Attachment D_AppxJ-Phase1 ESA — San Marcos City Council, March 26, 2024 (part 1 of 7)

ATTACHMENT D

ENVIRONMENTAL IMPACT REPORT

APPENDIX J
PHASE 1 ESA
Prepared for:

Ambient C
ommunities
179 Calle Magdalena, #201
Encinitas, California 92024
PHASE 1 ENVIRONMENTAL SITE ASSESSMENT
Vacant Property
Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Prepared by:

The Phase One Group
324 South Diamond Bar Boulevard, #130
Diamond Bar, California 91765
323.364.2530
[email protected]
Issued on March 28, 2022
Project Number: 22-015
m

The Phase One Group Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015

TABLE OF CONTENTS

1.0 EXECUTIVE SUMMARY .............................................................................................................. 1

1.1 FINDINGS ....................................................................................................................................... 1

1.2 CONCLUSIONS .............................................................................................................................. 2

1.3 RECOMMENDATIONS .................................................................................................................. 2

2.0 INTRODUCTION......................................................................................................................... 3

2.1 PURPOSE ........................................................................................................................................ 3

2.2 SCOPE OF WORK .......................................................................................................................... 3

2.3 REPORT RELIANCE ........................................................................................................................ 4

2.4 LIMITATIONS ................................................................................................................................. 4

2.5 LIMITING CONDITIONS ................................................................................................................ 5

3.0 PROPERTY DESCRIPTION ......................................................................................................... 6

3.1 PROPERTY LOCATION AND DESCRIPTION ................................................................................ 6

3.1.1 Type of Property ..................................................................................................................... 6

3.1.2 Improvements ......................................................................................................................... 6

3.1.3 Current Property Use .............................................................................................................. 6

4.0 USER PROVIDED INFORMATION ............................................................................................. 7

4.1 TITLE RECORDS ............................................................................................................................. 7

4.2 ENVIRONMENTAL LIENS OR ACTIVITY USE LIMITATIONS ........................................................ 7

4.3 SPECIALIZED KNOWLEDGE .......................................................................................................... 7

4.4 COMMONLY KNOWN OR REASONABLY ASCERTAINABLE INFORMATION ........................... 7

4.5 VALUATION REDUCTION FOR ENVIRONMENTAL ISSUES ......................................................... 7

4.6 OWNER, PROPERTY MANAGER AND OCCUPANT INFORMATION .......................................... 8

4.7 PRIOR REPORTS ............................................................................................................................. 8

4.8 REASON FOR PERFORMING PHASE 1 ESA ................................................................................. 8

5.0 RECORDS REVIEW ..................................................................................................................... 9

5.1 GENERAL PUBLIC RECORDS ........................................................................................................ 9

5.1.1 Physical Setting Sources ......................................................................................................... 9

5.1.1.1 Topography...................................................................................................................... 9

5.1.1.2 Geology/Soils ................................................................................................................... 9

5.1.1.3 Hydrology ........................................................................................................................ 9

5.1.2 Historical Use Information ..................................................................................................... 10

5.1.2.1 Prior Uses of Property .................................................................................................... 10

5.1.2.2 Recorded Land Title Records ........................................................................................ 10

5.1.2.3 Chain of Title .................................................................................................................. 10

5.1.2.4 Aerial Photographs ........................................................................................................ 11

5.1.2.5 Fire Insurance Maps ....................................................................................................... 15

5.1.2.6 Historical City Directories .............................................................................................. 15

5.1.2.7 Building Permit Records ................................................................................................ 15

5.1.2.8 Planning Records ........................................................................................................... 15

5.1.2.9 Other Maps .................................................................................................................... 15

5.1.3 Properties and Areas Surrounding the Property .................................................................. 16

5.1.3.1 Current Uses of Adjoining Properties............................................................................ 16

5.1.3.2 Past Uses ........................................................................................................................ 16

5.1.3.3 Current Use of Surrounding Areas ................................................................................ 16

5.2 ENVIRONMENTAL RECORDS REVIEWS ..................................................................................... 16

5.2.1 Mapped Database Records Search ...................................................................................... 16

5.2.2 Vapor Encroachment Screening ........................................................................................... 21

5.2.3 Local Regulatory Review ....................................................................................................... 21

5.2.3.1 Fire Department ............................................................................................................. 21

5.2.3.2 Health Department ........................................................................................................ 22

5.2.3.3 Air Quality Management District ................................................................................... 22 II

The Phase One Group Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015

5.2.3.4 California Regional Water Quality Control Board ......................................................... 22

5.2.3.5 Department of Toxic Substances Control ..................................................................... 22

5.2.3.6 Assessor’s Office ............................................................................................................ 22

6.0 RECONNAISSANCE AND INTERVIEWS ................................................................................. 24

6.1 PROPERTY CHARACTERISTICS ................................................................................................... 24

6.1.1 Topography ........................................................................................................................... 24

6.1.2 Potable Water Supply ........................................................................................................... 24

6.1.3 Solid Waste Disposal ............................................................................................................. 24

6.1.4 Sewage Discharge and Disposal ........................................................................................... 25

6.1.5 Surface Water Drainage ........................................................................................................ 25

6.1.6 Source of Heating and Cooling ............................................................................................ 25

6.1.7 Wells and Cisterns ................................................................................................................. 25

6.1.8 Current Occupants ................................................................................................................ 25

6.2 POTENTIAL ENVIRONMENTAL HAZARDS ................................................................................. 25

6.2.1 Hazardous Materials and Petroleum Products ..................................................................... 25

6.2.2 Labeled Drums and Containers ............................................................................................ 25

6.2.3 Unlabeled Containers and Drums ......................................................................................... 25

6.2.4 Disposal Locations ................................................................................................................ 26

6.2.5 Evidence of Releases ............................................................................................................. 26

6.2.6 Stressed Vegetation/Stained Soils ........................................................................................ 26

6.2.7 Strong, Pungent or Noxious Odors ...................................................................................... 26

6.2.8 Polychlorinated Biphenyl’s (PCBs) ........................................................................................ 26

6.2.9 Sumps, Drywells, Catchbasins or Clarifiers ........................................................................... 26

6.2.10 Pits, Ponds or Lagoons .......................................................................................................... 26

6.2.11 Groundwater Wells ............................................................................................................... 26

6.2.12 Oil Wells/Pipelines ................................................................................................................ 27

6.2.13 Imported Fill .......................................................................................................................... 27

6.2.14 On-Site ASTs and USTs ......................................................................................................... 27

6.2.15 Radiological Hazards ............................................................................................................. 27

6.2.16 Additional Hazard Observations ........................................................................................... 27

6.2.17 Asbestos ................................................................................................................................ 27

6.2.18 Lead-Based Paint .................................................................................................................. 27

6.2.19 Radon .................................................................................................................................... 28

6.2.20 Water Intrusion and Mold Growth ........................................................................................ 28

6.3 INTERVIEWS ................................................................................................................................. 28

6.3.1 Property ................................................................................................................................. 28

6.3.2 Surrounding Area .................................................................................................................. 28

6.3.3 Regulatory Agency Officials .................................................................................................. 29

6.4 ADDITIONAL SERVICES ............................................................................................................... 29

7.0 CONCLUSIONS AND RECOMMENDATIONS ....................................................................... 30

7.1 Conclusions .................................................................................................................................. 30

7.2 Recommendations ........................................................................................................................ 30

8.0 CONSULTANT INFORMATION .............................................................................................. 31

8.1 SIGNATURE PAGE ....................................................................................................................... 31

FIGURES
Figure 1 Site Topographic Map
Figure 2 Site Location Map
Figure 3 Site Plan

The Phase One Group Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015

APPENDICES
Appendix A Site Photographs
Appendix B Aerial Photographs
Appendix C Environmental Database Report
Appendix D Other Pertinent Data
Appendix E Qualifications

The Phase One Group 1 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015

1.0 EXECUTIVE SUMMARY

1.1 FINDINGS
The Phase One Group has performed a Phase 1 Environmental Site Assessment (Phase 1 ESA) in general accordance with the scope and limitations of ASTM Practice E1527-13 of the Vacant Property located at the northeast side of Capalina Road, APN 219-115-33-00 (unaddressed), in the City of San Marcos, San Diego County, California 92069 (the “subject property”). The Phase 1 Environmental Site Assessment is designed to provide Ambient Communities with an assessment concerning environmental conditions as they exist at the subject property. Any exceptions to or deletions from this scope of work are described in the report.

