Offer to Purchase - 2252 Fairview Avenue - 2017-06-01 SANITA4,y Costa Mesa Sanitary District
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o fiiii ...an Independent Special District
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June 1, 2017
Mike Johnson
2252 Fairview Avenue
Costa Mesa, CA 92627
RE: Offer to Purchase Property
Board of Directors
Michael Scheafer Dear Mike:
James Ferryman
Arlene Schafer On behalf of the Board of Directors of the Costa Mesa Sanitary
Robert Ooten
Arthur Perry District (CMSD) I want to thank you for negotiating in good faith for
the acquisition of your property CMSD does hereby offer to
purchase your property at 2252 Fairview Avenue, Costa Mesa, for
Staff $1,690,000, subject to the following:
Scott C.Carroll
General Manager
1. District must do an environmental analysis (CEQA) and make a
finding.
Robin B.Hamers 2. District will obtain a general plan conformance finding from the City
District Engineer
of Costa Mesa, obtain other zoning approvals as necessary, will
Alan R.Burns adopt a formal resolution approving the sale and obtain any other
District Counsel government permits necessary.
3. The usual title and soils review; review of physical condition of the
Marcus D.Davis property, including structures (termites, dry rot, fungus, etc.).
Treasurer 4. Escrow and standard instructions.
5. Proration of taxes and insurance.
Noelani Middenway 6. Mutually agreed-upon Purchase and Sale agreement to be
District Clerk prepared by District.
7. Escrow to close in September 2017 and Seller can have until the
Wendy H. Davis end of December 2017 to wind down his operations and vacate the
Finance Manager
property.
If the above represents the outline of our agreement please sign
below.
www.cmsdca.gov
4.1 idigiiial
rike °M..on, Property Owner ike Scheaf'-r, President
2252 Fairview Avenue Costa Mesa Sanitary District
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District of Distinction 290 Paularino Avenue /Costa Mesa,CA 92626-3314• (949) 645-8400 / fax:(949) 650-2253
2009-2017 Protecting our community's health and the environment by providing solid waste and wastewater collection services
r
National Environmental
Co • Services eDetics, Inc. .
Environmental Consulting & Engineering Services
PHASE I ENVIRONMENTAL SITE
ASSESSMENT
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2252 FAmvu w ROAD
COSTA MESA,CALIFORNIA 92626
EDI Project No.26-0154
June 2,2006
Prepared for:
EnviroDetics,Inc.
8350 Wilshire Boulevard . TELESIS COMMUNITY CREDIT UNION
suite 200 do
ja Beverly Hills,CA 90211
Phone:310.832.2300 � $ i � �
Toll �►..rew.sw�..iL
FFree:ax:
38°110..368623..88841837 9301 WINNETKA AVENUE
CHATSWORTH,CA 91311
Detics, Inca 8350
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FAX 310-362-8843
Environmental Consulting & Engineering Services TE-31o832- wwFame„
rodetics.com
June 2,2006
RE: Phase I Environmental Site Assessment
Hitch Crafters
2252 Fairview Road
Costa Mesa,California,92626
EDI Project No. 26-0154
Dear Ms.Cooper:
Pursuant to our agreement dated May 23, 2006, EnviroDetics, Inc. ('EDI") has conducted a Phase I
Environmental Site Assessment (ESA) of the above referenced property conforming to the scope and
limitations of ASTM Standard E 1527-00. The findings of this assessment are based upon a visual
reconnaissance of the Subject Property, interviews with relevant personnel, limited observations of
surrounding properties, and a records review including regulatory databases and historical use information.
Any exception to,or deletions from,this practice are described in Sections 2.0-2.4 of this report
The purpose of this Report is to assist Telesis Community Credit Union do Business Partners, LLC in its
underwriting of a proposed mortgage loan on the Subject Property described herein.
Telesis Community Credit Union do Business Partners, LLC, its employees,agents,successors and assigns
may rely upon this Report in evaluating a request for an extension of credit to be secured by the Subject
Property. This Report may also be used and relied upon by(a)any additional lender extending credit to be
secured by the Subject Property(the credit to be extended by Telesis Community Credit Union do Business
Partners, LLC , and such additional lender is referred to as the "Mortgage Loan") and (b) anyactual or
ptiVe purchaser, transferee, assignee, or servicer of the Mortgage Loan(or any portion thereof), any
actual or prospective investor(including agent or advisor)in any securities evidencing a beneficial interest in
orbacked by the Mortgage Loan(or any portion thereof),any rating agency actually or prospectively rating
aany such
securities,
any indenture trustee,and any institutional provider(s)from time to time of any liquidity
by or creditsupport for such financing. In addition, this Report or a reference to this Report may be
included or quoted in any offering circular, private placement memo
Prospectus and EDI registration statement or
agrees to cooperate in answering questions by any of the above parties in connection with
a securitization or transaction involving the Mortgage Loan (or any portion thereof)and/or such securities.
This Report has no other purpose and should not be relied upon by any other person or entity."
There are no intended or unintended third party beneficiaries to this Report,except as expressly stated herein.
