Province. The Transverse Ranges are an east-west trending series of steep mountain ranges and valleys. The east-west structure of the Transverse Ranges is oblique to the normal northwest trend of coastal California. The province extends offshore to include San Miguel, Santa Rosa, and Santa Cruz islands. Its eastern extension, the San Bernardino Mounta ins, has been displaced to the south along Phase II Environmental Site Assessment, December 22, 2016 740, 750, 770, and 790 East Green Street and 104 South Oak Knoll Avenue, Pasadena, California 91101 EFI Global Project No. 9836001812
the San Andreas Fault ( California Geomorphic Provinces Note 36 , California Geological Survey, December 2002).
The Site is underlain with Quaternary-aged surficial sediment d eposits of Holocene and Pleistocene age.
These deposits are generally characterized as alluvial fan grav el and sand derived from the San Gabriel Mountains (Geologic Map of the Pasadena Quadrangle, Dibblee Geological Foundation, 1989).
The Site is located within the Raymond Groundwater Basin. The Raymond Basin is located in the northwest part of the San Gabriel Valley, in eastern Los Angeles County, and was considered a part of the San Gabriel Valley Groundwater Basin (4-13) in Bulletin 118-75 and Bulletin 118-80. The Raymond Basin includes the water-bearing sediments bounded by the contact with consolidated basement rocks of the San Gabriel Mountains on the north and the San Rafael Hills on the southwest. The west boundary is delineated by a drainage divide at Pickens Canyon Wash and the southeast boundary is the Raymond fault (California’s Groundwater Bulletin 118, California Department of Water Resources, February 2004).
2.3 L OCAL GEOLOGIC AND HYDROGEOLOGIC SETTING
The elevation of the Site is approximately 807 feet above mean sea level (USGS Pasadena, California 7.5 minute topographic quadrangle; Figure 1). Based on a review of the GeoCheck Section of the EDR Radius report, the Site is not situated within a 100-year FEMA Flood Zone. No wetlands were identified at the property or adjoining/immediately surrounding properties.
Based on our review of groundwater data presented in the State Water Resources Control Board’s (SWRCB) Geotracker website, a closed Cleanup Site for a nearby remediation case located approximately
0.89 mile to the southwest located at 125 East California Boule vard (Arco #0510; Global ID:
T0603702026) reported groundwater at approximately 145 feet bel ow ground surface (bgs) with flow direction to the southeast ( Atlantic Richfield Company Quarterly Report, Secor International Incorporated, January, 2004). However, perched and semi-perche d aquifers may be present beneath the site and local groundwater flow direction may vary.
3.0 FIELD ACTIVITIES
All field activities pertaining to the Phase II ESA were completed on December 6, 2016.
3.1 F IELD PREPARATION
Prior to conducting field activities, EFI Global personnel marked the work area clearly with white paint.
Underground Services Alert (USA) was notified of the pending fi eldwork a minimum of 48 hours before mobilization. Boring locations were subsequently checked for u tility conflicts, access limitations and other hindrances or issues which may have been encountered duri ng fieldwork. No conflicts with utilities were identified in the chosen boring locations.
3.2 S OIL VAPOR SAMPLING
On December 6, 2016, EFI Global directed Optimal Technology to conduct a soil vapor survey throughout the Site in an attempt to evaluate for the presence of VOCs in the subsurface. A total of seven soil vapor samples (B1-SV-5 through B7-SV-5; Figure 2) and a duplicate sample (B7-SV-5 Dup) were collected at a depth of approximately 5 feet bgs. The probes in locations B1 through B6 were advanced to the rear of the existing commercial structures to assess the fo rmer onsite auto repair and gas station operations. The probe in location B7 was advanced in the north east corner of the Site to assess the potential vapor encroachment condition from the former gas stat ion and auto repair operations operations in the north adjacent property across East Green Street.
Phase II Environmental Site Assessment, December 22, 2016 740, 750, 770, and 790 East Green Street and 104 South Oak Knoll Avenue, Pasadena, California 91101 EFI Global Project No. 9836001812
3.2.1 S OIL VAPOR PROBE INSTALLATION
In each location, surficial concrete pavement was initially cor ed using a rotary hammer drill equipped with a 1.5-inch diameter percussion bit. Temporary soil vapor sampling probes were emplaced in each boring by advancing a decontaminated, steel vapor sampling rod to the target sampling depth (5-feet bgs) with a rotary hammer drill. Upon advancement to the target sam pling depth, each probe was retracted slightly, revealing a 1-inch long permeable screen. Subsurface conditions were allowed to equilibrate for a minimum of 30 minutes prior to subsequent vapor sampling.
3.2.2 P URGE AND SAMPLE PROTOCOL
At each sampling location, an electric vacuum pump used to purg e the probe approximately three probe volumes. The purge rate was set at 200 milliliters per minute (ml/min). Measurable vacuum in the purge and sample train did not exceed 100 inches of water column (in WC).
Vapor samples were collected using a Hamilton gas-tight syringe by puncturing tubing which connects the sampling probe and the vacuum pump. Vapor samples were imm ediately transferred to an on-site laboratory for chemical analysis.