The site inspection was performed by Mark E. Smith, Environmental Professional, a representative of The Phase One Group, on March 23, 2022. The subject property is located at the northeast side of Capalina Road, APN 219-115-33-00 (unaddressed), in the City of San Marcos, San Diego County, California 92069.

The subject property is located on the nort heast side of Capalina Road, approximately 450 feet southeast of the intersection of Capalina Road and North Rancho Santa Fe Road.

West Mission Road borders the northeast side of the subject property. The subject property consists of one parcel of land totaling approximately 2.51-acres in size, identified by the San Diego County Assessor as Assessor’s Parcel Number (APN) 219-115-33-00.

The subject property is vacant rough-graded land covered with weeds and a couple of palm trees. The perimeter of the subject pr operty is surrounded by a chain-link fence with a gate on the southwest side of the subject property along Capalina Road. No structures were observed on-site. Several small piles of what appeared to be construction debris in the form of large rocks were ob served along the northwestern portion of the subject property. At the time of The Phase One Group’s site visit, the subject property was unoccupied. No evidence of the use of reportable quantities of hazardous materials and petroleum products or the generation of hazardous waste was observed on the subject property during the site visit.

Based on a review of historical sources, th e subject property appeared to be vacant pastureland from prior to 1939 until approximately 1974, when the northwestern perimeter of the subject property appeared to be vacant, rough-graded land. By 1980, the subject property appeared to be vacant, rough-graded land with what appeared to be an area graded for use as a vehicle parking area on the southeastern portion of the subject property. By 1996, the subject property appeared to be vacant, weed-abated land, and by 2005, a vehicle parking area appears to be located on the southeastern perimeter of the subject property. By 2012, the vehicle parking area was removed and the subject property appeared to be vacant, weed-abated land.

The subject property is not listed in the Envirosite Corporation (Envirosite) environmental database report.

The Phase One Group 2 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015
The subject property is located within a mixe d commercial/retail and residential area of the City of San Marcos. The vicinity of the subject property can be described as to the northeast; a multi-tenant commercial/retail building (1605 West Mission Road) and a medical office building (1560 Capalina Road) to the southeast; Capalina Road, followed by El Dorado Mobil Home Park (1515 Capalina Road) and The Movement Church (1609 Capalina Road) to the southwest; and the remnants of a multi-tenant commercial/retail shopping center (225-245 North Rancho Santa Fe Road) to the northwest.

The adjacent property to the southeast, 1560 Capalina Road, is listed as a CalEPA Site and HAZMAT San Diego County site on the Envirosite environmental database report.

However, based on the current regulatory statuses of the adjacent properties, the adjacent properties are not expected to represent a significant environmental concern to the subject property.

1.2 CONCLUSIONS
The Phase One Group has performed a Phase 1 Environmental Site Assessment in conformance with the scope and limitations of ASTM Standard E1527-13 of the Vacant Property located at the northeast side of Capalina Road, APN 219-115-33-00 (unaddressed), in the City of San Marcos, San Diego County, California 92069 (the “subject property”). Any exceptions to or deletions from this practice are described in Section 2.0 of this report. This assessment has revealed no evidence of recognized environmental conditions (RECs), historic al recognized environmental conditions (HRECs), controlled recognized environmental conditions (CRECs) or environmental issues in connection with the subject property.

1.3 RECOMMENDATIONS
As a result of this assessment, The Phase One Group does not recommend further investigation of the subject property at this time.

This summary is not to be used alone. This report must be read in its entirety.

The Phase One Group 3 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015

2.0 INTRODUCTION

2.1 PURPOSE
The purpose of this Phase 1 Environmental Site Assessment (Phase 1 ESA) is to identify existing or potential Recognized Environmental Conditions (as defined by ASTM Standard E1527-13) affecting the subject prope rty that: 1) constitute or result in a material violation or a potential material violation of any applicable environmental law; 2) impose any material constraints on the operation of the subject property or require a material change in the use thereof; 3) require clean-up, remedial action or other response with respect to Hazardous Substances or Petroleum Products on or affecting the subject property under any applicable environmental law; 4) may affect the value of the subject property; and 5) may require spec ific actions to be performed with regard to such conditions and circumstances. The information contained in the Phase 1 ESA report will be used by Client to: 1) evaluate its legal and financial liabilities for transactions related to foreclosure, purchase, sale, loan origination, loan workout or seller financing; 2) evaluate the subject pr operty’s overall development potential, the associated market value and the impact of a pplicable laws that restrict financial and other types of assistance for the future deve lopment of the subject property; and/or 3) determine whether specific actions are re quired to be performed prior to the foreclosure, purchase, sale, loan originatio n, loan workout or seller financing of the subject property.

This Phase 1 ESA was 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).

2.2 SCOPE OF WORK
The scope of work for this Phase 1 ESA is in general accordance with the requirements of ASTM Standard E1527-13. This assessment included: 1) a property and adjacent site reconnaissance; 2) interviews with key personne l; 3) a review of historical sources; 4) a review of environmental regulatory agency records; and 5) a review of an environmental regulatory database report provided by a third-party vendor. The Phase One Group contacted local agencies, such as environmental health departments, fire departments and building departments, in order to determine any current and/or former hazardous substances usage, storage and/or releases of hazardous substances on the subject property. Additionally, T he Phase One Group researched information on the presence of Activity an d Use Limitations (AULs) at these agencies. As defined by ASTM 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 II

The Phase One Group 4 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015
hazardous substances or petroleum products in the soil or groundwater on the subject property; or 2) to prevent activities that could interfere with the effectiveness of a response action, in order to ensure maintenanc e of a condition of no significant risk to public health or the environment. These le gal or physical restrictions, which may include institutional and/or engineering con trols (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 property.

If requested by Client, this Phase 1 ESA report may also include the identification, discussion of, and/or limited sampling of asbestos-containing materials (ACMs), lead- based paint (LBP), mold and/or radon.

2.3 REPORT RELIANCE
This assessment was performed at the re quest of Ambient Communities utilizing methods and procedures consistent with good commercial or customary practices designed to conform to acceptable industry standards. This report may be distributed to and relied upon by Ambient Communities, its successors and assigns and Conduit to be assigned by Ambient Communities, its successors and assigns with respect to a loan upon the project, together with any rating agency or issuer or purchaser of any security collateralized or otherwise backed up by such loan. The independent conclusions The Phase One Group’s best professional judgment based on the conditions that existed and the information and data available to us during the course of this assignment.

