Attachment 5m - PC Report -G_ESA_Part-11 — Riverside City Council, May 20, 2025 (part 2 of 2)

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SUMMARY ANDQUALIFICATIONS:

PHASE I

ENVIRONMENTAL SITE ASSESSMENT REPORT
PROPERTY ASSESSED:
4468 Brockton Avenue
Riverside, Riverside County, California 92501
RSB Project No. 2201006
Report Date: January 24, 2021
Prepared For:

Pixis, LLC
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices January 24, 2021
Pixis, LLC
RE: Phase I Environmental Site Assessment of
4468 Brockton Avenue
Riverside, Riverside County, California 92501
To Whom It May Concern:

Attached please find our Phase I Environmental Site Assessment (the report) for the above-mentioned asset (the Subject Property). During the survey and research, our field inspector met with agents representing the Subject Property, or agents of the owner, and reviewed the Subject Property and its history. The report was completed according to the terms and conditions authorized by you (Client and User). This report has been completed in general conformance with the ASTM Standard E1527-13. The purpose of this report is to acquire environmental information, observe the general condition and maintenance status of the Subject Property, to suggest remediation and/or maintenance practices considered customary for the Subject Property to continue in its current operation, compared to properties of similar age and condition, and to identify recognized environmental conditions in connection with the Subject Property described in this report.

Reliance on the report and the information contained herein shall mean (i) the report may be relied upon by a lender to be selected by Pixis, LLC, in determining whether to make a loan evidenced by a note secured by the Subject Property (“the Mortgage Loan”); (ii) the report may be relied upon by any purchaser in determining whether to purchase the Mortgage Loan (but not the Subject Property) from that lender, or an interest in the Mortgage Loan or securities backed or secured by the Mortgage Loan, and any rating agency rating securities representing an interest in the Mortgage Loan or backed or secured by the Mortgage Loan; (iii) the report may be referred to in and included, in whole or in part, with materials offering for sale the Mortgage Loan or an interest in the Mortgage Loan or securities backed or secured by the Mortgage Loan; (iv) the report speaks only as of its date in the absence of a specific written update of the report signed and delivered by RSB Environmental.

There are no intended or unintended third-party beneficiaries to this report, except as expressly stated herein.

RSB is an independent contractor, not an employee of either the issuer or the borrower, and its compensation was not based on the findings or recommendations made in the report or on the closing of any business transaction.

PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices 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 and we have the specific qualifications based on education, training, and experience to assess a property of the nature, history, and setting of the Subject Property. We have developed and performed the all appropriate inquiries in conformance with the standards and practices set forth in 40 CFR Part 312.

Thank you very much for the opportunity to provide environmental consulting services to Pixis, LLC.

Should you have any questions or require additional information, please do not hesitate to contact the undersigned.

Respectfully submitted,
Sachin Butala, P.E.

RSB Environmental
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices

TABLE OF CONTENTS
Executive Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 Project Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 5

1.0 Introduction . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6

1.1 Purpose . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 6

1.2 Scope of Work . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 7

2.0 Site Description . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

2.1 Ownership and Location . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

2.2 Subject Property Improvements and Current Use . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

2.3 Surrounding Properties . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 8

3.0 Interviews, Records and Municipal Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9

3.1 User Provided Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9

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

3.3 Interview . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10

4.0 Environmental Records . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11

4.1 Standard Environmental Record Sources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11

4.2 Environmental Record from Government Agencies . . . . . . . . . . . . . . . . . . . . . . . . . . . 17

4.3 Vapor Migration . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 18

4.4 Physical Setting Sources . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 19

5.0 Historical Information . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21

5.1 Historical Research . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21

5.2 Aerial Photographs . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 21

5.3 Historical Topographic Maps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 22

5.4 Sanborn Fire Insurance Maps . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 23

5.5 City Directories . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 25

5.6 Prior Assessment Reports . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 27

5.7 Historical Use Summary . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 28

6.0 Subject Property Reconnaissance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29

6.1 Methodology and Limiting Conditions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29

6.2 Subject Property Reconnaissance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 29

6.3 Surrounding Property Reconnaissance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 32

7.0 ASTM Non-Scope Considerations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33

7.1 Asbestos containing Material (ACM) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33

7.2 Radon . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 33

7.3 Lead-Based Paint (LBP) . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34

7.4 Mold Evaluation . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 34 PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices

8.0 Findings, Conclusion and Recommendations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36

8.1 Findings and Conclusions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 36

8.2 Recommendations . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 37

9.0 References . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 38

10.0 Assumptions, Limitations and Exceptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39

10.1 Significant Assumptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39

10.2 Limitations and Exceptions . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 39

11.0 Reliance . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 41

APPENDIX
Appendix A Figures
Appendix B Property Photographs
Appendix C Historical Research Documentation
Appendix D Regulatory Records Documentation
Appendix E Other Supporting Documentation
Appendix F Qualifications Of Environmental Professionals PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices

EXECUTIVE SUMMARY
RSB Environmental (RSB) has performed a Phase I Environmental Site Assessment (ESA) in general accordance with the scope of work and limitations set forth by RSB's proposal dated January 11, 2022 for Property located at 4468 Brockton Avenue, Riverside, Riverside County, California 92501 (the “Subject Property”).

The Phase I Environmental Site Assessment is designed to provide Pixis, LLC with an assessment concerning environmental conditions (limited to those issues identified in the report), as they exist at the Subject Property. This assessment was conducted utilizing generally accepted ESA industry standards in general accordance with ASTM Standard E1527-13, Standard Practice for Environmental Site Assessments: Phase I ESA Process.

Property Details
Property Details General Information
Current Owner: Randolph Clint & Clare Family Trust Dtd
Current Use: commercial
Current Occupants: Brockton Auto Clinic-Auto repair shop Total # of Existing Buildings: One (1)
Total Sq. Ft. of Building: Approximately 1,742 - square feet Date Building was built: 1939
Field Assessor: Ms. Alexis Caballos
Report Writer: Mr. Sachin Butala
Address Provided: 4468 Brockton
Avenue, Riverside, California 92501
Total Acreage of Land: Approximately 0.17 - acres
Tax ID #: 217060009
Date of Site Reconnaissance: January 19, 2022
Areas/Units that were inaccessible to the RSB field
assessor:

None
Were enough (units/offices/buildings/acres) inspected to ensure that the inspection was homogenous?
Yes
Did the field assessor notice any unusual odors on or
from the subject site or adjoining sites during the site reconnaissance?
No
Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
1 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices Historical Use Summary
Based on available historical information, the Subject Property was an undeveloped land at least until 1907. A Dwelling unit was depicted on the Subject Property in 1908. The existing commercial building was developed on the Subject Property in 1939. Since then, the Subject Property has been used for commercial purposes.

Based on the review of the City Directory, the Subject Property has been an automotive facility at least from 1930s till 1965, and 1991 till the present, and a Rug Cleaning facility at least from 1966 until 1969. Tetrachloroethylene was identified as the chemical used during rug cleaning operations. These solvents, even when properly stored and disposed of, can be released from these facilities in small, frequent releases through floor drains, cracked concrete, and sewer systems. Chlorinated solvents are highly mobile chemicals that can easily accumulate in the soil. Reviewing local agency records is not likely to produce any additional information as the dry cleaners operated during a time period with little or no regulatory oversight. Additionally, any auto repair facilities are an environmental concern due to their typical usage of hazardous substances such as petroleum and hydraulic fluids and halogenated solvents. During the site reconnaissance, RSB observed staining in the auto repair area. Based on the historic use of the property as a rug cleaning facility, long-term (55 years) association of the Subject Property with automotive repair and servicing operations, unknown house keeping practices the potential exists that spills/leaks might have occurred and not reported; and impacted the subsurface condition at the Subject Property. This is considered a Recognized Environmental Condition (REC).

Surrounding Property
Direction Adjoining Site
North Community Medical Building (4440 Brockton Avenue) East Riverside Community Hospital Cancer Center and Riverside Neurosurgical Associates (4500 Brockton Avenue; 4000 14th Street)
West Brockton Avenue followed by Republic Master Chefs - Textile rental service and Medico Professional Linen Service (4459, 4510 Brockton Avenue) South UCR Health - Neurosurgery and Riverside Medical Group-Parking Structure 4510, 4550 Brockton Avenue)
Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
2 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices Findings and Conclusions
RSB has performed a Phase I ESA in general conformance with the scope and limitations of ASTM Standard E1527-13 for the Property located at 4468 Brockton Avenue, Riverside, Riverside County, California 92501, the Subject Property. Any exceptions to or deletions from this practice are described in Section 10.0 of this report.