EDI 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.
If you have questions regarding information in this report or if we can be of further assistance,please contact
the undersigned at 310-832-2300. We appreciate the opportunity to be of service to you,our valued client,
and look forward to working with you on future assignments.
Respectfully Submitted,
ENVIRODETICS,INC.
Darrin A.Domingo,MBA,REA II,CHMM
California Registered Environmental Assessor—Class II(REA II)-No.20224
Certified Hazardous Materials Manager,National,Master Level-No. 11546
niirirrewDetics,Inc.
(IYNwr.rLM c.,...*i twor..wr,MI.I...
8350 Wilshire Blvd.,Suite 200,Beverly Hills,CA 90211 Tel:310-832-2300 Fax:310-362-8843
www.envirodetics.com
2252 Fairview Road IDI Project No.26-0154
Costa Mesa,California
TABLE OF CONTENTS
1.0 EXECUTIVE SUMMARY 1
2.0 INTRODUCTION ...»..»...... .»».»».............».»»»». 2
2.1 PURPOSE 2
22 SPECIAL TERMS AND CONDITIONS 2
23 LIMITATIONS AND EXCEPTIONS OF ASSESSMENT 3
2.4 SCOPE OF SERVICES AND METHODOLOGY USED 3
3.0 SITE DESCRIPTION OVERVIEW -»5
3.1 PROPERTY LOCATION 5
3.2 SUBJECT PROPERTY AND VICINITY CHARACTERISTICS 5
4.0 PHYSICAL SETTING.......»..»... ».».6
4.1 GEOLOGIC CONDITIONS 6
4.2 HYDROLOGIC CONDITIONS 6
4.3 OIL&GAS EXPLORATION 6
5.0 HISTORICAL RECORDS REVIEW.».».»»». .. ..».-........»....... _ 7
5.1 AERIAL PHOTOGRAPHS 7
52 FIRE INSURANCE MAPS 7
53 TOPOGRAPHIC MAPS 8
5.4 LOCAL STREET DIRECTORIES 8
5.5 OTHER HISTORICAL INFORMATION 9
6.0 SUBJECT PROPERTY RECONNAISSANCE- 10
6.1 METHODOLOGY&LIMITATIONS 10
62 INTERVIEWS 10
63 GENERAL SUBJECT PROPERTY CONDITIONS 10
6.4 INTERIOR OBSERVATIONS 11
6.5 EXTERIOR OBSERVATIONS 12
6.6 WASTE MANAGEMENT AND REGULATED MATERIALS 12
6.7 STORAGE TANKS 12
6.8 POLYCHLORINATED BIPHENYLS(PCBs) 13
6.9 UTILITIES 13
6.10 ASBESTOS CONTAINING MATERIAL(ACM) 14
6.11 LEAD-BASED PAINT(LBP) 14
6.12 RADON 14
6.13 LEAD IN DRINKING WATER 15
7.0 REGULATORY RECORDS REVIEW .»....» ......... 16
7.1 FEDERAL AND STATE REGULATORY REVIEW 16
72 LOCAL REGULATORY REVIEW 20
8.0 FINDINGS AND CONCLUSIONS ».»....».........».......».»»„..... .»».».»»..».».»»».»21
APPENDICES
Appendix A: Photographs
Appendix B: Maps&Figures
Appendix C: Computerized Environmental Report
Appendix D: Supporting Documents
Appendix E: Personnel Profiles/References
•
•
2252 Fairview Road EDI Project No.26-0154
Costa Mesa,California
PHASE I ESA SUMMARY
Hitch Crafters
2252 Fairview Road
Costa Mesa,CA 92626
Routine
Assessment Component Acceptable Solution Phase II Estimated Cost
Historical Review 1
On-site Operations X
Hazardous Materials X
Waste Generation X
PCBs X
Asbestos X
Lead in Drinking Water X
Storage Tanks X
Surface Areas X
Regulatory Database Review X
Adjoining Properties X
Other
This amt has revealed no evidence of current Recognized Environmental Conditions(RECs)in connection
with the Subject Property and no further action is recommended at this time;however,the following pertinent
enviromnental information warrants mention:
I)Former Onsite Service Station
Based on our review,the Subject Property was developed with a gasoline service station from approximately 1968
to 1990. The former onsite tenant; Chet's Shell, had one leak incident (Case No. 0830016111) which was
discovered in June 1990 during tank closure and removal activities. Chet's Shell utilized the following USTs: one
8,000-gallon fuel tank,one 6,000-gallon fuel tank,two 4,000-gallon fuel tanks and one 300-gallon waste oil tank.
Based on our review and interviews,the USTs were removed in June 1990 at which time a leak incident involving
waste oil was discovered. After remediation activities via soil vapor extraction,air spa ging and pump and treat
methodology from April 1998 to September 2003,the site was subsequently granted a Case Closed status by the
Santa Ma Regional Water Quality Board(RWQCB)in January 2004. A Case Closed status indicates that either
the site does not exhibit levels of contamination which warrant remedial action,or the contamination has been
remediated to the satisfaction of the RWQCB. Based on its status, EDI does not suspect that the former leak
incident poses a significant negative environmental impact to the Subject Property. .
