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APPENDIX F Phase I and Phase II Environmental Site Assessments

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APPENDIX F Phase I and Phase II Environmental Site Assessments APPENDIX F Phase I and Phase II Environmental Site Assessments November 14, 2019 Mr. Kelly McKone Executive Vice President of Real Estate 1784 Capital Holdings, LLC 8777 North Gainey Center Drive, Suite 191 Scottsdale, Arizona 85258 Re: Phase II Subsurface Investigation Letter Report Cartier Property, 5444, 5452, and 5458 Vineland Avenue and 5437, 5441, 5447 and 5449 Cleon Avenue, North Hollywood, California Dear Mr. McKone: Roux Associates, Inc. (Roux) has prepared this Letter Report for 1784 Capital Holdings, LLC (Client) to summarize the findings of the Phase II Subsurface Investigation (Phase II) conducted at the Cartier Property, located at 5444, 5452, and 5458 Vineland Avenue and 5437, 5441, 5447 and 5449 Cleon Avenue in North Hollywood, California (the Site; Figures 1 and 2). The approximately 1.5-acre property consists of seven contiguous parcels and is developed with a single-story building constructed in 1958. Roux reviewed the following documents provided by Client: Phase I Environmental Site Assessment, prepared by Environmental Applications, Inc., dated November 21, 2007; Phase I Environmental Site Assessment, prepared by DCI Environmental Services (DCI), dated August 15, 2018; and Phase II Subsurface Investigation, prepared by Fulcrum Resources Environmental (Fulcrum), dated September 12, 2018. According to the historical documents reviewed by Roux, the Site was formerly occupied by a gasoline service station, an automobile repair shop, and a wrecking yard. Previous investigations indicated that tetrachloroethene (PCE) was present in the southern portion of the Site above conservative regulatory thresholds. The Site is also located within an established Methane Buffer Zone, as designated by the Los Angeles Department of Building and Safety (LADBS). The proposed scope of work, as detailed in Roux’s Proposal dated July 16, 2019, included public records and historical document research, which was used to enhance our knowledge of the history of the Site and to make informed judgments as to additional subsurface investigations that were considered necessary for the Site. The soil and soil vapor sampling that was implemented as part of the subsurface investigation was intended to assess the environmental conditions at the Site in order for Client to make an informed decision for potential purchase and redevelopment of the Site. BACKGROUND The 1.5-acre Site consists of seven contiguous parcels with Los Angeles County Assessor Parcel Numbers (APNs) 2416-001-014, 015, 016, 041, 042, and 043, and 2416-002-001. Current Site improvements include a single-story building constructed in 1958 and asphalt and cement paved parking/storage areas. A studio equipment rental business (Zio Rental Studios) currently occupies the majority of the Site and Archer Towing occupies a small area in the northwest corner of the Site for vehicle impound (Fulcrum, 2018). According to prior investigations, the Site was undeveloped until 1924 when it was developed for 3085.0004L. residential purposes and later converted to commercial use. In 1954, a permit for a gasoline station 104 5150 East Pacific Coast Highway, Suite 450 ■ Long Beach, California 90804 ■ +1.310.879.4900 ■ /R www.rouxinc.com Mr. Kelly McKone November 14, 2019 Page 2 building was issued, with USTs and a dispenser reportedly already existing on-Site. The Site became a wrecking yard in 1955 and an automobile repair building was constructed on-Site in 1959. The dispenser island and the pump and vent lines were relocated in 1964 (Fulcrum, 2018). In 1995, three on-Site 1,000-gallon fuel underground storage tanks (USTs) and dispensers were reportedly removed, and soil samples were collected. Total petroleum hydrocarbons as gasoline (TPH- g), benzene, toluene, ethylbenzene, and total xylenes (BTEX) were not reported above laboratory detection limits. A City of Los Angeles Fire Department (LAFD) worksheet concluded that the soil results were below action levels, and no further action was necessary, although a letter confirming no further action was not reviewed by prior consultants (Fulcrum, 2018). Based on the findings of the August 2018 Phase I (DCI, 2018), a Phase II Subsurface Investigation was performed by Fulcrum in September 2018 (Fulcrum, 2018). The scope of the Fulcrum investigation included a geophysical survey, a soil vapor survey, and soil sampling at the former UST and dispenser locations. A total of 11 soil borings (B1 through B11; depicted on Figure 4) were advanced at the Site for the collection of soil samples. The borings were then converted to soil vapor probes (SVP-1 through SVP-11) for the collection of soil vapor samples. The Fulcrum investigation stated the following