1. This assessment has revealed the following RECs in connection with the Subject Property:
• Based on the review of the City Directory, the Subject Property has been an automotive facility at least from 1941 till 1965, and 1991 till the present, and a Rug Cleaning facility at least from 1966 until 1969. Tetrachloroethylene was identified as the chemical used during rug cleaning operations. These solvents, even when properly stored and disposed of, can be released from these facilities in small, frequent releases through floor drains, cracked concrete, and sewer systems. Chlorinated solvents are highly mobile chemicals that can easily accumulate in the soil. Reviewing local agency records is not likely to produce any additional information as the dry cleaners operated during a time period with little or no regulatory oversight. Additionally, any auto repair facilities are an environmental concern due to their typical usage of hazardous substances such as petroleum and hydraulic fluids and halogenated solvents. During the site reconnaissance, RSB observed staining in the auto repair area. Based on the historic use of the property as a rug cleaning facility, long-term (55 years) association of the Subject Property with automotive repair and servicing operations, unknown housekeeping practices the potential exists that spills/leaks might have occurred and not been reported; and impacted the subsurface condition at the Subject Property. This is considered a Recognized Environmental Condition (REC).

2. This assessment has revealed no evidence of HRECs in connection with the Subject Property.

3. This assessment has revealed no evidence of CRECs in connection with the Subject Property.

4. This assessment has revealed no evidence of BERs in connection with the Subject Property.

Non-ASTM Scope Items
• Due to the age of the Subject Property building (pre-1989), it is likely that asbestos-containing materials (ACMs) are present at the Subject Property. Overall, potential ACMs (PACMs) were observed to be in good condition. Actual material samples would need to be collected in order to determine if ACMs are present.

De Minimis Environmental Conditions
• RSB observed staining on the concrete flooring which appears from onsite operations. No floor drains, cracks, penetrations, or other potential pathways to the subsurface were identified at these locations. Based on the observed condition of the concrete flooring, this staining is considered a de minimis environmental condition.

Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
3 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices Recommendations
Based on the conclusions, RSB recommends the following:
• RSB recommends a limited subsurface investigation be conducted in order to determine if the identified REC areas have adversely impacted the subsurface soil and/or groundwater conditions at the Subject Property.
• The PACM be managed safely under an Operations and Maintenance (O&M) Program until removal is dictated by renovation, demolition, or deteriorating material condition. Should renovations or demolition be required, PACMs would need to be sampled to confirm the presence and/or absence of asbestos prior to any renovation or demolition activities to prevent potential exposure to workers and/or building occupants.

Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
4 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices

PROJECT SUMMARY

PHASE I ENVIRONMENTAL SITE ASSESSMENT SUMMARY
Property located at
4468 Brockton Avenue, Riverside
Riverside County, California 92501
Number Section Name NFA REC CREC HREC OEC BER Comments

4.1.1 Subject Property  None

4.1.2 Surrounding
Properties  None

4.3 Vapor Migration  None

4.4 Physical Setting
Sources  None

5.1 Historical Research  Refer section 5.1

6.2.1 Subject Property
Reconnaissance  Refer section 6.2.1

6.3.1 Surrounding Property
Reconnaissance  None

7.1 Asbestos Containing
Material (ACM)  Refer section 7.1

7.2 Radon  None

7.3 Lead-Based Paint
(LBP)  None

7.4 Mold Evaluation  None
NFA - No Further Action
REC - Recognized Environmental Condition
CREC - Controlled Recognized Environmental Condition
HREC - Historical Recognized Environmental Condition
OEC - Other Environmental Considerations
BER - Business Environmental Risk
Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
5 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices

1.0 INTRODUCTION
RSB Environmental (RSB) was retained by Pixis, LLC (Client) to conduct a Phase I Environmental Site Assessment (ESA) of property located at 4468 Brockton Avenue, Riverside, Riverside County, California 92501 (the Subject Property). The protocol used for this assessment is in general conformance with ASTM Standard E1527-13, Standard Practice for Environmental Site Assessments: Phase I ESA Process.

On January 19, 2022, Ms. Alexis Caballos, a Site Inspector with RSB, conducted a site reconnaissance to assess the possible presence of petroleum products and hazardous materials at the Subject Property. RSB’s investigation included a review of aerial photographs, a reconnaissance of adjacent properties, background research and a review of available local, State and Federal regulatory records regarding the presence of petroleum products and/or hazardous materials at the Subject Property.

RSB contracted Environmental Risk Information Services Ltd. (ERIS) to perform a computer database search for local, State and Federal regulatory records pertaining to environmental concerns for the Subject Property and properties near the Subject Property (refer to Regulatory Records).

1.1 Purpose
The purpose of the ESA is to identify Recognized Environmental Conditions (RECs), Controlled Recognized Environmental Conditions (CRECs) and Historical Recognized Environmental Conditions (HRECs) and de minimis conditions as defined by ASTM E1527-13.

The term REC is defined as the presence or likely presence of any hazardous substances or petroleum products in, on, or at a property: (1) due to release to the environment; (2) under conditions indicative of a release to the environment; or (3) under conditions that pose a material threat of a future release to the environment.

The term CREC is defined as a recognized environmental condition resulting from a past release of hazardous substances or petroleum products that has been addressed to the satisfaction of the applicable regulatory authority (for example, as evidenced by the issuance of a no further action letter or equivalent, or meeting risk-based criteria established by regulatory authority), with hazardous substances or petroleum products allowed to remain in place subject to the implementation of required controls.

The term HREC is defined as a past release of any hazardous substances or petroleum products that has occurred in connection with the Subject 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.

The term de minimis condition is defined as a condition that generally does not present a threat to human health or the environment and that generally would not be the subject of an enforcement action if brought to the attention of appropriate governmental agencies. Conditions determined to be de minimis are not RECs or CRECs.”
The term Business Environmental Risk (BER) is defined as a risk which can have a material environmental or environmentally-driven impact on the business associated with the current or planned use of a parcel of commercial real estate, not necessarily limited to those environmental issues required to be investigated as defined by ASTM.

This Phase I ESA was also performed to permit the User to satisfy one of the requirements to qualify for the innocent landowner, contiguous property owner, or bona fide prospective purchaser limitations on Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
6 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices scope of Comprehensive Environmental Response, Compensation and Liability Act (CERCLA) (42 U.S.C. §9601) liability (hereinafter, the landowner liability protections, or “LLPs”). ASTM Standard E1527-13 constitutes “all appropriate inquiry into the previous ownership and uses of the property consistent with good commercial or customary practice as defined at 42 U.S.C. §9601(35) (B). RSB understands that the findings of this study will be used by the Client to evaluate a pending financial transaction in connection with the Subject Property.

1.2 Scope of Work
The scope of work for this Phase I ESA is in general accordance with the requirements of ASTM Standard E1527-13. RSB warrants that the findings and conclusions contained herein were accomplished in accordance with the methodologies set forth in the Scope of Work. These methodologies are described as representing good commercial and customary practice for conducting a Phase I ESA of a property for the purpose of identifying RECs. No other warranties are implied or expressed.

Additionally, RSB addressed certain ASTM non-scope considerations. These non-scope considerations include asbestos-containing materials (ACM), radon, lead-based paint (LBP), microbial growth, and flood zones.

Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
7 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices

2.0 SITE DESCRIPTION

2.1 Ownership and Location
According to the Riverside County Assessor's Office, the Subject Property is currently owned by Randolph Clint & Clare Family Trust Dtd.

The Subject Property is located at 4468 Brockton Avenue, Riverside, Riverside County, California 92501.

The Subject Property includes one (1) rectangular shaped parcel, identified by the Riverside County Assessor's Office as 217060009 totaling approximately 0.17 acres. The Subject Property is located approximately 450-feet on the southeast of intersection of Brockton Avenue and 14th Street. Figure 1 - Location Map depicts the location of the Subject Property. Figure 2 - Site Plan depicts the configuration of the Subject Property and adjoining properties. Figure 3 - Topographic Map depicts the location of the Subject Property on the 2018 Riverside West, CA United States Geological Survey (USGS) 7.5 Minute Topographic Quadrangle.