Factual information regarding operations, conditions, and test data provided by Ambient Communities, owner, or its repres entative has been assumed to be correct and complete.

2.4 LIMITATIONS
The information presented in this Phase 1 ESA report is based on the agreed upon scope of work as noted above. The Phase One Group makes no warranties or guarantees as to the accuracy or comp leteness of information obtained from information provided or compiled by others. It is possible that information exists beyond the scope of this investigation. Also, changes in subject property use may have occurred sometime in the past due to variations in rainfall, temperature, water usage, economic, agricultural or other fact ors. Limited site specific information was made available to The Phase One Group about the subject property. Additional information that was not found or available to The Phase One Group at the time of writing the report, may result in a modification of the conclusions and recommendations presented. This report is not a legal opinion. The services performed by The Phase One Group have been conducted in a manner consistent with the level of care ordinarily exercised by members of our profession currently practicing under similar conditions. No other warranty, expressed or implied, is made.

The Phase One Group notes that all surficial environmental assessments are inherently limited in the sense that conclusions are drawn and recommendations developed from information obtained from limited research and site evaluation. Subsurface conditions were not field investigated as part of th is study and may differ from the conditions II

The Phase One Group 5 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015
implied by the surficial observations. Additionally, the passage of time may result in a change in the environmental characteristics at this site and surrounding properties.

The Phase One Group notes that no investigation can absolutely rule out the existence of any hazardous materials at a given site. This assessment has been based upon prior site history and observable conditions and ac tivities. Existing hazardous materials and contaminants can escape detection using these methods.

The work performed in conjunction with this assessment and the data developed are intended as a description of available informat ion at the dates and location given. This report does not warrant against future operations or conditions, nor does it warrant against operations or conditions present of a type or at a location not investigated. In addition, this report is not intended as a regulatory agency compliance/safety audit or for the purpose of ensuring that all applicable permits and/or operating procedures are current and/or appropriate.

The Phase One Group recommends that any periodic review of any property should include an update of information on environ mental conditions in the area. The Phase One Group notes that no soils, groundwater, or potable water testing for the presence of hazardous substances was performed for this assessment.

2.5 LIMITING CONDITIONS
The findings and conclusions contain all of the limitations inherent in these methodologies that are referred to in ASTM E1527-13.

Specific limitations and exceptions to this Phase 1 ESA are more specifically set forth below:
• Interviews with past owners, operators and occupants were not reasonably ascertainable and thus constitute a data gap. Based on information obtained from other historical sources (as discussed in Section 5.1.2), this data gap is not expected to alter the findings of this investigation.
• The Phase One Group requested informatio n relative to deed restrictions and environmental liens, and a pre-survey questionnaire from the Report User. This information was not provided at the time of the assessment. • The Phase One Group performed the site inspection without the benefit of a key site manager and was unaccompanied. Based on the size and nature of use of the subject property (vacant land), this limited method of inspection is not expected to alter the overall findings of this assessment.

The Phase One Group 6 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015

3.0 PROPERTY DESCRIPTION

3.1 PROPERTY LOCATION AND DESCRIPTION

3.1.1 Type of Property
The subject property is located on the nort heast side of Capalina Road, approximately 450 feet southeast of the intersection of Capalina Road and North Rancho Santa Fe Road.

The subject property is vacant, rough-graded land covered with weeds and a couple of palm trees. The perimeter of the subject pr operty is surrounded by a chain-link fence with a gate on the southwest side of the subject property along Capalina Road. No structures were observed on-site. Several small piles of what appeared to be construction debris in the form of large rocks were ob served along the northwestern portion of the subject property. At the time of The Phase One Group’s site visit, the subject property was unoccupied. No evidence of the use of reportable quantities of hazardous materials and petroleum products or the generation of hazardous waste was observed on the subject property during the site visit.

3.1.2 Improvements
The subject property is vacant rough-graded land covered with weeds and a couple of palm trees. The perimeter of the subject pr operty is surrounded by a chain-link fence with a gate on the southwest side of the subject property along Capalina Road. No structures were observed on-site. Several small piles of what appeared to be construction debris in the form of large rocks were ob served along the northwestern portion of the subject property.

3.1.3 Current Property Use
At the time of The Phase One Group’s site visit, the subject property was unoccupied.

No evidence of the use of reportable quanti ties of hazardous materials and petroleum products or the generation of hazardous wa ste was observed on the subject property during the site visit.

The Phase One Group 7 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015

4.0 USER PROVIDED INFORMATION
Pursuant to ASTM E1527-13, The Phase One Group requested the following site information from Ambient Communities (User of this report).

4.1 TITLE RECORDS
The Phase One Group requested title records from the User; however, title records were not available and were not provided to The Phase One Group for review.

4.2 ENVIRONMENTAL LIENS OR ACTIVITY USE LIMITATIONS
The Phase One Group requested information from the User regarding knowledge of environmental liens, activity and use limitations for the subject property. The User, Ambient Communities, was not aware of any environmental liens associated with the subject property. In additi on, Kevin Fortuna, property ow ner representative, was not aware of any environmental liens associated with the subject property.

4.3 SPECIALIZED KNOWLEDGE
The Phase One Group inquired with the site contact regarding any specialized knowledge of environmental conditions associated with the subject property. The User, Ambient Communities, was not aware of any environmental conditions associated with the subject property. In addition, Kevin Fortuna, property owner representative, was not aware of any environmental conditions associated with the subject property.

4.4 COMMONLY KNOWN OR REASONAB LY ASCERTAINABLE INFORMATION The Phase One Group inquired with the User regarding commonly known or reasonably ascertainable information associated with the subject property. The User, Ambient Communities, was unaware of commonly known or reasonably ascertainable information within the local community about the subject property that is material to recognized environmental conditions in connection with the subject property. In addition, Kevin Fortuna, property owner representative, was unaware of commonly known or reasonably ascertainable information within the local community about the subject property that is material to recognized environmental conditions in connection with the subject property.

4.5 VALUATION REDUCTION FOR ENVIRONMENTAL ISSUES
The Phase One Group inquired with the site contact regarding any knowledge of reductions in property value due to environmental issues. The User, Ambient Communities, was not aware of any valuatio n reductions associated with the subject property. In addition, Kevin Fortuna, property owner representative, was not aware of any valuation reductions associated with the subject property.

The Phase One Group 8 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015

4.6 OWNER, PROPERTY MANAGER AND OCCUPANT INFORMATION
According to the San Diego County Assessor, the current subject property owner is identified as Saba Family Trust 07-24-18, who has owned the subject property since August 2, 2019. Kevin Fortuna, property owner representative, was interviewed and provided property specific information. At the time of The Phase One Group’s site visit, the subject property was unoccupied. No evidence of the use of reportable quantities of hazardous materials and petroleum products or the generation of hazardous waste was observed on the subject property during the site visit.

4.7 PRIOR REPORTS
No prior reports issued for the subject property by others were provided to The Phase One Group for review.

4.8 REASON FOR PERFORMING PHASE 1 ESA
The Phase One Group understands that the findings of this study will be used by Ambient Communities for environmental due diligence purposes.

The Phase One Group 9 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015

5.0 RECORDS REVIEW

5.1 GENERAL PUBLIC RECORDS

5.1.1 Physical Setting Sources

5.1.1.1 Topography
The United States Geological Survey (USGS), San Marcos, California Quadrangle

7.5-minute series topographic map was reviewed for this ESA. This map was published by the Geological Survey in 1983. According to the contour lines on the topographic map, the subject property is located approximately 583 feet above Mean Sea Level (msl). The contour lines in the area of the subject property slopes gently to the east. T he subject property is depicted on the map as undeveloped.