conclusions: • The geophysical survey did not find any evidence of USTs or associated piping at the site. • PCE was detected above the reported residential Environmental Screening Level (ESL) in one soil vapor sample submitted for analysis (SVP-10). • Based on an analysis of vapor intrusion risk using the Department of Toxic Substances Control’s (DTSC’s) Human and Ecological Risk Division (HERD) modified Johnson and Ettinger model, the detected concentration of PCE does not indicate a human health risk from potential vapor intrusion. Fulcrum did not make any recommendations for further investigation. SCOPE OF INVESTIGATION Prior to the commencement of field work, Roux conducted agency and historical research. Public records requests were submitted to the appropriate state, county, and city agencies and a review of documents received was conducted to verify the findings of the prior Phase I investigations and to inform the Phase II investigation scope of work. This Phase II investigation scope of work was developed to address the following environmental concerns identified in the review of the documents provided to Roux by Client and which were considered not fully addressed by the 2018 Phase II conducted by Fulcrum: • Historic Wrecking Yard and Auto Repair Use. The Site has history of wrecking yard operations and auto service repairs based on Sanborn maps provided in previous reports. Shallow soil samples for analysis of petroleum hydrocarbons and metals had not been collected at the Site. • PCE Impacted Soil Vapor. Based on Fulcrum’s Phase II subsurface investigation, PCE was reported at soil vapor probe SVP-10 by the office area in the southern portion of the Site. Further investigation in this area was warranted to characterize the nature and extent of PCE. • Former USTs. Three 1,000-gallon fuel USTs and dispensers were removed in September 1995, according to LAFD records reviewed in previous reports. No soil vapor samples were collected ROUX │ Phase II Environmental Site Assessment Letter Report 3085.0004L.104/R Mr. Kelly McKone November 14, 2019 Page 3 from the area of the former underground storage tanks (USTs) in previous subsurface investigations and no closure letter was found. The locations of soil and soil vapor borings are depicted on Figure 2. DOCUMENT REQUEST AND HISTORICAL RESEARCH Prior to implementation of Phase II activities, Roux contacted the following state, county, and city agencies prior to the commencement of field work for the Phase II: • Federal; o United States Environmental Protection Agency (EPA), o National Pipeline Mapping System (NPMS), • State; o State Water Resources Control Board (SWRCB): GeoTracker, o SWRCB: Storm Water Multiple Application and Report Tracking System (SMARTS), o Department of Toxic Substances Control (DTSC), o DTSC: EnviroStor, o DTSC: Hazardous Waste Tracking System (HWTS), o California Air Resources Board (CARB), o California Office of Environmental Health Hazard Assessment (OEHHA), o CalEPA: CalRecycle, o CalRecycle: Solid Waste Information System (SWIS), o State of California Department of Conservation: Division of Oil, Gas and Geothermal Resources (DOGGR), • County/Regional; o Los Angeles Regional Water Quality Control Board (LA-RWQCB), o South Coast Air Quality Management District (SC-AQMD), o Los Angeles County Fire Department (LACoFD): Health Hazardous Materials Division (HHMD), o Los Angeles County Department of Public Works (LACDPW), o LACDPW: Building & Safety Department, o LACDPW: Geotechnical and Materials Engineering Division (GMED), o County of Los Angeles Sanitation District (LACSD), and • City/Local; o City of Los Angeles: City Clerk, ROUX │ Phase II Environmental Site Assessment Letter Report 3085.0004L.104/R Mr. Kelly McKone November 14, 2019 Page 4 o City of Los Angeles: Department of Building and Safety, and o City of Los Angeles: Fire Department. After review of historical documents received from various agencies (Attachment C), the historical research corroborated information provided in previous reports and no significant changes were made to the Phase II scope of work detailed in Roux’s July 16, 2019 Proposal. METHODS OF SUBSURFACE INVESTIGATION Pre-Field Activities All fieldwork associated with the investigation was performed in accordance with the Site-specific Health and Safety Plan (HASP). The HASP identified the potential physical and chemical hazards at the Site that could present a threat to workers and other Site users in the course of the authorized scope of work. Field workers acknowledged their familiarity with all safety procedures and indicated their intent to follow the HASP by signing the HASP after the tailgate safety meeting, which took place at the beginning of each field day. The field work was completed without health and safety incidents of any kind. Roux pre-marked the proposed boring location with
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