2.2 Subject Property Improvements and Current Use
The Subject Property is currently improved with One (1) building, totaling approximately 1,742 square feet (SF). Based on the information obtained from Riverside County Assessor's Office, the existing building was developed on the Subject Property in 1939. Since then the Subject Property has been used for commercial purposes.

2.3 Surrounding Properties
Property use in the vicinity of the Subject Property is primarily characterized by commercial properties.

No visual evidence of adverse environmental conditions was observed during the survey of the adjoining properties. The following table outlines the findings of adjoining properties to the site.

3.0 INTERVIEWS, RECORDS AND MUNICIPAL INFORMATION

3.1 User Provided Information
Pursuant to ASTM Standard E1527-13, it is the responsibility of the User, the Owner of the Property, and the Property Owners designated Contact to ensure compliance with the All Appropriate Inquiry (AAI); innocent land owner defense. As such, RSB requested Property information from the User, the Property Owner, and the Property Owners designated Contact in the form of a Phase I ESA Questionnaire. Failure to provide the requested information may be considered a data gap. A completed Pre-Survey Questionnaire was not returned to RSB.

User Provided Information
Database
Records
Identified Findings
Title Records No The User did not provide RSB with any
recorded land title records or lien records,
filed under federal, tribal, state, or local
law, for review.

Environmental Liens or Activity and Use
Limitation
No The User was not aware of any
environmental liens associated with the
Subject Property. In addition, the User had
no knowledge of any use or activity
limitations.

Specialized Knowledge No The User did not inform RSB of any specialized knowledge of the Subject
Property that would re-late to the presence
of RECs, in connection with the Subject
Property or indicate that they were aware
of any commonly known or reasonably
ascertainable information within the local
community about the Subject Property that
is material to RECs in connection with the
Subject Property.

Commonly Known or Reasonably
Ascertainable Information
No The User was not aware of any
environmental conditions associated with
the Subject Property.

Valuation Reduction for Environmental
Issues
No The User was not aware of any valuation
reductions associated with the Subject
Property.

Owner, Property Manager and Occupant
Information
Yes According to the Riverside County
Assessor's Office, the APN for the Subject
Property is 217060009. The Subject
Property is currently owned by Randolph
Clint & Clare Family Trust Dtd. The
Subject Property is currently improved with
One (1) building.

Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
9 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices

3.2 Reason for Performing Phase I ESA
The purpose of this Phase I ESA is to identify existing or potential RECs, CRECs, and/or HRECs in connection with the Subject Property. An REC, CREC, and HREC are defined under ASTM Standard E1527-13.

This Phase I ESA was also performed to permit the User to satisfy one of the requirements to qualify for the innocent landowner, contiguous property owner, or bona fide prospective purchaser limitations on scope of Comprehensive Environmental Response, Compensation and Liability Act (CERCLA) (42 U.S.C. §9601) liability (hereinafter, the “landowner liability protections,” or “LLPs”). ASTM Standard E1527-13 constitutes all appropriate inquiry into the previous ownership and uses of the property consistent with good commercial or customary practice as defined at 42 U.S.C. §9601(35) (B). RSB understands that the findings of this study will be used by the Client to evaluate a pending financial transaction in connection with the Property.

3.3 Interview
The following persons were interviewed to obtain information regarding recognized environmental conditions in connection with the Subject Property. Additionally, a Pre-Survey Questionnaire was forwarded to the designated Subject Property contact. The Pre-Survey Questionnaire has not been completed or returned to our offices. The information requested in the Pre-Survey Questionnaire is intended to assist in gathering information that may be material to identifying recognized environmental conditions in connection with the Subject Property. The accompanying documentation is presented in Other Supporting Documentation Appendix.

Interviews
Contact Interview Date Pertinent Information or Comments Mr. Clint Randolph January 19, 2022 Mr. Clint Randolph was interviewed during site reconnaissance and provided general information
regarding the Subject Property. Mr. Clint
Randolph was not aware of any environmental
concerns on the Subject Property.

Pertinent information from the interviews is presented in applicable sections of this report.

Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
10 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices

4.0 ENVIRONMENTAL RECORDS

4.1 Standard Environmental Record Sources
Information from standard Federal and state environmental record sources was provided through Environmental Risk Information Services Ltd. (ERIS). Data from governmental agency lists are updated and integrated into one database, which is updated as data is released. This integrated database also contains postal service data in order to enhance matchings for the Subject Property. Records from one government source are compared to records from another to clarify any ambiguities for the Subject Property. The demographic and geographic information available provides assistance in identifying and managing risk. The accuracy of the geocoded locations is approximately +/-300 feet.

In some cases, location information supplied by the regulatory agencies is insufficient to allow the database companies to geocode facility locations. These facilities are listed under the Orphans section within the ERIS report. According to the ERIS report, orphan facilities were not identified.

In addition, as recommended by ASTM Standard E1527-13, the standard Federal, State, and Tribal Environmental Record sources within the ERIS report were utilized to identify potential on-site and/or off-site RECs, CRECs, and HRECs. If identified, the relative listed REC(s), CREC(s), and/or HREC(s) is discussed below. A copy of the ERIS Report has been included in Regulatory Records Appendix of this
report.

Regulatory Records Review
Standard
Environmental Record
Sources
Approximate
Minimum Search
Distance Per ASTM
(mi) Subject Property Off-Site Properties
Federal CERCLIS 0.5 0 0
Federal CERCLIS
NFRAP

0.5 0 0
Federal Delisted NPL 0.5 0 0
Federal ERNS Property only 0 0
Federal IC/EC Property only 0 0
Federal NPDES 0.5 0 0
Federal NPL 1 0 0
Federal RCRA

CORRACTS
1 0 0
Federal RCRA
Generators/
non-Generators
Property and Adjoining 2 5
Federal RCRA
non-CORRACTS TSD

0.5 0 1
Federal Brownfields 0.5 0 76
Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
11 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices Standard
Environmental Record
Sources
Approximate
Minimum Search
Distance Per ASTM
(mi) Subject Property Off-Site Properties
State and Tribal
Brownfield Sites

0.5 0 0
State and Tribal
Hazardous Waste Sites
(CERLCIS Equivalent)

0.5 0 5
State and Tribal
Hazardous Waste Sites
(NPL Equivalent)

0.5 0 0
State and Tribal Landfill
and/or Solid Waste
Disposal Sites

0.5 0 1
State and Tribal Waste
Management Unit

0.5 0 1
State and Tribal
Construction and
Demolition Debris
Recyclers

0.5 0 1
State and Tribal Leaking
Tanks

0.5 0 8
State and Tribal
Registered UST and
AST
Property and Adjoining 0 0
State and Tribal
Historical Hazardous
Substance Storage
Information (HHSS)

0.25 0 7
Statewide
Environmental
Evaluation and Planning
System (UST SWEEPS)

0.25 0 4
State and Tribal
Historical Hazardous
Substance Storage
Container Information
(HIST TANK)

0.25 0 7
State and Tribal
Voluntary Cleanup

0.5 0 0
State and Tribal
GeoTracker Cleanup
Program Sites

0.5 0 2
Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
12 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices Standard
Environmental Record
Sources
Approximate
Minimum Search
Distance Per ASTM
(mi) Subject Property Off-Site Properties
State and Tribal Delisted
County Records

0.25 0 3
Riverside County -
Local Oversight
Program List

0.5 0 8
Riverside County -
Underground Storage
Tanks List

0.25 0 3
Additional
Environmental Records
(FINDS/FRS, ALT
FUELS,

HAZNET,HIST

MANIFEST,

MEDICAL WASTE,

CERS HAZ, HWG

RIVERSIDE, MED

WST RIVERSIDE)
Property and Adjoining 7 25

4.1.1 Subject Property
Brockton Auto Clinic, the Subject Property tenant was identified on the Federal RCRA Generator database with EPA Handler ID "CAR000074989" and generator type by the amount listed as "SQG - Small Quantity Generator"; on Federal RCRA non-Generator database with EPA handler ID "CAL000010165".

The waste generated at the facility was ignitable waste and tetrachloroethylene. The facility was also identified once on FINDS/FRS, three times on the HAZNET database, once on HWG RIVERSIDE, and once on the CERS HAZ database as a Hazardous Waste Generator facility and Chemical Storage Facility. Several compliance monitoring and enforcement violations were reported as of November 2021.

The violations included lack of documentation related to chemicals stored on-site, staining and absorbent on the side of the stationary tank holding used antifreeze, and failure to properly label and store hazardous waste accumulation containers. The violations were resolved and the facility returned back to compliance on 7/13/2021. However, compliance was achieved for all the reported violations. Based on the current regulatory status and the lack of active compliance violations, the identified listings are unlikely to be considered as an environmental concern.