2252 Fairview Road EDI Project No.26.0154
Costa Mesa,California
1.0 EXECUTIVE SUMMARY
EnviroDetics, Inc. ("EDI") has performed a Phase I Environmental Site Assessment (ESA) of 2252
Fairview Road, City of Costa Mesa, Orange County, California on May 25, 2006 (herein referred to as
the"Subject Property")which consists of an approximately 46-year-old, 1,147-SF commercial building on a
E0.34-acre parcel of land. The current onsite tenant is a retailer and installer of trailer hitches for automobiles.
Prior to the existing improvements, the Subject Property was vacant land from at least 1927. to 1960
followed by a former gasoline service station from at least 1968 to 1990.
The Phase I Environmental Site Assessment is designed to provide Telesis Community Credit Union do
Business Partners, LLC with an assessment concerning environmental conditions (limited to those issues
identified in the report) as they exist at the property. This assessment was conducted utilizing generally
accepted ESA industry standards in accordance with ASTM E 1527-00,Standard Practice for Environmental
Site Assessments: Phase 1 Environmental Site Assessment Process. Exceptions to or deletions from the scope
of work are described in Section 2.0.
This assessment has revealed no evidence of current Recognized Environmental Conditions (RECs) in
connection with the Subject Property and no further action is recommended at this time; however, the
following pertinent environmental information warrants mention:
• Former Onsite Service Station
Based on our review, the Subject Property was developed with a gasoline service station from
approximately 1968 to 1990. The former onsite tenant,Chet's Shell,had one leak incident(Case No.
0830016111)which was discovered in June 1990 during tank closure and removal activities. Chet's
Shell utilized the following USTs: one 8,000-gallon fuel tank,one 6,000-gallon fuel tank,two 4,000-
gallon fuel tanks and one 300-gallon waste oil tank Based on our review and interviews,the USTs
were removed in June 1990 at which time a leak incident involving waste oil was discovered. After
remediation activities via soil vapor extraction, air sparging and pump and treat methodology from
April 1998 to September 2003,the site was subsequently granted a Case Closed status by the Santa Ana
Regional Water Quality Board(RWQCB)in January 2004. A Case Closed status indicates that either
the site does not exhibit levels of contamination which warrant remedial action, or the contamination
has been remediated to the satisfaction of the RWQCB. Based on its status,EDI does not suspect that
the former leak incident poses a significant negative environmental impact to the Subject Property.
1
2252 Fairview Road EDI Project Na 26-0154
Costa Mesa,California
2.0 INTRODUCTION
EDI was retained by Telesis Community Credit Union do Business Partners, LLC to prepare a Phase I
Environmental Site Assessment, in compliance with ASTM Standard Practice E1527-00 on the Subject in
accordance with our agreement dated May 23,2006.
2.1 PURPOSE
The purpose of this report is to assess the Subject Property for evidence of recognized environmental
conditions in accordance with the provisions of ASTM Standard E 1527-00. The term "recognized
environmental condition" as defined by ASTM means "the presence or likely presence of any hazardous
substances or petroleum products on a property under conditions that indicate an existing release, a past
release,or a material threat of a release of any hazardous substances or petroleum products into structures on
the property or onto the ground, ground water, or surface water of the property." A material threat is "a
physically observable or obvious threat which is reasonably likely to lead to a release that is threatening and
might result in impact to public health or the environment" An REC may include hazardous substances or
petroleum products even under conditions in compliance with laws.
A historical recognized environmental condition as defined by ASTM includes "environmental conditions
which in the past would have been considered an REC, but which may or may not be considered an REC
currently"based on remediation of the REC.
2.2 SPECIAL TERMS AND CONDITIONS
There is a possibility that even with the proper application of these methodologies there may exist on the
Subject Property conditions that could not be identified within the scope of the assessment or which were not
reasonably identifiable from the available information. EDI believes that the information obtained from the
record review and the interviews concerning the site is reliable. However,EDI cannot and does not warrant or
guarantee that the information provided by these other sources is accurate or complete. The methodologies of
this assessment are not intended to produce all inclusive or comprehensive results, but rather to provide
Telesis Community Credit Union do Business Partners,LLC with information relating to the Property.
The conclusions and findings set forth in this report are strictly limited in time and scope to the date of the
evaluations. The conclusions presented in the report are based solely on the services described therein, and
not on scientific tasks or procedures beyond the scope of agreed-upon services or the time and budgeting
restraints imposed by Telesis Community Credit Union do Business Partners, LLC. No subsurface
exploratory drilling or sampling was done under the scope of this work Unless specifically stated otherwise in
the report,no chemical analyses have been performed during the course of this ESA.Some of the information
provided in this report is based upon personal interviews,and research of available documents,records,and
maps held by the appropriate government and private agencies.This is subject to the limitations of historical
documentation,availability,and accuracy of pertinent records,and the personal recollections of those persons
contacted.