5.1.1.2 Geology/Soils
The subject property is situated in an area underlain by undifferentiated alluvium and slope wash. The alluvium consists of poorly consolidated stream deposits of silt, sand, and cobble-sized particles derived from bedrock sources east of the subject property. The deposits mix with Holocene slope wash that commonly mantles the lower valley slopes throughout much of coastal San Diego County. The slope wash deposits are poorly consolidated surficial materials derived from nearby sources of soil and decomposed bedrock. The slope wash is deposited along the flanks of the lower valley slopes by interaction of gravity and water.

Based on information obtained from t he USDA Natural Resources Conservation Service Web Soil Survey online database, the subject property is mapped as Diablo clay, 2 to 9 percent slopes (DaC), Diablo clay, 9 to 15 percent slopes, warm MAAT (DaD), and Las Flores loamy fine sand, 2 to 9 percent slopes (LeC).

The Diablo series soils are formed from residuum weathered from calcareous shale, are well drained and have a moderate available water supply. The Las Flores series soils are formed from residuum weathered from siliceous calcareous sandstone, are moderately well drained and have a very low available water supply.

5.1.1.3 Hydrology
According to California’s Groundwater: Bulletin 118, published by the State of California Department of Water Resources, the subject property is located in the Hydrologic Region South Coast, San Marcos Valley Groundwater Basin.

This groundwater basin underlies San Marcos Valley in northwestern San Diego County. The basin is bounded by semi-permeable marine and nonmarine deposits, and impermeable granitic and metamorphic rocks. San Marcos Creek II

The Phase One Group 10 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015
drains this valley southwestward into Lake San Marcos. Average annual precipitation ranges from 11 to 15 inches.

The nearest surface water in the vicinity of the subject property is Lake San Marcos, located approximately 1.75-miles south-southwest of the subject property. No settling ponds, lagoons, surface impoundments, wetlands or natural catch basins were observed at the subject property during this assessment.

According to available information, a public water system operated by the Vallecitos Water District serves the subject property vicinity. According to a representative of the Vallecitos Water District, shallow groundwater beneath the subject property is not utilized for do mestic purposes. The source of public water for the Vallecitos Water District is water purchased from the San Diego County Water Authority (SDCWA).

According to environmental document ation posted on the State Water Resources Control Board, GeoTracker we bsite (http://geotracker.swrcb.ca.gov), the depth and direction of groundwater in the vicinity of the subject property is approximately 14 feet below ground surface (bgs) and inferred to flow toward the east.

5.1.2 Historical Use Information

5.1.2.1 Prior Uses of Property
Based on a review of historical sources, the subject property appeared to be vacant pastureland from prior to 1939 until approximately 1974, when the northwestern perimeter of the subject property appeared to be vacant, rough- graded land. By 1980, the subject property appeared to be vacant, rough-graded land with what appeared to be an area graded for use as a vehicle parking area on the southeastern portion of the subject property. By 1996, th e subject property appeared to be vacant, weed-abated land, and by 2002, a vehicle parking area appears to be located on the southeastern perimeter of the subject property. By 2012, the vehicle parking area was removed and the subject property appeared to be vacant, weed-abated land.

5.1.2.2 Recorded Land Title Records
Environmental liens recorded against the subject property were not reported to The Phase One Group.

5.1.2.3 Chain of Title
A 50-year chain-of-title was not requested for this study. Historical use of the subject property was researched using other standard historical sources.

The Phase One Group 11 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015

5.1.2.4 Aerial Photographs
Available aerial photographs dated 1939, 1947, 1953, 1963, 1971, 1974, 1979, 1980, 1985, 1989, 1994, 1996, 2001, 2005, 2009, 2010, 2012, 2014, 2016 and 2020 from Envirosite Corporation (Envirosite) were reviewed for this Phase 1 ESA.

The photographs are discussed below.

Date: 1939
Source: USDA
Description: The 1939 aerial photograph shows the subject property as vacant pastureland. The adjacent property to the northeast across West Mission Road and a railroad track appears to be vacant
pastureland. The adjacent property to the southeast appears to be vacant pastureland. The adjacent property to the southwest across Capalina Road appears to be vaca nt pastureland. The adjacent property to the northwest appears to be vacant pastureland.

Date: 1947
Source: USDA
Description: The 1947 aerial photograph showed no changes to the subject property or the adjoining properties as compared to the 1939 aerial photograph.

Date: 1953
Source: USDA
Description: The 1953 aerial photograph showed no changes to the subject property or the adjoining properties as compared to the 1947 aerial photograph.

Date: 1963
Source: USDA
Description: The 1963 aerial photograph shows the subject property as vacant pastureland. The adjacent property to the northeast across West Mission Road and a railroad track appears to be vacant
pastureland. The adjacent property to the southeast appears to be vacant pastureland. The adjacent property to the southwest across Capalina Road appears to be developed with the existing mobile home park and vacant pastureland. The adjacent property to the northwest appears to be vacant pastureland.

Date: 1971
Source: USGS
Description: The 1971 aerial photograph showed no changes to the subject property or the adjoining properties as compared to the 1963 aerial photograph.

The Phase One Group 12 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015
Date: 1974
Source: USDA
Description: The 1974 aerial photograph show s the northwestern portion of the subject property as vacant, rough-graded land, and the remainder of the subject property as vacant pastureland. The adjacent property to the northeast across West Mission Road and a railroad track appears to be vacant pastureland. The adjacent property to the southeast appears to be developed with the existing multi- tenant commercial/retail building and the existing medical office building. The adjacent property to the southwest across Capalina Road appears to be developed with the existing mobile home park and vacant pastureland. The adjacent property to the northwest appears to be developed with a multi-tenant commercial/retail shopping center.

Date: 1979
Source: USGS
Description: The 1979 aerial photograph showed no changes to the subject property or the adjoining properties as compared to the 1974 aerial photograph.

Date: 1980
Source: USGS
Description: The 1980 aerial photograph show s the subject property as vacant, rough-graded land with what appears to be an area graded for use as a vehicle parking area on the southeastern portion of the subject property. The adjacent property to the northeast across West Mission Road and a railroad track appears to be vacant
pastureland. The adjacent property to the southeast appears to be developed with the existing multi-tenant commercial/retail building and the existing medical office building. The adjacent property to the southwest across Capalina Road appears to be developed with the existing mobile home park and vacant land. The adjacent property to the northwest appears to be developed with a multi- tenant commercial/retail shopping center.

Date: 1985
Source: NHAP
Description: The 1985 aerial photograph showed no changes to the subject property or the adjoining properties as compared to the 1980 aerial photograph.

Date: 1989
Source: NAPP
Description: The 1989 aerial photograph showed no changes to the subject property or the adjoining properties as compared to the 1985 aerial photograph.

The Phase One Group 13 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015
Date: 1994
Source: DOQ
Description: The 1994 aerial photograph show s the subject property as vacant, rough-graded land with what appears to be an area graded for use as a vehicle parking area on the southeastern portion of the subject property. The adjacent property to the northeast across West Mission Road, a railroad track and the Inland Rail Trail appears to be vacant land. The adjacent property to the southeast appears to be developed with the existing multi-tenant commercial/retail building and the existing medical office building. The adjacent property to the southwest across Capalina Road appears to be developed with the existing mobile home park and the existing church. The adjacent property to the northwest appears to be developed with a multi-tenant commercial/retail shopping center.