The Subject Property was also identified on the HIST MANIFEST database with Gen EPA ID:
"CAL000009830" and State Waste Code Description listed as halogenated solvents (chloroforms, methyl chloride, perchloroethylene, etc). No violations were identified on the environmental records associated with this listing. Based on the lack of reported violations, it is unlikely to consider the identified listing as an environmental concern to the Subject Property.

Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
13 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices

4.1.2 Surrounding Properties
Federal RCRA non-CORRACTS TSD Facilities
One (1) site was identified on Federal RCRA non-CORRACTS TSD Facilities database on the environmental records reviewed. The identified site is located at 0.10 miles from the subject property.

Based on the distance and separation due to urban development, it is unlikely to consider the identified site to represent a significant environmental concern to the subject property.

Federal RCRA Generator/Non-Generator
Seven (7) sites including the Subject Property were identified on the Federal RCRA Generator/Non-Generator database on the environmental records reviewed. The Subject Property listings are described above. The remaining sites are listed below:

Diagnostic Breast Imaging Center located at 4500 Brockton Avenue - 0.01 miles - East-southeast - upgradient from the Subject Property was identified on Federal RCRA Generator database with EPA Handler ID "CA0000259804" and generator type by the amount listed as "SQG - Small Quantity Generator". Under various entity, the facility was also identified twice on FINDS/FRS database, four times on HAZNET database, once on HIST MANIFEST database and six times on MED WST RIVERSIDE database. No compliance monitoring and enforcement violations were reported as of November 2021.

Based on the lack of reported violations the identified site is unlikely to be considered as an environmental concern.

The Oncology Institute CA APC DBA The Oncology Institute of Hope & Innovation located at 4500 Brockton Avenue - 0.01 miles - East-southeast - upgradient from the Subject Property was identified twice on Federal RCRA non-Generator database with EPA Handler ID "CAL000463409" and "CAL000438541". Under various entity, the facility was also identified twice on FINDS/FRS database, four times on HAZNET database, once on HIST MANIFEST database and six times on MED WST RIVERSIDE database. No compliance monitoring and enforcement violations were reported as of November 2021. Based on the lack of reported violations the identified site is unlikely to be considered as an environmental concern.

Jacqueline Agcaoili MD Corp located at 4440 Brockton Avenue - 0.02 miles - Northeast - upgradient from the Subject Property was identified on Federal RCRA non-Generator database with EPA Handler ID "CAL000451676". The facility was also identified once on FINDS/FRS database, three times on HAZNET database and four times on MED WST RIVERSIDE database. No compliance monitoring and enforcement violations were reported as of November 2021. Based on the lack of reported violations the identified site is unlikely to be considered as an environmental concern.

American Textile Company located at 4459 Brockton Avenue - 0.04 miles - Northwest - upgradient from the Subject Property was identified on Federal RCRA non-Generator database with EPA Handler ID "CAC003123840". The facility was also identified on MEDICAL WASTE database. No compliance monitoring and enforcement violations were reported as of November 2021. Based on the lack of reported violations the identified site is unlikely to be considered as an environmental concern.

Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
14 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices Federal Brownfields
76 sites were identified on Federal The Assessment, Cleanup and Redevelopment Exchange System (ACRES) Brownfield database on the environmental records reviewed. The identified sites are located more than 0.10 miles from the subject property. Based on the distance and separation due to urban development, it is unlikely to consider the identified sites to represent a significant environmental concern to the subject property.

State and Tribal EnviroStor (State Equivalent CERCLIS)
Five (5) sites were identified on State and Tribal EnviroStor (State Equivalent CERCLIS) database on the environmental records reviewed. The identified sites are located more than 0.50 miles from the subject property. Based on the distance and separation due to urban development, it is unlikely to consider the identified sites to represent a significant environmental concern to the subject property.

State and Tribal Waste Management Unit
One (1) site was identified on State and Tribal Waste Management Unit database on the environmental records reviewed. The identified site is located more than 0.25 miles from the subject property. Based on the distance and separation due to urban development, it is unlikely to consider the identified site to represent a significant environmental concern to the subject property.

State and Tribal Construction and Demolition Debris Recyclers One (1) site was identified on State and Tribal Construction and Demolition Debris Recyclers database on the environmental records reviewed. The identified site is located more than 0.25 miles from the subject property. Based on the distance and separation due to urban development, it is unlikely to consider the identified site to represent a significant environmental concern to the subject property.

State and Tribal Leaking Storage Tanks (LPST)
Eight (8) sites were identified on State and Tribal Leaking Underground Fuel Tank Reports database on the environmental records reviewed. Seven (7) sites are located at or more than 0.10 miles from the subject property. Based on the distance and separation due to urban development, it is unlikely to consider the identified sites to represent a significant environmental concern to the subject property. The remaining site is listed below:

Details
Site name and location Campbell Oil Company located at 4491 Brockton Avenue Distance/ Direction/
Gradient

0.05 miles - West - Down-gradient
Global ID T0606500008
Capacity/ Contents Unknown/gasoline
Year identified October 1986
Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
15 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices Details
Comments The site is also identified on Riverside County - Local Oversight Program List database. The leak case was identified with groundwater contamination. The site is currently under cleanup. Based on the distance, presumed hydrogeologic gradient and separation due to roadway, it is unlikely to consider the identified site as an environmental concern to the subject property.

State and Tribal HHSS/ UST SWEEPS/ HIST TANK
Seven (7) sites were identified on State and Tribal Historical Hazardous Substance Storage Information (HHSS) database, four (4) sites were identified on Statewide Environmental Evaluation and Planning System (UST SWEEPS) database, and seven (7) sites were identified on State and Tribal Historical Hazardous Substance Storage Container Information (HIST TANK) database on the environmental records reviewed. The identified sites are located not in close proximity or downgradient from the Subject Property. Based on the distance, presumed hydrogeologic gradient, and separation due to urban development, it is unlikely to consider the identified sites to represent a significant environmental concern to the subject property.

State and Tribal GeoTracker Cleanup Program Sites
Two (2) sites were identified on State and Tribal GeoTracker Cleanup Program Sites database on the environmental records reviewed. The identified sites are located more than 0.25 miles or downgradient from the subject property. Based on the distance, presumed hydrogeologic gradient and separation due to urban development, it is unlikely to consider the identified sites to represent a significant environmental concern to the subject property.

State and Tribal Delisted County Records
Three (3) sites were identified on State and Tribal Delisted County Records database on the environmental records reviewed. The identified sites are located at or more than 0.10 miles from the subject property.

Based on the distance and separation due to urban development, it is unlikely to consider the identified sites to represent a significant environmental concern to the subject property.

Riverside County - Local Oversight Program List
Eight (8) sites were identified on Riverside County - Local Oversight Program List database on the environmental records reviewed. Seven (7) sites are located at or more than 0.10 miles from the subject property. Based on the distance and separation due to urban development, it is unlikely to consider the identified sites to represent a significant environmental concern to the subject property. Remaining one (1) site is listed in the section State and Tribal Leaking Storage Tanks (LPST).

Riverside County - Underground Storage Tanks List
Three (3) sites were identified on Riverside County - Underground Storage Tanks List database on the environmental records reviewed. The identified sites are located at or more than 0.10 miles from the subject property. Based on the distance and separation due to urban development, it is unlikely to consider the identified sites to represent a significant environmental concern to the subject property.

Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
16 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices Additional Environmental Records
Under the entity, Riverside Medical Group - Parking Structure, the property located at 4550 Brockton Avenue – 0.07 miles – South-southwest – Up gradient from the Subject Property was identified on ALT FUELS database with Id "123920", current status "Open" and fuel served is listed as "Electric". No violations were identified on the environmental records associated with this listing. Based on the lack of reported violations, it is unlikely to consider the identified site as environmental concern to the Subject Property.

The same facility was also identified on CERS HAZ database as a Chemical Storage Facility with EI ID "10530916". Few compliance monitoring and enforcement violations were reported as of November 2021. The violations were minor in nature and included documentation related violations only. However, compliance was achieved for all the reported violations. Based on the compliance status of reported violations, the identified site is unlikely to be considered as an environmental concern.

Unplottable Sites
The environmental records search sometimes includes a list of “unplottable” or “orphan” sites which may or may not be located within the minimum search distances. Unplottable sites were not identified during the review of environmental sources.