The ASTM Standard E1527-00 does not encompass analytical testing to evaluate asbestos containing
materials(ACM),radon,lead-based paint(LBP),drinking water quality,indoor air quality,stored chemicals,
debris, fill materials, surface water, or subsurface samples (soil and groundwater) as part of a Phase I
Environmental Site Assessment Report.
2
2252 Fairview Road IDI Project No.26-0154
Costa Mesa,California
23 LIMITATIONS AND EXCEPTIONS OF ASSESSMENT
The purpose of this report is to assess the Subject Property with respect to the presence of hazardous
substances or petroleum products in accordance with the provisions of ASTM StandardE 1527-00.
The conclusions presented in this report are professional opinions,based solely upon visual observations of
the Subject Property and vicinity and our interpretation of the available historical information and documents
reviewed as described in this report. They are intended exclusively for the purpose outlined herein and for the
Subject Property location and project indicated. EDI is a technical not legal firm,as such we offer no opinion
as to the legal aspects of environmental compliance (permitting,remediation, etc.)and anyone relying upon
this report should have this ESA reviewed by counsel regarding any legal issues. This report is intended for
the sole use of Telesis Community Credit Union do Business Partners, LLC. The scope of services
performed in execution of this investigation may not be appropriate to satisfy the needs of other users,and any
use or reuse of this document or the findings,and conclusions,presented herein is at the sole risk of said user.
It should be recognized that this study was not intended to be a definitive investigation of contamination at the
Subject Property. It is possible that currently unrecognized contamination may exist at the Subject Property.
Opinions presented herein apply to Subject Property conditions existing at the time of our investigation and
those reasonably foreseeable. They cannot necessarily apply to Subject Property changes of which EDI is
unaware and has not had the opportunity to evaluate.Additional information that becomes available after our
survey and draft submission concerning the Subject Property should be provided to EDI so that our
conclusions may be revised and modified if necessary, at additional cost. This Report has been prepared in
accordance with our Standard Conditions for Engagement,which is an integral part of this Report
This Phase I Environmental Site Assessment Report was performed in accordance with applicable,generally
accepted environmental consulting practices currently practicing in the same locality under similar conditions,
and utilizing methods and procedures consistent with established retail practices and in conformance with
industry standards. The findings and conclusions contain all of the limitations inherent in these methodologies
that are referred to in ASTM 1527-00.
2.4 SCOPE OF SERVICES AND METHODOLOGY USED
The scope of services included the following:
• A site reconnaissance to characterize on-site conditions and assess the site's location with respect to
surrounding property uses and natural surface features. In addition,the reconnaissance of the surrounding
roads and readily accessible properties to identify obvious potential environmental conditions on
neighboring properties was conducted. Photographs taken as part of the site reconnaissance are provided
in Appendix A.
• Interviews with persons familiar with the property to obtain information on present and previous on-site
activities potentially resulting in the environmental degradation of the site or adjoining properties.
• A review and interpretation of readily available historical documents, such as topographic maps, aerial
photographs, city directories, Sanborn Maps and atlases, to identify previous activities on and in the
vicinity of the Subject Property. Copies of these documents are included in Appendix B.
• A review of readily available environmental databases maintained by the USEPA, state, and local
agencies within the approximate minimum search distance described within the Regulatory Review
3
2252 Fairview Road EDI Project No.26.0154
Coeur Mesa,California
Section of this report provided by GeoSearch. A copy of the Computerized Environmental Report(CER),
prepared by GeoSearch has been provided in Appendix C.
• Conducting a visual survey of readily accessible common areas to identify suspect ACM. This limited
survey is not to be construed as a comprehensive asbestos survey,which often entails destructive testing
or the survey of areas behind walls, above ceilings, in tenant spaces and in other typically inaccessible
areas.Moreover,IDI does not warrant that all asbestos containing materials at the Subject Property have
been identified
• Reviewing published radon occurrence maps to determine whether the Subject Property is located in an
area with a propensity for elevated radon concentrations.
• An analysis of mold and/or mold issues were beyond the scope of this report.
• Assessing the age of the Subject Property to determine whether it is predisposed to contain lead-based
paint. During our walkthrough survey,EDI noted the condition of the paint observed.
4
2252 Fairview Road EDI Project No.26-0154
Costa Mese,California
3.0 SITE DESCRIPTION OVERVIEW
3.1 PROPERTY LOCATION
The Subject Property is located at 2252 Fairview Road,City of Costa Mesa,Orange County,California.
Refer to the Site Location Map below:
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Site Location Map
3.2 SUBJECT PROPERTY AND VICINITY CHARACTERISTICS
The Subject Property is located in a suburban area characterized by a mixture of commercial office,retail and
residential development. The following is a tabulation of surrounding property usage:
Direction Adjoining Properties Surrounding Properties
North An electrical substation is located Retail development is located beyond.
adjacent to the north.
South W.Wilson Road followed by retail Additional retail development is located
development is located adjacent to the beyond.
south.
East Vacant land is located adjacent to the Retail and commercial office development is
east. located beyond.