3.2.3 S
HUT-IN AND LEAK TESTING
Leakage during soil-gas sampling may dilute samples with ambien t air and produce results that underestimate actual site concentrations or contaminate the sample with external contaminants.
Upon securing the purge and sample train to each vapor probe, a shut-in test was conducted to check for leaks in the above-ground sampling system. The above-ground valves, lines and fittings downstream from the top of the probe were assembled, and the system was ev acuated to a minimum of 100 in water column (in WC). The vacuum gauge was calibrated and sensitive enough to indicate a vacuum change of at least in 0.5 WC.
In the event a loss in vacuum was observed, the sample train wa s re-adjusted and the test repeated. Upon verification of sample train integrity, efforts were made to minimize disturbance and alteration to the apparatus until completion of purging and vapor sample collection.
In addition to shut-in testing, a leak check compound (tracer g as) test was conducted. Isobutane was selected as the leak check compound. During purging and sampling at each location, the compound was applied to rags and placed near locations where ambient air cou ld enter the sampling system or where cross-contamination may occur immediately before sampling (i.e. the location of vapor probe surface completion and along the sampling train). Isobutane was included in the analyte list at a reporting limit of
1.00 micrograms per liter (μg/l).
4.0 CHEMICAL ANALYSIS
All soil vapor samples were immediately analyzed onsite for VOCs by Modified EPA Method 8021B.
Laboratory reports are provided in Appendix A.
5.0 ANALYTICAL RESULTS
Detectable concentrations of VOCs in soil vapor were not presen t in any of the seven soil vapor samples collected at the Site.
Isobutane, the leak check compound utilized during soil vapor purging and sampling, was not detected in any samples above the reporting limit of 1.00 μg/l.
Phase II Environmental Site Assessment, December 22, 2016 740, 750, 770, and 790 East Green Street and 104 South Oak Knoll Avenue, Pasadena, California 91101 EFI Global Project No. 9836001812
Non-detections of Isobutane verify the integrity of the soil va por purging and sampling protocol, and provide support that soil vapor samples collected and analyzed are representative of subsurface conditions.
A summary of VOC analytical results in soil vapor are provided in Table 1.
6.0 CONCLUSIONS AND RECOMMENDATIONS
EFI Global has performed a VIRA of the property located at 1822, 1824, 1826, 1830 Glendale Boulevard; 2158 & 2142 Clifford Street, Los Angeles, California. Specific ally, EFI Global’s scope of work was based on the information presented in EFI Global’s Phase I ESA, which reports that the Site was historically occupied by a gasoline service station and auto re pair operations. Furthermore, the north adjacent properties were historically occupied by gasoline and auto repair operations. The gasoline and auto repair operations at the Site and the north adjacent properties were considered RECs for the Site.
EFI Global conducted a soil vapor survey in an attempt to evalu ate if historical operations have significantly impacted the subsurface of the Site:
x A total of seven soil vapor probes (B1 through B7) were advanced at a depth of 5 feet bgs throughout the Site.
x All soil vapor samples were analyzed for VOCs by Modified EPA M ethod 8021B immediately upon collection with a mobile laboratory.
The following are EFI Global’s conclusions based on the results of the assessment activities detailed herein:
x Detectable concentrations of VOCs in soil vapor were not presen t in any of the seven soil vapor samples collected at the subject property.
The following are EFI Global’s recommendations based on the results of the assessment activities detailed herein:
x Based on the results of this investigation, a threat to human health was not identified as a result of the former gasoline and auto repair operations at the Site and at the north adjacent property.
Thus, it is EFI Global’s opinion that further environmental investigation at the Site is not warranted at this time, assuming continued commercial use of the property.
Phase II Environmental Site Assessment, December 22, 2016 740, 750, 770, and 790 East Green Street and 104 South Oak Knoll Avenue, Pasadena, California 91101 EFI Global Project No. 9836001812
7.0 SIGNIFICANT ASSUMPTIONS, LIMITATIONS AND RELIANCE
This report has been prepared in accordance with generally-acce pted environmental methodologies and industry standards as they relate to the Data Quality Objective s of the assessment. No warranties, expressed or implied, are made as to the professional services provided under the terms of EFI Global’s contract(s) or specified in this report. This assessment has b een conducted, in part, based on information, data or reports provided or prepared by others. EFI Global rev iews and interprets these documents in good faith and relies that the provided data and documents are true and accurate.
Environmental conditions at the site were assessed or interpreted within the context of EFI Global’s contract(s) and existing environmental regulations of applicable jurisdiction(s) as of the date of the report.
Regulatory requirements, regulations and guidance are subject to change subsequent to the date of the report. Unless otherwise stated in the report, evaluating compliance of past, present or future owners with applicable local, provincial and federal government laws and regulations was not included within the scope of the assessment.
The environmental assessment is limited by the availability of information at the time of the assessment.