4.2 Environmental Record from Government Agencies
In addition, to the information requested and discussed from the agencies listed below, RSB also requested information on the presence of activity and use limitations (AULs) on the Property from these agencies.

As defined by ASTM Standard E1527-13, AULs are the legal or physical restrictions or limitations on the use of, or access to, a site or facility: 1) to reduce or eliminate potential exposure to hazardous substances or petroleum products in the soil or groundwater on the Property; or 2) to prevent activities that could interfere with the effectiveness of a response action, in order to ensure maintenance of a condition of no significant risk to public health or the environment. These legal or physical restrictions, which may include institutional and/or engineering controls (IC/ECs), are intended to prevent adverse impacts to individuals or populations that may be exposed to hazardous substances and petroleum products in the soil or groundwater on the Subject Property.

Agency Contacted Date of Information Request
California Environmental Protection Agency January 13, 2022 City of Riverside City Clerk's Office January 13, 2022
As a part of this assessment, Freedom of Information Act (FOIA) request was submitted to local and state municipal agencies to obtain historical records, property use or any open violations regarding the subject property. As of January 24, 2021, RSB has not received a response to this inquiry. Upon receipt of the agency response, if the provided information has a material effect on the findings of this report, RSB will forward this information as an addendum to this report. If no response is received, or no material information is identified, our report will not be modified.

Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
17 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices

4.3 Vapor Migration
RSB reviewed reasonably ascertainable information for the subject and nearby properties, including a regulatory database, files for nearby release sites, and/or historical documentation, to determine if potential vapor-phase migration concerns may be present which could impact the subject property.

RSB did not identify significant on-site concerns and/or regulated listings from nearby sites which suggest that a vapor-phase migration concern currently exists at the subject property.

This vapor migration screening was conducted in accordance with ASTM E1527-13 and is not intended to satisfy the requirements of ASTM E2600-15. The scope of this screening was limited to visual observations and review of the environmental database report and did not include the collection and laboratory analysis of air samples to confirm or refute the presence of airborne contaminants by vapor intrusion.

Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
18 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices

4.4 Physical Setting Sources

4.4.1 Topography
The United States Geological Survey (USGS), Riverside West, CA Quadrangle 7.5-minute series topographic map was reviewed for this ESA. This map was published by the USGS in 2018. Based on a review of the topographic map, the Subject Property is located approximately 797 feet above mean sea level (MSL). The contour lines also indicate that the Subject Property is sloping towards south.

4.4.2 Soils/Geology
According to the Soil Survey of Riverside County, California provided by the United States Department of Agriculture (USDA), Natural Resource Conservation Service (NRCS) at their website:
www.websoilsurvey.nrcs.usda.gov. The soils beneath the Subject Property is composed following soils:

Arlington loam, deep, 0 to 5 percent slopes, classified as well-drained and identified on the Hydrologic Soil Group B, soils in this group have moderately low runoff potential when thoroughly wet. Water transmission through the soil is unimpeded, and
Chino silt loam, drained, saline-alkali classified as Somewhat poorly drained and identified on the Hydrologic Soil Group C/D - These soils have moderately high runoff potential when drained and high runoff potential when undrained.

The geology of the Subject Property is summarized in the following table:

Source Geology
ERIS Physical Setting Report Based on USGS information, the geology consists of Quaternary alluvium and marine deposits from Pliocene to Holocene series era. The primary rock type is alluvium and the secondary rock type is terrace.

4.4.3 Hydrology
Information specific to the Subject Property regarding the depth to groundwater and direction of groundwater flow was not readily available for the Subject Property. According to information obtained from the Soil Survey of Riverside County, California, USDA, NRCS website:
www.websoilsurvey.nrcs.usda.gov, the depth to the high groundwater table is estimated to be greater than 6 feet below the ground surface. In addition, based on local topography, groundwater in the general vicinity of the Subject Property is inferred to flow radially towards south.

The nearest surface water body is Riverside Canal located approximately 0.70-miles to the southeast from the Subject Property.

According to available information, the City of Riverside serves the Subject Property and/or vicinity. The Subject Property does not utilize the groundwater directly beneath the Property for domestic purposes.

Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
19 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices

4.4.4 Flood Zone Information
A review of a Flood Insurance Rate Map, published by the Federal Emergency Management Agency, was performed. According to Panel Number 06065C0710G dated August 28, 2008, the Subject Property appears to be located within Flood Zone “Flood zone X Unshaded”. Flood zone X Unshaded, defined as areas of minimal flood hazard.

4.4.5 Oil and Gas Exploration
According to the National Pipeline Mapping System (NPMS), No oil and gas pipelines or wells are located on the Subject Property and adjoining properties.

Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
20 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices

5.0 HISTORICAL INFORMATION
RSB attempted to develop a history of the previous uses of the Subject Property and surrounding area in order to help identify the likelihood of past uses having led to RECs in connection with the Subject Property. Efforts were made to identify the uses of the Subject Property back to the Subject Property's first use, or back to 1940, whichever is earlier.

The following sections summarize the findings of RSB's historical research.

5.1 Historical Research
The following table outlines decades of historical data reviewed as part of this assessment:

Historical
Research
1850
to
1920 1930 1940 1950 1960 1970 1980 1990 2000 2010 2020 NA Aerial
Photographs      
Historical
Topographic
Maps
       
Sanbon Fire
Insurance
Maps
  
City
Directories          
Prior
Assessment
Reports


5.2 Aerial Photographs
Available aerial photographs dated 1948, 1966, 1967, 1980, 1994, 2002, 2005, 2009, 2010, 2012, 2014, 2016 and 2018 were reviewed on
historicalaerials.com. The photographs are discussed below:

Aerial Photographs - Subject Property
Year(s) Property Description
1948 Building structure depicted
1966, 1967 Existing building structure depicted
1980, 1994, 2002, 2005, 2009,
2010, 2012, 2014, 2016, 2018
Existing development
Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
21 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices Aerial Photographs - Surrounding Areas
Year(s) North East West South
1948 Building structure
depicted
Undeveloped land
depicted
Building structures
depicted across
roadway
Athletic field
depicted
1966 Building structure
depicted
Parking lot and
Athletic field
depicted
Existing
development
Athletic field
depicted
1967, 1980 Existing
development
Parking lot and
Athletic field
depicted
Existing
development
Athletic field
depicted
1994, 2002, 2005,
2009, 2010, 2012
Existing
development
Parking lot and one
of the existing
building structure
depicted
Existing
development
Parking lot
depicted
2014 Existing
development
Parking lot and one
of the existing
building structure
depicted
Existing
development
Existing
development
2016, 2018 Existing
development
Existing
development
Existing
development
Existing
development

5.3 Historical Topographic Maps
The United States Geological Survey (USGS), Riverside West, CA Quadrangle 7.5-minute series topographic maps were reviewed for this ESA. The topographic maps were published by the USGS in 1901, 1905, 1911, 1927, 1939, 1942, 1955, 1960, 1962, 1969, 1975, 1981, 2012, 2015 and 2018 were reviewed on
historicalaerials.com. The maps are discussed below:

Topographic Maps - Subject Property
Year(s) Property Description
1901, 1905, 1911, 1927, 1939,
1942
No structure depicted
1955 Building structure depicted
1960 Shaded to represent urban development
1962, 1969, 1975, 1981 Building structure depicted
2012, 2015, 2018 No structure depicted
Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
22 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices Topographic Maps - Surrounding Areas
Year(s) North East West South
1901, 1905, 1911,
1927, 1939, 1942
No structure
depicted
No structure
depicted
Building structures
depicted across
roadway
No structure
depicted
1955 Building structure
depicted
No structure
depicted
Building structure
depicted across
roadway
No structure
depicted
1960 Shaded to
represent urban
development
Shaded to
represent urban
development
No structure
depicted across
roadway
Shaded to
represent urban
development
1962 Building structure
depicted
No structure
depicted
Building structure
depicted across
roadway
No structure
depicted
1969, 1975 Building structure
depicted
No structure
depicted
Building structure
depicted across
roadway
No structure
depicted across
roadway
1981 Building structure
depicted
Building structure
depicted
Building structure
depicted across
roadway
No structure
depicted across
roadway
2012, 2015, 2018 No structure
depicted
No structure
depicted
No structure
depicted across
roadway
No structure
depicted

5.4 Sanborn Fire Insurance Maps
Sanborn Maps were originally created for assessing fire insurance liability in urbanized areas throughout the United States. The maps include detailed records regarding town and building information in approximately 12,000 U.S. towns and cities from 1867 to 1970 and have become a valuable tool for historical researchers. From an environmental standpoint, the map collection is a useful aid in documenting historical property developments of environmental concern such as dry-cleaning facilities, gas stations, manufacturing plants, etc.