West Fairview Road followed by retail Residential development is located beyond
development is located adjacent to the
west.
No adverse surficial environmental conditions were observed on the adjoining and surrounding properties.
Surrounding properties of environmental concern are discussed in Section 7.0,if any.
5
2252 Fairview Road IDI Project No.26-0154
Costa Mena,California
4.0 PHYSICAL SETTING
Information regarding hydrological conditions in the region was obtained from review of a United States
Geological Survey (USGS) 7.5 Minute Topographic Map and review of United States Department of
Agriculture(USDA)Soil Conservation reports.
4.1 GEOLOGIC CONDITIONS
The United States Geological Survey(USGS),Newport Beach, California 7.5-Minute series topographic map
was reviewed for this ESA. This map was published by the USGS in 1965 and photo-revised in 1981.
According to the contour lines on the topographic map,the Subject Property is located at approximately 79
feet above mean sea level.The contour lines in the area of the Subject Property indicate the area is sloping
gently downward to the northeast.
Sheet runoff flows topographically to the municipal stormwater system within the abutting streets.
Orange County provides a diverse combination of mountains, hills, flatlands, and shorelines. Orange
County lies predominantly on an alluvial plain,generally less than 300 feet of elevation in the west and
central sections. Several low-lying mesas interrupt the plain along the northern coast. The plain is semi-
enclosed by the Santiago Foothills and the Santa Ana Mountains,which rise to 5,600 feet on the east,the
Puente and Chino Hills in the north,and the San Joaquin Hills to the south.Orange County is located in a
highly seismic area. Active faults that traverse the Orange County region include the El Modeno Peralta
Hills Fault,the Elsinore Fault Zone,the Los Alamitos Fault,and the Newport-Inglewood Fault Zone.
The soils generally consist of nearly level to moderately sloping,well drained sandy loans,loans,or clay
loans within alluvial fans and floodplain and strongly sloping to steep, well-drained clays in coastal
foothills.
4.2 HYDROLOGIC CONDITIONS
Under natural,undisturbed conditions,shallow groundwater flow generally follows the topography of the land
surface and on this basis;the topography suggests that groundwater flow across the site is in a northeastern
direction. However, localized conditions can alter flow directions and thus the expected flow may not
coincide with actual groundwater flow in the subject area. Groundwater depths and flow gradients are best
evaluated by a subsurface investigation involving the installation of at least three groundwater monitoring
wells and precise measurements of hydrostatic pressure.Nine groundwater monitoring wells were formerly
installed on the Property. According to the Groundwater Monitoring Well Reports reviewed, groundwater
depth was found to be between 25.76'and 40.54'.
4.3 OIL&GAS EXPLORATION
The on-site reconnaissance addressed oil and gas exploration at the Subject Property. No evidence of oil or
gas wells or the drilling of oil and gas wells was observed on site. In addition,EDI's review of the State of
California and the Department of Conservation/Division of Oil, Gas,and Geothermal Resources Map dated
2001 did not indicate any onsite oil,gas,or geothermal fields on or in the vicinity of the Subject Property
6
2252 Fairview Road ID1 Project No.26-0154
Costa Mesa,California
5.0 HISTORICAL RECORDS REVIEW
The following briefly summarizes the developmental history of the Property:
• Prior to the existing improvements,the Subject Property was vacant land from at least 1927 to 1960
followed by a former gasoline service station circa1968..
5.1 AERIAL PHOTOGRAPHS
Aerial photographs dated 1927, 1938, 1947, 1953, 1960, 1968, 1977, 1983, 1995 and 2002 of the Subject
Property and vicinity were provided by GeoSearch. Copies of the photographs are included in Appendix B.
The following is a summary of each photograph reviewed
HISTORICAL AERIAL PHOTOGRAPH SUMMARY TABLE
YEAR SUBJECT NORTH SO1TfH EAST WEST
PROPERTY
1927 Vacant land Vacant land Vacant land Vacant land Vacant land
1938 Same as pis photo Same as previous photo Sane as previous photo Same as previous photo Same as pis photo
1947 Same as previous photo Same as previous photo Same as previous photo Same as previus photo Same as previous photo
1953 Sane as previous s photo Same as previous photo Same as previous photo Same as previous photo Retail
1960 Same as previous photo Same as previous photo Sane as previous photo Same as previous photo Same as previous photo
Apparat gasoline
1968 Electric Sub station Same as previous photo Same as previous photo Sane as previous photo
service station
1977 Same as previous photo Same as previous photo Same as previous photo Same as previous photo Same as pcvias photo
1913 Sane as previous photo Same as previous photo Same as ptvious photo Building Same as previous photo
1995 Brining building Same as previous photo Retail Vacant land New retail building
Existing bulking with
20002 the addition of a parking Same as previous photo Same as previous photo office as previws photo
lot buileling
The 1927 to 1960 aerials depict the Subject Property as vacant land while the 1968 to 1983 aerial photo
depicts the Subject as developed with a gasoline service station. Surrounding properties appear developed
from at least 1953. The 1995 aerial photo depicts the Subject with the existing building with the addition of a
parking lot in the 2002 aerial photo.