Date: 1996
Source: DOQ
Description: The 1996 aerial photograph show s the subject property as vacant, weed-abated land. The adjacent property to the northeast across West Mission Road, a railroad track and the Inland Rail Trail appears to be vacant land. The adjacent property to the southeast appears to be developed with the existing multi-tenant
commercial/retail building and the existing medical office building.

The adjacent property to the southwest across Capalina Road appears to be developed with the existing mobile home park and the existing church. The adjace nt property to the northwest appears to be developed with a multi-tenant commercial/retail shopping center.

Date: 2001
Source: USDA
Description: The 2001 aerial photograph showed no changes to the subject property or the adjoining properties as compared to the 1996 aerial photograph.

Date: 2005
Source: NAIP
Description: The 2005 aerial photograph show s the subject property as vacant, weed-abated land with a vehicle parking area on the southeastern perimeter of the subject property. The adjacent property to the northeast across West Mission Road, a railroad track and the Inland Rail Trail appears to be vacant land. The adjacent property to the southeast appears to be developed with the existing multi-tenant commercial/retail building and the existing medical office building.

The adjacent property to the southwest across Capalina Road appears to be developed with the existing mobile home park and the existing church. The adjace nt property to the northwest II

The Phase One Group 14 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015
appears to be developed with a multi-tenant commercial/retail shopping center.

Date: 2009
Source: NAIP
Description: The 2009 aerial photograph showed no changes to the subject property or the adjoining properties as compared to the 2005 aerial photograph.

Date: 2010
Source: NAIP
Description: The 2010 aerial photograph showed no changes to the subject property or the adjoining properties as compared to the 2009 aerial photograph.

Date: 2012
Source: NAIP
Description: The 2012 aerial photograph show s the subject property as vacant, weed-abated land. The adjacent property to the northeast across West Mission Road, a railroad track and the Inland Rail Trail appears to be vacant land. The adjacent property to the southeast appears to be developed with the existing multi-tenant
commercial/retail building and the existing medical office building.

Date: 2014
Source: NAIP
Description: The 2014 aerial photograph showed no changes to the subject property or the adjoining properties as compared to the 2012 aerial photograph.

Date: 2016
Source: NAIP
Description: The 2016 aerial photograph showed no changes to the subject property or the adjoining properties as compared to the 2014 aerial photograph.

Date: 2020
Source: NAIP
Description: The 2020 aerial photograph showed no changes to the subject property or the adjoining properties as compared to the 2016 aerial photograph.

A copy of the reviewed historical aerial photographs is included in the appendix.

The Phase One Group 15 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015

5.1.2.5 Fire Insurance Maps
Sanborn fire insurance maps were originally created in the late 1800s and early 1900s for assessing fire insurance liability in urbanized areas of the United States. These maps include detailed town and building information.

The Phase One Group reviewed Sanborn fire insurance maps available on-line from The Seattle Public Library’s collection on March 23, 2022. Sanborn map coverage was not available for the subject property.

5.1.2.6 Historical City Directories
Historical city directories were not readily available at the time of the assessment.

The historical use of the subject property was researched through other standard historical sources.

5.1.2.7 Building Permit Records
The Phase One Group contacted the City of San Marcos Development Services Department for building information on the subject property. No building permit records were found for the subject property.

5.1.2.8 Planning Records
The Phase One Group obtained information from the City of San Marcos Development Services Department for information on the subject property in order to identify Activity Use Limitations (AULs) associated with the subject property. According to records reviewed, the subject property is zoned MU-3 – Mixed-Use 3 – for mixed-use.

5.1.2.9 Other Maps
The Phase One Group performed a review of the Flood Insurance Rate Map, published by the Federal Emergency Management Agency. According to Community Panel Number 06073C 0789H, dated May 16, 2012, the subject property appears to be located in Zone X, defined as an area of minimal flood hazard.

The Phase One Group researched the State of California Department of Conservation, Division of Oil, Gas and Geothermal Resources (DOGGR), DOGGR Online Mapping System (http://maps.conservation.ca.gov/doms) for information regarding oil and gas development. According to the DOGGR Online Mapping System, no oil or gas wells are located on or adjacent to the subject property.

The Phase One Group 16 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015

5.1.3 Properties and Areas Surrounding the Property

5.1.3.1 Current Uses of Adjoining Properties
The current use of adjoining properties was observed from the subject property as follows:

Northeast West Mission Road, followed by the North San Diego County Transit Sprinter Hybrid Rail railroad track, Indian Rail Trail, and vacant land (no address identified)
Southeast Multi-tenant commercial/retail building (1605 West Mission Road) and a medical office building (1560 Capalina Road) Southwest Capalina Road, followed by El Dorado Mobil Home Park (1515 Capalina Road) and The Movement Church (1609
Capalina Road)
Northwest Remnants of a multi-tenant commercial/retail shopping center (225-245 North Rancho Santa Fe Road)

5.1.3.2 Past Uses
Based on a review of the historical aerial photographs, the adjacent properties were historically vacant pastureland prior to the development of the current improvements.

5.1.3.3 Current Use of Surrounding Areas
The subject property is located in a mixe d commercial/retail and residential area of the City of San Marcos. None of the adjacent properties are expected to have posed an environmental concern to the subject property.

5.2 ENVIRONMENTAL RECORDS REVIEWS

5.2.1 Mapped Database Records Search
Information from standard federal and state environmental record sources is provided through Envirosite Corporation (Envirosite). Data from governmental agency lists are updated and integrated into one database, which is updated as these data are released.

This integrated database also contains postal service data in order to enhance address matching. Records from one government source are compared to records from another to clarify any address ambiguities. The demographic and geographic information available provides assistance in identifying and managing risk. The accuracy of the geocoded locations is approximately +/- 300 feet. Based on the review of the unmappable sites, none of these sites are within the prescribed search radii.

The Phase One Group 17 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015
The subject property is not listed in the Envirosite Corporation (Envirosite) environmental database report.

The adjacent property to the southeast, 1560 Capalina Road, is listed as a CalEPA Site and HAZMAT San Diego County site on the Envirosite environmental database report.

However, based on the current regulatory statuses of the adjacent properties, the adjacent properties are not expected to represent a significant environmental concern to the subject property.

Federal NPL
The National Priorities List (NPL) is the Environmental Protection Agency (EPA) database of uncontrolled or abandoned hazardous waste sites identified for priority remedial actions under the Superfund Program.

No NPL sites are located within one mile of the subject property.

Federal CERCLIS List
The Comprehensive Environmental Response, Compensation and Liability Information System (CERCLIS) list is a compilation of sites that the EPA has investigated or is currently investigating for a release or threatened release of hazardous substances.

No CERCLIS sites are listed within one-half mile of the subject property.

Federal CERCLIS NFRAP Sites List
The CERCLIS No Further Remedial Action Planned (NFRAP) List is a compilation of sites that the EPA has investigated, and has determined that the facility does not pose a threat to human health or the environment, under the CERCLA framework.

One CERCLIS NFRAP site is listed within one-half mile of the subject property.

However, based on the relative distance, regu latory status, and/or inferred direction of groundwater flow, the listed site is not expected to represent a significant environmental concern.