RSB reviewed the collection of Sanborn Fire insurance maps from Environmental Risk Information Services Ltd. (ERIS) on January 12, 2022. Sanborn map coverage was available for the Subject Property.

A copy Sanborn Fire insurance maps is provided in
Historical Research Documentation.

Sanborn Fire Insurance Maps-Subject Property
Year Property Description
1895 No structure depicted
1908 Dwelling unit depicted
1951, 1952, 1953, 1954, 1955,
1957, 1958, 1959, 1960, 1961,
1962, 1965
Auto repair shop and Gas & Oil tank depicted
Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
23 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices Sanborn Fire Insurance Maps-Subject Property
Year Property Description
1968, 1969 Rug Cleaning facility depicted
Sanborn Fire Insurance Maps-Surrounding Properties
Year(s) North East West South
1895 No structure
depicted
No structure
depicted
Brockton Avenue
with 8'' water
pipeline beneath
followed by
Riverside steam
Laundry depicted
No structure
depicted
1908 Dwelling unit and
Royal Steam
Laundry Company
depicted
No structure
depicted
Brockton Avenue
with 8'' water
pipeline beneath
followed by
Riverside Steam
Laundry and
Dwelling unit
depicted
Athletic Field
depicted
1951 Dwelling unit and
Royal Steam
Laundry Company
depicted
No structure
depicted
Brockton Avenue
with 10'' water
pipeline beneath
followed by
Riverside Laundry
and Cleaners
depicted
Athletic Field
depicted
1952, 1953, 1954 Dwelling unit and
Royal laundry Co
Inc depicted
No structure
depicted
Brockton Avenue
with 10'' water
pipeline beneath
followed by
Riverside Laundry
and Cleaners
depicted
Ball Park and
Athletic Field
depicted
1955 Dwelling unit and
Royal laundry Co
Inc depicted
No structure
depicted
Brockton Avenue
with 10'' water
pipeline beneath
followed by
Riverside Laundry
and Cleaners and
Auto Repair
facility, depicted
Ball Park and
Athletic Field
depicted
Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
24 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices Sanborn Fire Insurance Maps-Surrounding Properties
Year(s) North East West South
1957 Royal laundry Co
Inc depicted
No structure
depicted
Brockton Avenue
with 10'' water
pipeline beneath
followed by
Riverside Laundry
and Cleaners and
Auto Repair
facility, depicted
Ball Park and
Athletic Field
depicted
1958, 1959, 1960,
1961, 1962, 1965
Royal laundry Co
Inc depicted
No structure
depicted
Brockton Avenue
with one (1) 36"
and one (1) 10''
water pipelines
beneath followed
by Riverside
Laundry and
Cleaners and Auto
Repair facility,
depicted
Ball Park and
Athletic Field
depicted
1968, 1969 Offices depicted No structure
depicted
Brockton Avenue
with one (1) 36"
and one (1) 10''
water pipelines
beneath followed
by Riverside
Laundry and
Cleaners and Auto
Repair facility,
depicted
Ball Park and
Athletic Field
depicted

5.5 City Directories
A City Directory Abstract was provided by ERIS and reviewed for past names and businesses that were listed for the Subject Property and adjoining properties. The findings are presented in the following table, and a copy of the City Directory is provided in
Historical Research Documentation .

City Directories-Subject Property
Year(s) Property Description
1925 Address not listed
1931 Crawford W W
1936 Address not listed
1941, 1945, 1951 Smith and Pattison - Auto Repairs
1955 Ray's Upholstery
1966 Magic Carpet Rug Cleaners
Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
25 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices City Directories-Subject Property
Year(s) Property Description
1971 Steves lawn Mower
1991 Brockton Auto Clinic and Randolph Lealle A
1996 Brockton Auto Clinic
2001 Brockton Auto Clinic and Randolph Leslie
2006-2007 Brockton Auto Clinic and Randolph Clint
2012, 2016, 2020 Brockton Auto Clinic - Automobile Repairing & Service City Directories-Surrounding Areas
Year(s) Property Description
North (4440 Brockton Avenue)
1925, 1931, 1936, 1941 Address not listed
1945, 1951, 1955 Royal Laundry Co
1966 Address not listed
1971, 1991, 1996, 2001,
2006-2007, 2012, 2016, 2020
Multiple commercial tenants listed
East (4500 Brockton Avenue; 4000 14th Street)
1925, 1931, 1936, 1941, 1945 Address not listed
1951, 1955 Wong G I
1966, 1971 Address not listed
1991, 1996, 2001, 2006-2007,
2012, 2016, 2020
Multiple commercial tenants listed
West (4459, 4510 Brockton Avenue)
1925 Address not listed
1931, 1936, 1941, 1945, 1951 Riverside Laundry and Dry Cleaners 1955 Riverside Laundry and Dry Cleaners and Tip Top Laundry 1966 Blue Seal Linen Supply and Dry Cleaners
1991, 1996 Address not listed
2001, 2006-2007, 2012 Tri City Linen Supply-Linen Supply Service 2016, 2020 Multiple commercial tenants listed
South (4510, 4550 Brockton Avenue)
1925, 1931, 1936, 1941, 1945,
1951, 1955, 1966, 1971, 1991,
1996, 2001, 2006-2007, 2012
Address not listed
Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
26 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices City Directories-Surrounding Areas
Year(s) Property Description
2016, 2020 Multiple commercial tenants listed

5.6 Prior Assessment Reports
RSB was not provided with prior assessment reports.

Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
27 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices

5.7 Historical Use Summary
Historical Use Summary
Based on available historical information, the Subject Property was an undeveloped land at least until 1907. A Dwelling unit was depicted on the Subject Property in 1908. The existing commercial building was developed on the Subject Property in 1939. Since then, the Subject Property has been used for commercial purposes.

Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
28 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices

6.0 SUBJECT PROPERTY RECONNAISSANCE

6.1 Methodology and Limiting Conditions
The Subject Property reconnaissance was conducted by Ms. Alexis Caballos, RSB Site Inspector, on January 19, 2022. The weather at the time of the Property visit was Haze, 59 Degree Fahrenheit.

The Subject Property reconnaissance consisted of visual and/or physical observations of the Subject Property and improvements, adjoining properties as viewed from the Subject Property boundaries, and the surrounding area based on visual observations made from adjacent public thorough-fares. Building exteriors were observed along the perimeter from the ground, unless described otherwise. Building interiors were observed as they were made safely accessible, unless described otherwise.

6.2 Subject Property Reconnaissance

6.2.1 Subject Property Reconnaissance
Observation Yes No
Hazardous Substance and Petroleum Products in Connection with Identified Uses 
Hazardous Substance and Petroleum Products in Connection with Unidentified Uses 
Drums and Containers of Unidentified Substance or Petroleum Products  Aboveground and Underground Storage Tanks 
Strong, Pungent or Noxious Odors 
Pools of Liquids 
Electrical or Hydraulic Equipment likely to Contain Fluids  Heating and Cooling Source 
Interior Stains or Corrosion other than from Water 
Floor Drains, Sumps, Clarifiers and Oil/Water Separators  Pits, Ponds and Lagoons 
Exterior Stained Soils or Pavement 
Stressed Vegetation 
Onsite Solid Waste Disposal or Unknown Fill 
Wastewater 
Wells 
Septic Systems and Cesspools 
Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
29 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices Regulated Hazardous Substances/Wastes and/or Petroleum Products in Connection with Property Use/Interior Stains
Regulated
Hazardous
Sub-stances/
Wastes (size/
quantity) Locations
Operations
Associ-ated with
Material
Secondary
Containment Staining/ Spills
Cleaning chemicals Warehouse interior Routine
maintenance
No No
Three 55-Gallon
drums containing
Waste Oil, used oil
filters and new oil
Storage area Auto-repair No No
Aerosol cans,
1-gallon containers
of cleaners, oils,
gasoline and paint
Outdoor auto
repair area and
storage cabinet
Auto-repair No No
5-gallon bucket of
waste oil
Near parts washer Auto-repair No No
5-gallon pails of
Heavy Duty
Cleaner De-greaser
and oil
Storage container Auto-repair No No
Flammable
chemicals
Storage cabinet Auto-repair No No
Propane cylinder Service area For forklift No No
RSB did not observe evidence of spills, staining or leaks due to the above mentioned substances. Based on the good condition of the above mentioned substances, it is not expected to represent a significant environmental concern.