5.2 FIRE INSURANCE MAPS
Sanborn Maps constitute a source of prior site uses of real property for many cities and towns in the United
States. The maps were originally created to assist insurance underwriters in understanding the potential fire
risk of structures requiring insurance;however, they are also useful in determining the previous uses of a
property. Sanbom Maps often contain information relating to uses of individual structures,location of certain
petroleum and chemical storage tanks,and the storage of other potentially toxic substances. Sanborn Maps
begin their coverage in 1867 and continue through the 1990s.
EDI examined available online Sanbom Maps at http://sanbom.umi.com. Map sets reviewed did not
encompass the area of the Subject Property.
7
2252 Fairview Road EDI Project No.26-0154
Costa Mesa,California
5.3 TOPOGRAPHIC MAPS
EDI reviewed the USGS Newport Beach, California 75 Minute Series topographic map of the Subject area,
which was published in 1965 and photo-revised in 1981.
The topographic map identifies the Subject Property indicating that the former service station building was
onsite from 1965 to 1981. The immediate vicinity is depicted in purple indicating additional development
between 1965 and 1981. A residential or commercial building is depicted to the east followed by a trailer
park.
5.4 LOCAL STREET DIRECTORIES
Historical street directories for the Subject Property and adjacent properties were obtained from Haines Criss-
Cross Directories reviewed at Haines Library in Fullerton, California. The following is a summary of each
directory reviewed
HISTORICAL CITY DIRECTORY SUMMARY TABLE
YEAR SUBJECT PROPERTY SURROUNDING PROPERTIES
1971 • Chet's Shell Service 2255-Burkeeo Jeff
2271-Tic Toe Markets
2283-Building
1979 • Chet's Shell Service 2267-Two Guys from italy
2271-Tic Toe Markets
2283-Angle's beady salon
-Dental Practice Sys
-hammed Data Com-
-Safeguard Business
1989 • Chet's Shell Service 2255-Jiffy Lube
2271-Circle K Corp.
1998 • No Listing. 2255-ally dobe
2271-Circle K Corp.
-Claims Emporium
-Fraocescos hair salon
-PPY Pet
-Mendoza Francisco
-Napoli Pizza
-Pde's Family Arcade
-Sushi Kura Rest
Video Mart
2006 • Bicyde Rack System 2255-rrffy Lube
}Bch Callers2271-Access One Medical Center
• -Big Daddy's Family Arcade
L7eanas Emporium
-Coastal Dental Croup
-El Coolanto
-Franccscas hair salon
-King's Food&Liquor
-Marnoos Elector
-Martial Arts USA
-Martial Lee's Taluuo
-Mendota Francisco
-Subway Sandwidres
-Sushi Sho Japanese Rest
-Video Mat
8
2252 Fairview Road EDI Project No.260154
Costa Mesa,California
According to the historical city directory review,the property was improved with Chet's Shell Service from at
least 1971 to 1989 before being occupied by Hitch Crafters in 2006. Former onsite property usage involved
the use, storage, disposal and generation of hazardous substances or petroleum products. Please refer to
Section 7 for further information regarding onsite and adjacent properties of environmental significance, if
any.
5.5 OTHER HISTORICAL INFORMATION
Although requested,no previously prepared Phase I or II Environmental Assessments or lead-based paint or
asbestos surveys were provided for our review. In addition, a copy of the Subject's Chain-of-Title has not
been provided to EDI for review.
II
9
2252 Fairview Road EDI Project No.26.0154
Costa Mesa,California
6.0 SUBJECT PROPERTY RECONNAISSANCE
Ll_ L I AillM\,___-A_Aik.l .A, r._ ■ .I-'L7
6.1 METHODOLOGY&LIMITATIONS
The Subject Property reconnaissance was conducted on May 25, 2006 by Warren Ramos of EDL The
weather at the time of the reconnaissance was clear with a temperature of 75 degrees Fahrenheit. EDI was
accompanied by Jeff Reyno,the key site manager,during the property reconnaissance.
The Subject Property site reconnaissance was conducted in a systematic manner focusing initially on the
exterior, which was surveyed in a grid pattern. A representative portion of the Subject Property's interior
spaces was also surveyed in a systematic manner. Where access to portions of the Subject Property or to
structures on the Subject Property was unavailable or limited, EDI renders no opinion as to the presence of
petroleum products or hazardous substances in that portion of the Subject Property or structure. In addition,
EDI renders no opinion as to the presence of,or indirect evidence relating to,petroleum products or hazardous
substances where direct observation of the interior walls, floor, or ceiling of a structure was obstructed by
objects or coverings on or over these surfaces.
The following spaces were visually and physically observed:Subject Property interior and exteriors as well as
adjoining and surrounding properties.
6.2 INTERVIEWS
6.2.1 INTERVIEW WITH KEY SITE MANAGER
The following information was provided by individuals contacted by EDI in connection with the Subject
Property.