Federal Resource Conservation and Recovery Act (RCRA) CORRACTS TSD Facilities List
The EPA Resource Conservation and Reco very Act (RCRA) Program identifies and tracks hazardous waste from the point of generation to the point of disposal. The RCRA Treatment, Storage and Disposal (TSD) database is a compilation by the EPA of reporting facilities that treat, store or dispose of hazardous waste. The Corrective Action Sites (CORRACTS) database is the EPA’s list of treatment storage or disposal facilities subject to corrective action under RCRA.

One RCRA CORRACTS TSD site is listed within one mile of the subject property.

However, based on the relative distance, regu latory status, and/or inferred direction of II

The Phase One Group 18 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015
groundwater flow, the listed site is not expected to represent a significant environmental concern.

Federal Resource Conservation and Re covery Act (RCRA) Non-CORRACTS TSD Facilities List
The RCRA TSD database is a compilation by the EPA of reporting facilities that treat, store or dispose of hazardous waste.

No RCRA TSD sites are listed within one-half mile of the subject property.

Federal RCRA Generator List
The RCRA program identifies and tracks hazardous waste from the point of generation to the point of disposal. The RCRA Generators database is a compilation by the EPA of reporting facilities that generate hazardous waste.

No RCRA Generator facilities are listed on the subject property or adjacent to the subject property.

Federal Institutional Controls/Engineering Controls (IC/EC) The Federal IC/EC database is designed to assist the EPA in collecting, tracking, and updating information, as well as reporting on the major activities and accomplishments of the various Brownfield grant programs. The IC/EC sites are superfund sites that have either engineering or an institutional control in place. The data includes the control and the media contaminated.

No Federal IC/EC sites were found within one-half mile of the subject property.

Federal Emergency Response Notification System (ERNS)
The Emergency Response Notification System (ERNS) is a national database used to collect information or reported release of oil or hazardous substances.

No ERNS sites were listed on the subject property or on the adjacent properties.

Tribal Lands
The Tribal Lands database consists of areas with boundaries established by treaty, statute, and/or executive or court order, recognized by the Federal Government as territory in which American Indian tribes have primary governmental authority. The Indian Lands of the United States map layer shows areas of 640 acres or more, administered by the Bureau of Indian Affairs. Included are Federally-administered lands within a reservation which may or may not be considered part of the reservation.

No Tribal Land sites were found within one-mile of the subject property.

The Phase One Group 19 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015
State/Tribal Sites
The State of California Environmental Protection Agency, Department Toxic Substances Control (DTSC) maintains a State Priority List (SPL) of sites considered to be actually or potentially contaminated an d a State CERCLIS-equivalent list (SCL) (ENVIROSTOR) of sites under investigation that could be actually or potentially contaminated and presenting a possible threat to human health and the environment.

No SPL sites and a total of five SCL (ENVIROSTOR) sites are listed within one-mile of the subject property. However, based on the relative distance, regulatory status, and/or inferred direction of groundwater flow, the listed sites are not expected to represent a significant environmental concern.

Solid Waste/Landfill Facilities (SWLF)
A database of Solid Waste/Landfill Facilities (SWF/LF) is prepared by California Integrated Waste Management Board.

One SWF/LF facility is listed within one-half mile of the subject property. However, based on the relative distance, regulatory status, and/or inferred direction of groundwater flow, the listed site is not expected to represent a significant environmental concern.

State/Tribal Leaking Underground Storage Tank List (LUST) The California Regional Water Quality Control Board compiles lists of all leaks of hazardous substances from underground storage tanks, identified as Leaking Underground Storage Tank (LUST) facilities.

A total of 10 LUST facilities are identified within one-half mile of the subject property.

However, based on the relative distance, regu latory status, and/or inferred direction of groundwater flow, the listed sites are not expected to represent a significant environmental concern.

State/Tribal Underground Storage Tank/Aboveground Storage Tank List (UST/AST) The California Regional Water Quality Control Board compiles a list of underground storage tank (UST) and aboveground storage tank (AST) locations.

No UST or AST facilities are listed on t he subject property or on the adjacent properties.

State/Tribal VCP Sites
The California Department of Toxic Substances Control compiles a list of Voluntary Cleanup Program (VCP) sites. This list contains low threat level properties with either confirmed or unconfirmed releases and the project proponents have request that DTSC II

The Phase One Group 20 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015
oversee investigation and/or cleanup activities and have agreed to provide coverage for DTSC’s costs.

No State/Tribal VCP sites were found within one-half mile of the subject property.

State/Tribal Brownfields Sites
The California Department of Toxic Substances Control has developed an electronic database system with information about site s that are known to be contaminated with hazardous substances as well as information on uncharacterized properties where further studies may reveal problems. The Site Mitigation and Brownf ields Reuse Program Database (SMBRPD), also known as CalSites, is used primarily by DTSC’s staff as an informational tool to evaluate and track acti vities at properties that may have been affected by the release of hazardous substances.

No State/Tribal Brownfields sites were found within one-half mile of the subject property.

SLIC Sites
The Spills, Leaks, Investigations and Cleanup (SLIC) program, managed by the California Regional Water Quality Control Board, is designed to protect and restore water quality from spills, leaks and similar discharges. This list includes sites that have recorded spills, leaks, investigations, and cleanups.

A total of five SLIC sites are listed within one-half mile of the subject property.

However, based on the relative distance, regulatory status, and/or inferred direction of groundwater flow, the listed sites are no t expected to represent a significant environmental concern.

DRYCLEANERS Sites

The California EPA maintains a list of registered dry cleaning facilities.

Two DRYCLEANERS sites are listed within one-fourth mi le of the subject property.

However, based on the relative distance, regulatory status, and/or inferred direction of groundwater flow, the listed sites are no t expected to represent a significant environmental concern.

HAZMAT San Diego County Sites
The HAZMAT San Diego County listing is a list of hazardous material permitted facilities in San Diego County.

The subject property is not listed as a HAZMAT San Diego County site. One adjoining property is listed as a HAZMAT San Diego County site and are discussed below:
• Capalina Clinic, at 1560 Capalina Road, is loca ted adjacent to the southeast side of the subject property. According to the envir onmental database report, this site is II

The Phase One Group 21 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015
identified as a “United Program Facility Permit” site. No violations are reported.

Based on the current regulatory status, th is site is not expected to represent a significant environmental concern to the subject property.

CalEPA Sites
CalEPA regulated sites (CalEPA Sites) are sites from the Certified United Program Agencies (CUPA).

The subject property is not listed as a CalEPA Site. One adjoining property is listed as a CalEPA Sites and is discussed below:
• Capalina Clinic, at 1560 Capalina Road, is loca ted adjacent to the southeast side of the subject property. According to the env ironmental database report, this tenant is listed as a “Chemical Storage Facility” site. No violations are reported. Based on the current regulatory status, this site is not expected to represent a significant environmental concern to the subject property
Unmappable Listings
A total of 10 unmappable listings are identified in the regulatory database report.

However, based on the relative distance, regu latory status, and/or inferred direction of groundwater flow, the listed sites are not expected to represent a significant environmental concern.

5.2.2 Vapor Encroachment Screening
ASTM defines a vapor encroachment condition (VEC) as the presence or likely presence of vapors from chemicals of concer n (COC) in the subsurface of a property caused by the release of vapors on or near the subject property. As a “Tier 1" vapor encroachment screening, The Phase One Group reviewed information obtained during the Phase I ESA, including the environmental database, visual observations of adjacent and nearby properties, geology, groundwater depth and flow direction, interviews of knowledgeable persons, and known sources of contamination in the nearby vicinity to evaluate the likelihood of a VEC in connection with the subject property. This information indicates there are no known active sources of contamination within 500 feet of the subject property, or large quanti ty generators of waste containing potential COC within 200 feet. Based on the result s of this Tier 1 screening, it appears reasonable to conclude that a VEC can be ruled out for the subject property.