RSB identified few compressed gas cylinders containing oxygen and argon. The compressed gas cylinders were observed to be stored in an upright position and were secured to the concrete wall with steel chains.

These materials appeared to be securely stored and properly labeled, and no evidence of significant leaks, spills or materials mismanagement was observed at the time of reconnaissance.

Aboveground and Underground Storage Tanks (AST/UST)
RSB observed one (1) 110-gallons AST containing waste oil and one (1) 110-gallons AST containing antifreeze located in the hazardous waste enclosure, adjoining the west corner of the building. RSB did not observe evidence of leaks or staining on the floor associated with the chemicals. RSB recommends secondary containment be provided for the storage tanks. Based on the observed good condition of the aboveground storage tanks, it is unlikely to consider them as an environmental concern.

Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
30 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices Electrical or Hydraulic Equipment likely to Contain Fluids RSB observed three (3) pole-mounted transformers located on the southwest corner of the subject property.

There were no signs of leak observed near transformers. Based on the observed condition of the transformers, it is unlikely to consider them as an environmental concern.

RSB observed one (1) air compressor located in the west corner of the storage container. There were no signs of leak observed near the air compressor. Based on the observed good condition of the air compressor, it is unlikely to consider it as an environmental concern.

The Subject Property is currently equipped with, one (1) 12,000 lbs hydraulic lift, one (1) 7,000 lbs hydraulic lift, and two (2) 9,000 lbs hydraulic lifts were located in the service area, on the northwest portion of the building, east corner of the building and in the center of the property respectively. The hydraulic equipment associated with existing aboveground hydraulic lifts and forklift appeared to be operational, and no significant staining or other evidence of a release of hydraulic fluid was observed in the vicinity of this equipment. Based on the observed good condition of the hydraulic lifts, it is unlikely to consider them as an environmental concern.

Interior Stains or Corrosion other than from Water
RSB observed staining on the concrete flooring which appears from onsite operations. No floor drains, cracks, penetrations, or other potential pathways to the subsurface were identified at these locations. Based on the observed condition of the concrete flooring, this staining is considered a de minimis environmental condition.

Exterior Stained Soils or Pavement
RSB observed minor staining on pavement in the parking lot of the Subject Property. The staining appeared superficial and limited in extent, consistent with routine leakage from automobiles. RSB does not consider the staining an environmental concern in connection with the Subject Property.

Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
31 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices

6.3 Surrounding Property Reconnaissance

6.3.1 Surrounding Property Reconnaissance
Observation Yes No
Hazardous Substance and Petroleum Products in Connection with Identified Uses 
Hazardous Substance and Petroleum Products in Connection with Unidentified Uses 
Drums and Containers of Unidentified Substance or Petroleum Products  Aboveground and Underground Storage Tanks 
Strong, Pungent or Noxious Odors 
Pools of Liquids 
Electrical or Hydraulic Equipment likely to Contain Fluids  Heating and Cooling Source 
Interior Stains or Corrosion other than from Water 
Floor Drains, Sumps, Clarifiers and Oil/Water Separators  Pits, Ponds and Lagoons 
Exterior Stained Soils or Pavement 
Stressed Vegetation 
Onsite Solid Waste Disposal or Unknown Fill 
Wastewater 
Wells 
Septic Systems and Cesspools 
Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
32 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices

7.0 ASTM NON-SCOPE CONSIDERATIONS
RSB also assessed the subject property for the presence of Asbestos Containing Materials (ACMs), Radon, Lead-Based Paint and Mold Evaluation.

7.1 Asbestos containing Material (ACM)
Asbestos is a mineral fiber that has been used commonly in a variety of building construction materials for insulation and as a fire-retardant. Because of its fiber strength and heat resistant properties, asbestos was used in roofing shingles, ceiling and floor tiles, insulation products, asbestos cement products, and a host of other building materials. ACM is often classified as either friable or non-friable. Friable ACM, when dry, can be crumbled, pulverized, or reduced to powder by hand pressure. Non-friable ACM can be crumbled, pulverized, or reduced to powder during machining, cutting, drilling, or other abrasive procedures. When asbestos-containing materials are damaged or disturbed by repair, remodeling or demolition activities, microscopic fibers become airborne and can be inhaled into the lungs, where they can cause significant health problems. Friable ACM is more likely to release fibers when disturbed or damaged than non-friable ACM.

RSB conducted a limited visual screening for the presence of ACM at the Subject Property. The potential for the presence of ACM was evaluated based on the age of the improvements, dates of renovation, and other relevant information. For this assessment, materials listed in the USEPA Guidance Document:

Managing Asbestos in Place - A Building Owner’s Guide to Operations and Maintenance Programs for Asbestos-Containing Materials, which were installed prior to 1989, are suspected of containing asbestos. It should be noted that, while less likely, asbestos may still be found in current building materials, particularly non-friable products, such as sheet vinyl flooring, vinyl floor tiles, floor tile mastic, joint compound, asbestos-cement board and roofing materials.

Findings: Due to the age of Subject Property building (pre-1989), it is likely that asbestos containing materials (ACMs) are present at the Subject Property.

Overall, potential ACMs (PACMs) were observed to be in good condition. Actual material samples would need to be collected in order to determine if ACMs are present. According to the US EPA, ACMs and PACMs that are intact and in good condition can, in general, be managed safely under an Operations and Maintenance (O&M) Program until removal is dictated by renovation, demolition, or deteriorating material condition. Should renovations or demolition be required, PACMs would need to be sampled to confirm the presence and/or absence of asbestos prior to any renovation or demolition activities to prevent potential exposure to workers and/or building occupants.

7.2 Radon
Radon is a naturally occurring colorless, odorless gas that is a by-product of the decay of radioactive materials potentially present in bedrock and soil. The USEPA guidance action level for annual residential exposure to radon is 4.0 picoCuries per liter of air (pCi/L). The guidance action level is not a regulatory requirement for private owners of commercial real estate, but is commonly used for comparison purposes to suggest whether further action at a building may be prudent.

A preliminary evaluation of the potential for concerns relating to radon was made using the USEPA Map of Radon Zones. The USEPA Map is based solely on averages in order to identify areas in the country with the potential for elevated indoor radon levels. Elevated levels of radon have been found in all radon zones.

A finding that a Subject Property is located in a zone with predicted levels of radon below the USEPA Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
33 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices action level does not mean a specific property does not have elevated levels of radon. The evaluation considered the location of the Property, previous test results, if available, type of construction and usage of the Subject Property.

Findings: Radon sampling was not requested as part of this assessment. According to the United States EPA, the radon zone level for the Riverside County is Zone 2. Zone 2 counties have a predicted average indoor radon screening level between 2 and 4pCi/L with a moderate potential for radon gas.

7.3 Lead-Based Paint (LBP)
Lead was added to paint as a pigment, to speed drying, increase durability or to resist moisture. Although lead improves paint, it was found to pose a health hazard, particularly to children under the age of six, whose bodies are still developing. A paint is considered LBP if it contains lead equal to or exceeding 1.0 milligram per square centimeter or 0.5 percent by weight, or 5,000 parts per million (ppm) by weight.

A preliminary evaluation for the presence of LBP was conducted. The evaluation was based on the age of the improvements, the extent of renovations, property usage, and past analytical testing, if available.

The Consumer Product Safety Commission banned the use of lead in paint in 1978, 16 CFR 1303. Most manufacturers, however, had ceased using lead well before this time. Paint applied after 1978 is not considered suspect LBP.

A comprehensive LBP survey was not conducted as part of this assessment. Conclusions are based on observations of representative areas only. A finding that LBP is not a significant concern cannot be interpreted as the building is free of LBP.

Findings: Due to the non-residential use of the Subject Property building, LBP is not a concern.

7.4 Mold Evaluation
As part of this assessment, RSB performed a limited visual inspection for the conspicuous presence of suspect mold growth. A class of fungi, molds has been found to cause a variety of health problems in humans, including allergic, toxicological, and infectious responses. Molds are decomposers of organic materials, and thrive in humid environments, and produce spores to reproduce, just as plants produce seeds.