The conclusions and recommendations regarding environmental con ditions presented in this report are based on a scope of work authorized by the Client. It is possi ble that unreported conditions impairing the environmental status of the site may have occurred which could not be identified. EFI Global’s opinions cannot be extended to portions of the site that were unavailable for direct access and observation reasonably beyond the control of EFI Global or outside of the s cope of the assessment. Environmental assessment activities, particularly the sampling of soil, vapor (air), groundwater and structure materials, represent those conditions which are present at the time of sam pling within the immediate vicinity of the sample(s) collected. Although sampling plans are developed in an attempt to provide what is interpreted as sufficient coverage within the assessment area to achieve th e investigative objectives, no extent of sampling can guarantee all environmental conditions, potential chemicals of concern (man-made or naturally occurring) and concentrations at which they occur hav e been identified and quantified absolutely. The assessment performed and outlined in this report was based, in part, upon visual observations of the site and attendant structures. It should b e noted that compounds, materials or chemicals of potential concern other than those described could be present in the site environment, and the possibility remains that unexpected environmental condition s may be encountered at the site in locations not specifically investigated.
All components of this report, including but not limited to tex t, signatures, certifications, figures, tables, attachments, appendices, supporting documents and addenda are i ntegral to the reporting of the assessment. This report may not be reproduced, except in full, without written approval of EFI Global.
This report has been prepared for the sole use of Stanford Pasa dena, LLC. The contents should not be relied upon by any other parties without the express written co nsent of Stanford Pasadena, LLC and EFI Global.
Phase II Environmental Site Assessment, December 22, 2016 740, 750, 770, and 790 East Green Street and 104 South Oak Knoll Avenue, Pasadena, California 91101 EFI Global Project No. 9836001812
8.0 SIGNATURES OF ENVIRONMENTAL PROFESSIONALS
This assessment has been conducted with the standards and level of care and skill exercised in such types of investigations, by qualified geologists, engineers, environmental scientists or environmental professionals, in conformance with generally-accepted industry standards and practices.
Prepared by: Date: December 22, 2016
Desi Salgado
Project Manager
Reviewed and approved by: Date: December 22, 2016
Brian Martasin
Professional Geologist No. 8356
Principal Geologist
Phase II Environmental Site Assessment, December 22, 2016 740, 750, 770, and 790 East Green Street and 104 South Oak Knoll Avenue, Pasadena, California 91101 EFI Global Project No. 9836001812
FIGURES
Figure 1
Site Location Map
740, 750, 770, and 790 East Green Street and
104 South Oak Knoll Avenue
Pasadena, California 91101
Source:
USGS Pasadena, CA 7.5 Minute
Topographic Map (1995)
Project Number: 9836001812
SITE
S. OAK KNOLL AVE.
E. GREEN ST.
S. HUDSON AVE.
LP
LP
LP
LP
LP
LP
PARKING
PARKING
PARKING
APPROX LOCATION
OF FORMER GAS
STATIONS
APPROX LOCATION OF FORMER
BATTERY, VULCANIZING &
GREASING STRUCTURE
APPROX. LOCATION OF FORMER
AUTO SERVICE STRUCTURES
B1
B2
B3
B4
B5 B6
B7
PROPERTY LINE
SUBJECT STRUCTURE
LP
740-790 E. GREEN ST. &
104, 139 & 150 S. OAK KNOLL
AVE.
PASADENA, CA 91101
SITE PLAN
N
APPROX. SCALE: 1"=
0 50'
50'25'
FIGURE
LEGEND
DT:
PN:
CB:DB:
K:\AE 2016\Projects 2016\98360 Projects 2016\9836001812_740-790 E Green St & 104, 139, and 150 S Oak Knoll Ave Pasadena CA 91101\05 9836001812_Reports\YYYY-MM PII Rpt\02 CAD\9836001812_SitePlan 12/21/2016
SOIL BORING LOCATIONB7
Phase II Environmental Site Assessment, December 22, 2016 740, 750, 770, and 790 East Green Street and 104 South Oak Knoll Avenue, Pasadena, California 91101 EFI Global Project No. 9836001812
TABLES
Table 1: Volatile Organic Compounds in Soil Vapor
Commercial Property
740-790 East Green Street, and 104 South Oak Knoll Avenue, Pasadena, California 91101 Leak Check Compound All Other EPA 8021B
VOC Analytes
B1-SV-5 5 12/6/2016 ND ND
B2-SV-5 5 12/6/2016 ND ND
B3-SV-5 5 12/6/2016 ND ND
B4-SV-5 5 12/6/2016 ND ND
B5-SV-5 5 12/6/2016 ND ND
B6-SV-5 5 12/6/2016 ND ND
B7-SV-5 5 12/6/2016 ND ND
B7-SV-5 Dup 5 12/6/2016 ND ND
Notes:
EPA = Environmental Protection Agency
μg/l = micrograms per liter
ft bgs = feet below ground surface
ND = Not Detected at or above the detection limit
Dup = Duplicate Sample
Isobutane was used as the leak check compound
Sample
ID Date
Probe
Depth
(ft bgs)
Analytical Results (Modified EPA Method 8021B, μg/l)
Vapor Intrusion Risk Assessment, December 2016
Phase II Environmental Site Assessment, December 22, 2016 740, 750, 770, and 790 East Green Street and 104 South Oak Knoll Avenue, Pasadena, California 91101 EFI Global Project No. 9836001812
APPENDIX A
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