5.2.3 Local Regulatory Review

5.2.3.1 Fire Department
Records from the City of San Marcos Fire Department were requested for evidence indicating the presence of under ground storage tanks (USTs) and for the use of hazardous materials.

The Phase One Group 22 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015
No records were on-file for the subject property.

5.2.3.2 Health Department
Records from the San Diego County Department of Environmental Health (SDCDEH) were requested for evidence indicating the presence of underground storage tanks (USTs) and for the use of hazardous materials.

No records were on-file for the subject property.

5.2.3.3 Air Quality Management District
The Phase One Group researched the San Diego Air Pollution Control District (SDAPCD) records via the San Diego County website
(www.sandiegocounty.gov) for informatio n regarding any Permits to Operate (PTO), Notices of Violation (NOV), or Notices to Comply (NTC) records for the subject property related to air emission equipment, which may include dry cleaning machines and underground storage tanks.

No PTOs, NOVs, NTCs or the presence of AULs were on-file for the subject property with the SDAPCD.

5.2.3.4 California Regional Water Quality Control Board The Phase One Group researched the California Regional Water Quality Control Board (CRWQCB) online database (GeoTracker) for information regarding any releases to the subsurface which may have impacted or threatened a body of water.

No records regarding a release or the presence of AULs on the subject property were on-file with the CRWQCB.

5.2.3.5 Department of To xic Substances Control
The Phase One Group researched the Department of Toxic Substances Control (DTSC) online database (EnviroStor) for the subject property. These records may contain evidence indicating current and/or historical hazardous materials usage, storage or releases.

No records regarding a release or the presence of AULs on the subject property were on file with the DTSC.

5.2.3.6 Assessor’s Office
According to the San Diego County Assessor, the subject property consists of one parcel of land totaling approximately 2.510-acres in size, identified by the San Diego County Assessor as Assessor’s Parcel Number (APN) 219-115-33-00. The II

The Phase One Group 23 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015
current subject property owner is identified as Saba Family Trust 07-24-18, who has owned the subject property since August 2, 2019.

A copy of the reviewed records is included in the appendix.

The Phase One Group 24 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015

6.0 RECONNAISSANCE AND INTERVIEWS
The subject property was inspected by Mark E. Smith, En vironmental Professional, a representative of The Phase One Group, on March 23, 2022. The weather at the time of the site visit was sunny and approximately 80 degrees Fahrenheit. At the time of The Phase One Group’s site visit, the subject property was unoccupied. No evidence of the use of reportable quantities of hazardous materials and petroleum products or the generation of hazardous waste was observed on the subject property during the site visit.

6.1 PROPERTY CHARACTERISTICS

6.1.1 Topography
The United States Geological Survey (USGS), San Marcos, California Quadrangle 7.5- minute series topographic map was reviewed for this ESA. This map was published by the Geological Survey in 1983. According to the contour lines on the topographic map, the subject property is located approximat ely 583 feet above Mean Sea Level (msl).

The contour lines in the area of the subject property slopes gently to the east. The subject property is depicted on the map as undeveloped.

6.1.2 Potable Water Supply
According to available information, a public water system operated by the Vallecitos Water District serves the subject property vicinity. According to a representative of the Vallecitos Water District, shallow groundwater beneath the subject property is not utilized for domestic purposes. The source of public water for the Vallecitos Water District is water purchased from the San Diego County Water Authority (SDCWA).

According to the Vallecitos Water District 2020 Water Quality Report, water supplied to the subject property is in compliance with all State and Federal regulations pertaining to drinking water standards, including lead and copper. Water sampling was not conducted to verify water quality.

6.1.3 Solid Waste Disposal
The subject property was unoccupied and no buildings were observed on-site at the time of The Phase One Group’s site visit. No evidence of solid waste disposal collection service was observed on-site. No evidence of the use of reportable quantities of hazardous materials and petroleum products or the generation of hazardous waste was observed on the subject property during the site visit.

During The Phase One Group’s site visit, several small piles of what appeared to be construction debris in the form of large rocks were observed along the northwestern portion of the subject property. The observed piles of construction debris are not expected to represent a significant environmental concern to the subject property.

The Phase One Group 25 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015

6.1.4 Sewage Discharge and Disposal
The subject property area is serviced by the City of San Marcos. No evidence of on-site septic tanks or septic systems was noted.

6.1.5 Surface Water Drainage
Surface water drainage from the subject property is via sheet flow throughout the subject property to curb and gutter systems along the surrounding streets.

6.1.6 Source of Heating and Cooling
The subject property was unoccupied and no structures were observed on-site at the time of The Phase One Group’s site visit. No evidence of heating or cooling equipment was observed on-site.

6.1.7 Wells and Cisterns
No evidence of wells or cisterns was observed on the subject property.

6.1.8 Current Occupants
At the time of The Phase One Group’s site visit, the subject property was unoccupied.

No evidence of the use of reportable quanti ties of hazardous materials and petroleum products or the generation of hazardous wa ste was observed on the subject property during the site visit.

6.2 POTENTIAL ENVIRONMENTAL HAZARDS

6.2.1 Hazardous Materials and Petroleum Products
The on-site reconnaissance addressed hazardous materials and petroleum products utilized on the subject property. No evidenc e of the use of reportable quantities of hazardous materials and petroleum products was observed at the subject property. No indication of potential hazardous material disposal was noted during the site visit.

6.2.2 Labeled Drums and Containers
The on-site reconnaissance addressed labeled drums and containers located on the subject property. No evidence of drums and containers of hazardous materials or hazardous waste were observed at the subject property.

6.2.3 Unlabeled Containers and Drums
The on-site reconnaissance addressed unlabeled containers located on the subject property. No evidence of unlabeled containers or drums was observed at the subject property.

The Phase One Group 26 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015

6.2.4 Disposal Locations
The on-site reconnaissance addressed unlabeled containers located on the subject property. No evidence of unlabeled containers or drums was observed at the subject property.

6.2.5 Evidence of Releases
No evidence of a release or spill was observed at the subject property.

6.2.6 Stressed Vegetation/Stained Soils
No evidence of stressed vegetation or st ained soils was observed at the subject property.

6.2.7 Strong, Pungent or Noxious Odors
No evidence of strong, pungent or noxious odors was identified at the subject property.

6.2.8 Polychlorinated Biphenyl’s (PCBs)
Older transformers and other electrical equipm ent could contain PCBs at a level that subjects them to regulation by the U.S. EPA. PCBs in electrical equipment are controlled by United States Environmental Protection Agency regulations 40 CFR, Part 761. Under the regulations, there are three categories into which electrical equipment can be classified: 1) Less than 50 parts per million (ppm) of PCBs – “Non-PCB;” 2) 50 ppm-500 ppm – “PCB-Contaminated;” and, 3) Greater than 500 ppm – “PCB-Containing.” The manufacture, process, or distribution in commerce or use of any PCB in any manner other than in a totally enclosed manner was prohibited after January 1, 1977.

The on-site reconnaissance addressed indoor and outdoor transformers that may contain PCBs. No evidence of on-site transformers was observed at the subject property.

No additional potential PCB-containing equipment (oil-filled switches, hoists, lifts, dock levelers, hydraulic elevators, etc.) was observed on the subject property.