When mold spores land on a damp spot indoor, they may begin growing and digesting whatever they are growing on in order to survive. When excessive moisture or water accumulates indoors, mold growth will often occur, particularly if the moisture problem remains undiscovered or unaddressed. As such, interior areas of buildings characterized by poor ventilation and high humidity are the most common locations of mold growth. Building materials including drywall, wallpaper, baseboards, wood framing, insulation, and carpeting often play host to such growth. Moisture control is the key to mold control. Molds need both food and water to survive; since molds can digest most things, water is the factor that limits mold growth.

The EPA recommends the following action to prevent the amplification of mold growth in buildings:
• Fix leaky plumbing and leaks in the building envelope as soon as possible; • Watch for condensation and wet spots. Fix source(s) of moisture problem(s) as soon as possible; • Prevent moisture due to condensation by increasing surface temperature or reducing the moisture level in air (humidity). To increase surface temperature, insulate or increase air circulation. To reduce the moisture level in air, repair leaks, increase ventilation (if outside air is cold and dry), or dehumidify (if outdoor air is warm and humid);
• Keep heating, ventilation, and air conditioning (HVAC) drip pans clean, flowing properly, and unobstructed;
Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
34 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices • Vent moisture-generating appliances, such as dryers, to the outside where possible; • Maintain low indoor humidity, below 60% relative humidity (RH), ideally 30-50%, if possible; • Perform regular building/HVAC inspections and maintenance as scheduled; • Clean and dry wet or damp spots within 48 hours; and
• Do not let foundations stay wet. Provide drainage and slope the ground away from the foundation.

Findings: RSB observed the accessible interior areas of the Subject Property structure for the presence of conspicuous suspect mold or observed water intrusion or accumulation. RSB did not observe any conspicuous visual or olfactory indications of the presence of water intrusion or suspect mold growth.

This activity was not designed to discover all areas, which may be affected by mold growth on the Subject Property. Rather, it is intended to give the Client an indication as to whether or not conspicuous (based on observed areas) suspect mold growth is present at the Subject Property. This evaluation did not include a review of pipe chases, HVAC systems or areas behind enclosed walls or ceilings.

Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
35 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices

8.0 FINDINGS, CONCLUSION AND RECOMMENDATIONS

8.1 Findings and Conclusions
Findings and Conclusions
RSB has performed a Phase I ESA in general conformance with the scope and limitations of ASTM Standard E1527-13 for the Property located at 4468 Brockton Avenue, Riverside, Riverside County, California 92501, the Subject Property. Any exceptions to or deletions from this practice are described in Section 10.0 of this report.

2. This assessment has revealed no evidence of HRECs in connection with the Subject Property.

3. This assessment has revealed no evidence of CRECs in connection with the Subject Property.

4. This assessment has revealed no evidence of BERs in connection with the Subject Property.

Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
36 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices

8.2 Recommendations
Recommendations
Based on the conclusions, RSB recommends the following:
• RSB recommends a limited subsurface investigation be conducted in order to determine if the identified REC areas have adversely impacted the subsurface soil and/or groundwater conditions at the Subject Property.
• The PACM be managed safely under an Operations and Maintenance (O&M) Program until removal is dictated by renovation, demolition, or deteriorating material condition. Should renovations or demolition be required, PACMs would need to be sampled to confirm the presence and/or absence of asbestos prior to any renovation or demolition activities to prevent potential exposure to workers and/or building occupants.

Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
37 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices

9.0 REFERENCES
• American Society for Testing and Materials, Standard Practice for Environmental Site Assessments: Phase I Environmental Site Assessment Process, ASTM Designation: E1527-13 • Environmental Risk Information Services (ERIS), Database Report, ERIS ID 22011100749 dated January 12, 2022.
• Environmental Risk Information Services (ERIS), Physical Setting Report, ERIS ID 22011100749p dated January 12, 2022.
• Environmental Risk Information Services (ERIS), Fire Insurance Maps, ERIS ID 22011100749 dated January 12, 2022.
• Environmental Risk Information Services (ERIS), City Directory, ERIS ID 22011100749 dated January 13, 2022.
• US Environmental Protection Agency, Map of Radon Zones (www.epa.gov/radon/zonemap.htm) • Federal Emergency. Management Agency, Federal Insurance Administration, National Flood Insurance Program, Flood Insurance Map, Community Panel Number 06065C0710G dated August 28, 2008.
• USGS - 7.5-Minute Topographic Quadrangle of Riverside West, CA.

Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
38 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices

10.0 ASSUMPTIONS, LIMITATIONS AND EXCEPTIONS

10.1 Significant Assumptions
RSB assumes the Subject Property has been correctly identified by the User, designated representative of the User, Subject Property owner or operator, and/or the designated representative of the Subject Property owner or operator. RSB assumes that the User, designated representative of the User, Subject Property owner or operator, and/or the designated representative of the Subject Property owner or operator used good faith in answering questions about and providing information for the Subject Property.

RSB assumes the direction of groundwater is consistent with the contours depicted on the United States Geological Survey (USGS) topographic map covering the Subject Property, unless otherwise specified by actual well data for the Subject Property or properties in the area, or RSB's experience and knowledge of the area.

10.2 Limitations and Exceptions
The findings and conclusions contain all of the limitations inherent in these methodologies that are referred to in ASTM Standard E1527-13. Specific limitations and exceptions to this ESA are more specifically set forth below:
• RSB only accessed the accessible areas of the Subject Property. • Data gaps are defined as a lack of or inability to obtain information required by ASTM E1527-13 despite good faith efforts. No significant data gaps were identified that would affect the ability of the environmental professional to identify recognized environmental conditions in connection with the Subject Property.
• The scope of work completed was designed solely to meet the needs of RSB's Client. RSB shall not be liable for any unintended usage of this report by another party. Additionally, based on the ASTM Standard Practice, the ESA is only valid if completed within 180 days of an acquisition or the transaction necessitating the ESA, unless updated in accordance with terms outlined within the Standard Practice.
• No ESA can wholly eliminate uncertainty regarding the potential for RECs in connection with a Subject Property. This ESA was designed to reduce but not eliminate uncertainty regarding the existence of such conditions in a manner that recognizes reasonable limits of time and cost. RSB has completed this ESA in accordance with generally accepted consulting practices, and makes no other warranties, either expressed or implied, as to the character and nature of such services or product.
• An ESA is intended to be a non-intrusive investigation and generally does not include sampling or testing of air, soil, water, or building materials. No destructive testing was completed and concealed areas, such as behind walls or within machinery, were not accessed. • Information needed to complete the ESA is based on personal interviews, government records, published resources, and various historical documents. Accuracy and completeness of information varies among information sources and is often inaccurate or incomplete. An environmental professional is not required by the ASTM Standard Practice to verify independently the information provided but may rely on information provided unless the environmental professional has actual knowledge that certain information is incorrect or unless it is obvious that certain information is incorrect based on other information obtained by or otherwise actually known to the environmental professional.

Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
39 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices • RSB shall have no on-going obligation to obtain and include information that was not reasonably ascertainable, practically reviewable, or provided to RSB in a reasonable timeframe to formulate an opinion and complete the assessment by the agreed upon due date. • An ESA includes some information that may be relevant to regulatory compliance but is not intended and shall not be construed as a compliance audit and cannot be considered a verification of regulatory compliance. Depending on its past, present or future intended use, the Subject Property under review may or may not be subject to regulation and permitting under environmental and health and safety laws, such as, but not limited to, the Clean Air Act, the Clean Water Act, the Solid Waste Disposal Act, the Occupational Safety and Health Act, and other federal, state and local regulations. RSB assumes no responsibility or liability respecting regulatory permitting or compliance issues.

Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
40 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices

11.0 RELIANCE
All reports, both verbal and written, are for the benefit of Pixis, LLC and its successors and assigns. This report has no other purpose and may not be relied upon by any other person or entity without the written consent of RSB.

Pixis, LLC may distribute the report to other parties without limitation; however, it is acknowledged that the report provided to third parties is for informational purposes only. RSB will issue a reliance letter if requested.

Phase I Environmental Site Assessment
4468 Brockton Avenue
Riverside, California 92501
41 RSB Project No. 2201006
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices Appendix A
Figures
PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices PR-2024-001701 (GPA, SPA, RZ, DR) Exhibit 13 - EIR Addendum and appedices

Riverside City CouncilMay 20, 2025

Riverside City Council
May 20, 2025