INTERVIEW COMMENTS
REIAMONTU
CONTACT SUBJECT DETAILS OFCONVERSATION
PROPERTY
Mr.Reyno stated that he was not aware of chemical spills,emergency
response incidents or other conditions of potential environmental concern at
the Subject Property with regard to the current operations. However;he noted
Jeff Reyno Subject Property that a former service station occupied the Subject Property from the 1960s to
intermediary the late 1980s. He also stated that the former USTs on the property were
removed in 1990 and that a No Further Action status was given to the site by
the Regional Water Quality Control Board,the lead regulatory agency in
January 2004.
63 GENERAL SUBJECT PROPERTY CONDITIONS
63.1 SUBJECT PROPERTY IMPROVEMENTS AND USE
PROPERTY DESCRIPTION
Property Name Hitch Crafters
10
2252 Fairview Road EDI Project No.26-0154
Costa Mesa,California
PROPERTY DESCRIPTION
Acreage 0.34 acres
Shape of Parcel(s) Rectangular
Usage Retailer and installer of trailer hitches in automobiles
Number of Buildings One
Stories Single
Construction Date 1960
Square Footage 1,147 SF
Basement/Slab-on-Grade Slab-on-grade
Number of Units N/A
Ceiling Finishes Gypsum wallboard
Floor Finishes Carpet and resilient floor tiles in store,finished concrete in garage
Wall Finishes Painted gypsum wallboard
Exterior Finishes Painted concrete and panel boards
HVAC N/A
Elevators N/A
Renovation Date N/A
Renovation Description N/A •
Vehicular Access Fairview Road and W.Wilson Street
Other Improvements None
Property Cove Asphalt-pavedparddng and travel lanes
The current use of the Subject Property does not involve the use,treatment,storage,disposal,or generation of
hazardous substances or petroleum products other than de minimis quantities. Only janitorial size chemical
containers utilized for the cleaning and maintenance of the Subject Property were observed
6.4 INTERIOR OBSERVATIONS
The following table summarizes issues on which the survey of interior areas of the Subject Property focused:
INTERIOR SURVEY
ITEM NOTED LOCATION AND DESCRIPTION
Processes that generate petroleum N/A
products or hazardous substances
Unusual odors N/A
Pools of liquid N/A
Containers not attributed to current use N/A
of the Subject Property
Stains or corrosion WA
Catch basins were observed in the garage area and are
Drains and Sumps reportedly connected to the municipal sewer system. EDI did
not observe drains that were stained,emitting foul odors or
located adjacent to chemical stone areas.
Oil-containing equipment N/A
11
2252 Fairview Road EDI Project No.26.0154
Costa Mesa,California
6.5 EXTERIOR OBSERVATIONS
The following table summarizes issues on which the survey of exterior areas of the Subject Property focused:
EXTERIOR SURVEY
ITEM NOTED LOCATION AND DESGRIPT10N
Storage tanks N/A
Unusual odors N/A
Areas of asphalt patch or surface N/A
depressions
Containers not attributed to current use N/A
of the Subject Property
Oil-containing equipment N/A
Stained soil or pavement N/A
Stressed vegetation N/A
Fill material of questionable origin/Piles N/A
Drains and Sumps N/A
Monitoring Wells N/A
Stormwater catch basins were noted on the Subject Property
Catch basins or dry wells ' parking area. The catch basins reportedly discharge to the
municipal stormwater system within the abutting streets.
Septic systems N/A
6.6 WASTE MANAGEMENT AND REGULATED MATERIALS
Solid waste(cardboard,paper,municipal waste)generated at the Subject Property is collected in a metal waste
bin within an enclosure located on the Subject Property. Solid waste is collected regularly by Waste
Management.Only municipal-type solid waste was observed at the time of the Subject Property visit. Sources
of potential environmental impact were not observed on or about the trash receptacle at the time of inspection.
6.7 STORAGE TANKS
6.7.1 UNDERGROUND STORAGE TANKS(USTs)
Tanks per the following schedule were reportedly removed from the Subject Property:
Took No. Status Capacity Reported Product Registered
(Gallons) Construction
1y,Pe
1 Removed 8,000 Unknown Gasoline Yes
2 Removed 6,000 Unknown Gasoline Yes
3 Removed 4,000 Unknown Gasoline Yes
12
2252 Fairview Road IDI Project No.26-0154
Costa Mesa,California
Tank No. State Capacity Reported Product Reghtered
(Gallons) Construction
1 pe
4 Removed 4,000 Unknown Gasoline Yes
5 Removed 300 Unknown Gasoline Yes
Please refer to the Leaking Underground Storage Tank (LUST) section within this Report for further
discussion(Section 7.0)pertaining to the former onsite USTs.
6.7.2 ABOVEGROUND STORAGE TANKS(ASTs)
Visual evidence that would indicate past or present ASTs at the Subject Property, such as a concrete
foundation or containment walls, pedestals, or steel support structure, was not apparent during the Subject
Property visit. In addition,the regulatory review as discussed further in Section 7.1 did not indicate evidence
of past or present ASTs.