6.2.9 Sumps, Drywells, Catchbasins or Clarifiers
No evidence of sumps, drywells, catchbasins or clarifiers was found on the subject property.

6.2.10 Pits, Ponds or Lagoons
No evidence of pits, ponds or lagoons was observed at the subject property.

6.2.11 Groundwater Wells
No evidence of groundwater wells was observed or reported at the subject property.

The Phase One Group 27 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015

6.2.12 Oil Wells/Pipelines
No evidence of oil wells or pipelines was observed or reported at the subject property.

6.2.13 Imported Fill
No information related to the use of imported fill material was identified in records for the subject property.

6.2.14 On-Site ASTs and USTs
No evidence of aboveground storage tanks (ASTs) or underground storage tanks (USTs) was identified on-site during the site visit.

6.2.15 Radiological Hazards
No evidence of radiological substances or equipment was stored on the subject property.

6.2.16 Additional Hazard Observations
No additional hazards were observed on the subject property.

6.2.17 Asbestos
Asbestos is the name given to a number of naturally occurring, fibrous silicate minerals mined for their useful properties such as thermal insulation, chemical and thermal stability, and high tensile strength. The Occupational Safety and Health Ad ministration (OSHA) regulation 29 CFR 1926.1101 requires certain construction materials to be presumed to contain asbestos, for purposes of this regula tion. All thermal system insulation (TSI), surfacing material, and asphalt/vinyl flooring that are present in a building constructed prior to 1981 and have not been appropriately tested are “presumed asbestos-containing material” (PACM).

The subject property was unoccupied and no structures were observed on-site at the time of The Phase One Group’s site visit. As such, an asbestos evaluation was not performed.

6.2.18 Lead-Based Paint
Lead is a highly toxic metal that affects virtually every system of the body. LBP is defined as any paint, varnish, stain, or other applied coating that has 1 mg/cm2 (or 5,000 ug/g or

0.5% by weight) or more of lead. Congress passed the Residential Lead-Based Paint Hazard Reduction Act of 1992, also known as “Title X”, to protect families from exposure to lead from paint, dust, and soil. Under Section 1017 of Title X, intact LBP on most walls and ceilings is not considered a “hazard,” although the condition of the paint should be monitored and maintained to ensure that it does not be come deteriorated. Further, Section 1018 of this law directed the Housing and Urban Development (HUD) and the US EPA to require the disclosure of known information on LBP and LBP hazards before the sale or lease of most housing built before 1978.

The Phase One Group 28 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015
The subject property was unoccupied and no structures were observed on-site at the time of The Phase One Group’s site visit. As such, a lead-based paint evaluation was not performed.

6.2.19 Radon
Radon is a colorless, odorless, naturally occurring, radioactive, inert and gaseous element formed by radioactive decay of radium (Ra) atoms. The USEPA has prepared a map to assist National, State, and local organizations to target their resources and to implement radon-resistant building codes. The map divides the country into three Radon Zones; Zone 1 being those areas with the average predicted indoor radon concentration in residential dwellings exceeding the US EPA Action Limit of 4.0 picoCuries per Liter (pCi/L). It is important to note that the EPA has found homes with elevated levels of radon in all three zones, and the US EPA recommends site-specific testing in order to determine radon levels at a specific location. However, the map does give a valuable indication of the propensity of radon gas accumulation in structures.

Radon sampling was not conducted as part of this assessment. Review of the US EPA Map of Radon Zones places the subject property in Zone 3, where average predicted radon levels are less than 2.0 pCi/L.

Based upon the radon zone classification, ra don is not considered to be a significant environmental concern.

6.2.20 Water Intrusion and Mold Growth
The Phase One Group performed a limited visual inspection for the conspicuous presence of mold in the subject property buildings. The Phase One Group inspected the accessible interior areas of the subject property building, including walls and ceilings, common mechanical/electrical closets, areas under sinks and around windows and exterior doors for the presence of conspicuous mold or observed water intrusion or accumulation.

The subject property was unoccupied and no structures were observed on-site at the time of The Phase One Group’s site visit. As such, a mold evaluation was not performed.

6.3 INTERVIEWS
Interviews were conducted with the following individuals. Findings from these interviews are discussed in the appropriate sections in this report.

6.3.1 Property
• Kevin Fortuna, property owner representative, 949.291.6493

6.3.2 Surrounding Area
• N/A
II

The Phase One Group 29 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015

6.3.3 Regulatory Agency Officials
• City of San Marcos Development Services Department
• City of San Marcos Fire Department
• San Diego County Assessor
• San Diego County Department of Environmental Health (SDCDEH) • San Diego Air Pollution Control District (SDAPCD)
• Department of Toxic Substances Control (DTSC)
• California Regional Water Quality Control Board (CRWQCB) • South Coast Air Quality Management District (SCAQMD)
• State of California Department of Conservation, Division of Oil, Gas and Geothermal Resources (DOGGR), DOGGR Online Mapping System

6.4 ADDITIONAL SERVICES
No additional services were performed with this scope of work.

The Phase One Group 30 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015

7.0 CONCLUSIONS AND RECOMMENDATIONS

7.1 CONCLUSIONS
The Phase One Group has performed a Phase 1 Environmental Site Assessment in conformance with the scope and limitations of ASTM Standard E1527-13 of the Vacant Property located at the northeast side of Capalina Road, APN 219-115-33-00 (unaddressed), in the City of San Marcos, San Diego County, California 92069 (the “subject property”). Any exceptions to or deletions from this practice are described in Section 2.0 of this report. This assessment has revealed no evidence of recognized environmental conditions (RECs), historic al recognized environmental conditions (HRECs), controlled recognized environmental conditions (CRECs) or environmental issues in connection with the subject property.

7.2 RECOMMENDATIONS
As a result of this assessment, The Phase One Group does not recommend further investigation of the subject property at this time.

This summary is not to be used alone. This report must be read in its entirety.

The Phase One Group 31 Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015

8.0 CONSULTANT INFORMATION

8.1 SIGNATURE PAGE
By signing below, The Phase One Group declar es 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. The Phase One Group has the specific qualifications based on education, training, and experience to a ssess a property of the nature, history, and setting of the subject property. The Phase One Group has developed and performed the all appropriate inquiries in conformance with the standards and practices set forth in 40 CFR Part 312.

Mark E. Smith, Environmental Professional
President
The Phase One Group LLC

Iii

FIGURES

Site Topographic Map
Site Location Map
Site Plan

SITE TOPOGRAPHIC MAP

DRAWING NOT TO SCALE
Source: USGS 7.5-Minute Topographic
Map, San Marcos, CA
Quadrangle 1983
N
The Phase One Group
Site: Vacant Property
Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, California 92069
Project No.: 22-015

SUBJECT PROPERTY
II

SITE LOCATION MAP

DRAWING NOT TO SCALE
Source: Google Maps N
The Phase One Group
Site: Vacant Property
Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, California 92069
Project No.: 22-015

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SITE PLAN

DRAWING NOT TO SCALE
Source: Google Earth N
The Phase One Group
Site: Vacant Property
Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, California 92069
Project No.: 22-015

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•

APPENDIX A

Site Photographs

The Phase One Group Northeast Side of Capalina Road
APN 219-115-33-00
San Marcos, San Diego County, California 92069
Project Number: 22-015

Photograph Number 1: View of southwes t side of subject property along Capalina Road, facing east.

Photograph Number 2: View of southwes t side of subject property along Capalina Road, facing north.