6.8 POLYCHLORINATED BIPHENYLS(PCBs)
Polychlorinated Biphenyls(PCBs)are known hazardous materials that are found in coolants or lubricating oils
used in some electrical transformers,light ballasts,electrical panels or other similar equipment. PCB content
in electrical transformers has been grouped into three (3) regulatory categories by the federal government.
Parts per million is signified by ppm.
0-50 ppm non-PCB unit
50-500 ppm PCB contaminated unit
>500 ppm PCB unit
One utility-owned electric substation with several pad-mounted electric transformers was observed adjacent to
the north of the Subject Property.The transformers observed appeared to be in good condition,free of leakage
and staining. According to the Toxic Substances Control Act (TSCA), Section 761, the owner of the
transformer, Southern California Edison,is responsible for the transformer's maintenance and remediation in
the event of a leak.
The site has equipment that utilized hydraulic oils. EDI observed one abandoned hydraulic lift in the site's
garage facility. No surficial staining was observed in the vicinity of the lift. However,since the lift was most
likely installed prior to the 1979 ban on the manufacturing of PCBs,the hydraulic fluid may contain PCBs.
Of importance,no visual indications of past or present leaks of the hydraulic fluids were observed at the time
of the site inspection. Note that given the viscous nature of hydraulic oil,any subsurface leak would primarily
be contained within the lift cylinder area. Additionally,hydraulic oil does not typically breakdown or migrate
in a similar manner to other petroleum contaminants such as diesel fuel or waste oil. As a result,any leakage
from the lifts and subsurface impact, if any, would be considered de minimus. Given that groundwater is
located at 45-40"below ground surface and soils in the vicinity are reportedly firm sandy clays and balms,a
groundwater impact from the lift is unlikely.
6.9 UTILITIES
ELECTRIC: Southern California Edison
POTABLE WATER: City of Costa Mesa
NATURAL GAS: Southern California Gas Company
13
1
2252 Fairview Road
EDI Project No.26.0154
Cama Mean,California
SEWAGE SERVICE: City of Costa Mesa
6.10 ASBESTOS CONTAINING MATERIAL(ACM)
The use of asbestos in many building products was banned by the U.S. Environmental Protection Agency
(EPA) by the late 1970s. In 1989, EPA issued a ruling prohibiting the manufacturing, importation,
processing,and distribution of most asbestos containing products. This rule,known as the Ban&Phase-Out
Rule,would have effectively banned the use of nearly 95%of all asbestos products used in the United States.
However,the U.S.5th Circuit Court of Appeals vacated and remanded most of the Ban and Phase Out Rule in
October 1991. Due to this court decision,many asbestos containing product categories not previously banned
(prior to 1989)may still be in use today. Among these common material types found in buildings are floor
tile and roofing materials.
Asbestos-containing material (ACM) represents a concern when it is subject to damage that results in the
release of fibers. Friable ACM, which can be crumbled by hand pressure and is therefore susceptible to
damage, is of particular concern. Non-friable ACM is a potential concern if it is damaged by maintenance
work,demolition or other activities.
Screening for ACM is not within the scope of an ASTM Phase I investigation. However,the scope of this
assignment included a limited visual screening without sampling of any readily observable suspect ACM at
the request of Telesis Community Credit Union do Business Partners,LLC. Suspect non-friable ACM was
observed at the Subject Property reconnaissance in the form of resilient floor files,wallboard assemblies and
construction mastics. These materials were observed to be in good condition. Due-to the continued
distribution of a wide variety of asbestos-containing materials,asbestos may be present in some of the roofing,
flooring,caulking/putties, adhesives, spackling compounds,and/or non-accessible insulation materials at the
Subject Property. Sampling of these types of materials requires techniques that may be destructive to subject
facilities and in the case of roofing material may void warranties. It is recommended that all such possible
asbestos-containing materials be tested prior to renovation or demolition activities that could disturb the
materials. Any testing,removal or disturbance of ACM should be handled in compliance with federal,state,
and local regulations. Licensed,qualified asbestos abatement personnel should be retained prior to demolition
or renovation of subject facilities.
6.11 LEAD-BASED PAINT(LBP)
LBP is paint with a lead concentration greater than 5,000 parts per million(ppm)as defined by the EPA. LBP
may be an environmental concern in residential properties based on the condition and maintenance of the paint
and the presence or absence of LBP hazards. A LBP hazard is defined as damaged paint or paint covering a
deteriorated subsurface that may create dust or chips that could potentially be ingested or inhaled.
Screening for LBP is outside of the scope of an ASTM Phase I investigation. In addition,the scope of this
assignment did not include a LBP screening because the Subject Property use is commercial and LBP is
therefore not an area of concern. Of importance,painted surfaces observed by EDI were in good condition
with no evidence of pervasive peeling or flaking. No further action is recommended at this time.
6.12 RADON
Radon gas is a gas created from the radioactive decay of uranium. It exists in soil with a high concentration of
uranium rocks or industrial waste. Radon gas may seep into and accumulate in dwellings through cracks in
the foundation or walls or any other opening such as a floor drain.
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