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1995-0127_CALIF, STATE OF_Appraisal APPRAISAL OF MULTI-MODAL PARKING LOT 11, TRACT 50 PREPARED FOR MR. BRIAN PERRY SENIOR CIVIL ENGINEER CITY OF SAN JUAN CAPISTRANO 31892 CAMINO CAPISTRANO SAN JUAN CAPISTRANO, CALIFORNIA 92675 PREPARED BY FLAVELL, TENNENBAUM & EDWARDS 15910 VENTURA BOULEVARD, SUITE 1510 ENCINO, CALIFORNIA 91436 DATE OF VALUE: JANUARY 27, 1995 DATE PREPARED: FEBRUARY 2, 1995 STATE OF CALIFORNIA—IUSINESS AND TRANSPORTATION AGENCY PETE WILSON Gewm , DEPARTMENT OF TRANSPORTATION _ DISTRICT 12 2501 PULLMAN STREET SANTA ANA, CA 02705 `larch '_'2 , 1995 Mr . Brian Perry File : 1_-ORA-0 Senior Civil Engineer LPA: City of SJC City of San Juan Capistrano Project : Multi-Modal 32.100 Paseo Adelanto Parking Lot San Juan Capistrano , f'alifornia 9'_675 Ea: *633901 SUBJECT: APPROVAL OF APPRAISAL FOR MULTI-MODAL PARKING LOT. Dear Mr . Perrx' : This letter Is To notlry von that I have reviewed and approved the appraisal for the `!ulti-Modal Parking Lot Project for the City of San .Tuan Capistrano . 'Iarii ,r, Silverman has contacted the appraiser. Doi1g Edwards , and requested he forward you updated Copies as Boort a, coon ds you recei% e your copies of the % er< ion of this ipornisal , you may proceed with your pr^ iect . Please be sur- hat %!s . , iiverman receives a copy of the iuurove-1 %i[)praIS i .' f ':ou ha.e anv JUeSrlons . Marilyn can be reached at Rea t<r,ls . Bob Pennnccaa`ll , Senior Right of Way .agent F FLAVELL, TENNENBAUM & EDWARDS A Partnership Including Professional Corporations Valuation Comullants—RealEstate &Corporate 15910 VENTURA BOULEVARD.SUITE 1510.ENCINO.CALIFORNIA 91496 ROBERT H.FLAVELL.M A 1 TELEPHONE (818082-3050 Real Eslala Apprauer&Consultant FACSIMILE (818)582-3059 MICHAEL TENNENBAUM.Ph.D. Consulting Economul DOUGLAS A.EDWARDS,M A I Real Estate Apprauer&Con.suaant February 2, 1995 Mr. Brian Petry Senior Civil Engineer City of San Juan Capistrano 31892 Camino Capistrano San Juan Capistrano, California 92675 Re: Multi-Modal Parking -- Lot 11, Tract 50 Our File No. 1460 Dear Mr. Petry: At your request, Flavell, Tennenbaum & Edwards has conducted a valuation study of the above described property in order to form an opinion of the fair market value as of January 27, 1995. As a result of this research and analysis, and considering the interests appraised, we have concluded that the fair market value of the subject property as of the date of valuation is: TWO HUNDRED TWENTY-EIGHT THOUSAND DOLLARS ($228,000) On the following pages will be found a summary of the facts developed, analyses and conclusions which together form the basis of the opinions expressed. The following report has been prepared in conformity with the Uniform Standards of Professional Appraisal Practice. Yours very truly, FLAVELL, TENNENBAUM & EDWARDS D �las A. Edw oilards, MAI DAE:sml TABLE OF CONTENTS Page No. Summary of Important Facts and Conclusions 1 Introduction 3 Limiting Conditions 7 Certification 9 Larger Parcel Investigation 10 Identification of the Property 11 Regional Data 13 Neighborhood Data 17 Subject Property Site Data 18 Description of Improvements 24 Valuation Methodology 26 Highest and Best Use 28 Replacement Cost Approach 31 Income Approach 32 Sales Comparison Approach 33 Correlation and Valuation Conclusion 41 ADDENDA Notice of Decision to Appraise Ground Lease Agreement Market Data Professional Qualifications Summary of Important Facts and Conclusions Property Type The easterly portion of the subject property is currently unimproved. The westerly portion of the subject property is improved with an asphaltic concrete surface parking lot. Location The subject property is located on the west side of Camino Capistrano, approximately 300 feet north of Verdugo Street, in the city of San Juan Capistrano. Property Rights Appraised The westerly portion of the subject property is encumbered by a ground lease in favor of the city of San Juan Capistrano. The subject property is appraised subject to this ground lease. Improvements The westerly portion of the property is currently improved with a surface parking lot. The easterly portion of the site is unimproved. Zoning CT, Tourist Commercial 1 Date of Value January 27, 1995 Highest and Best Use Develop the property with retail or restaurant uses on the non-leased portion of the property. Valuation Approaches - Larger Parcel Replacement Cost Approach N/A Income Approach N/A Sales Comparison Approach $22$,000 Value Conclusion $228,000 2 STATE OF CALIFORNIA .DEPARTMENT OF TRANSPORTATION RIGHT OF WAY PARCEL DIARY CONFIDENTIAL RVV 7.111/91) The db . .ter Av wrN~~0/ q CAe Cer. IY"..ZP I~Y AAx ro wr N M.sT nPry RMMwT�I•'PIRA DiP1 c;; Z. ►.M. PPP.0 OWNER cowss PPtow (714) Sue Di Maio 31892 Canino Capistrano 661-1781 OWNER 74 San Juan Capistrano, CA 92675 PR*-EcT Multi Modal Parking CERT DATE DATE OWNER INVITED TO ACCO1iANY APPRAISER DATE PROPERTY INSPECTED 9Y: LETTER PHONE PERSON 01--03-95 01-27-95 AP►.REP'ORT MATE APPROVAL DATE APPRAISED VALUE 4 01-27-95 ;228,000 REVISED DATE APPROVAL GATE APPRAISED VALUE DATE OF FIST WRITTEN OFFER AMOUNT OF REPLACEMENT MP PKG.DEL HOUSING SUP,AT TWE DATE OF FIRST WRITTEN OFFER DATE ASSIGNED TO ACQUISITION AGENT FILED EFF.DATE OF PEOPLE r. SCC/ OWNER'S ATTCANEY AOOESS PHONE DATE/AGENT— SIGNATU1EJYaTMt ASSIGNED TO APPRAISER DATE /-3-9S Devy 6 run 5 T[/io, v •G w:FJ, Sve R; ANa;s oeLw!/ It*,'Pr c J1 /-27-9t Doc+ dcltit<►f/S /.w�oeT i•er�i?fi�'tri �/�oit'Py sevJr.ly' .vrT®A/an.,r s 1-Ze-4J 4eoy 4`r!f/aT'tj TO a e a: AF+:s/ SAO WV44 jug pc It �' we s fer.ee✓ 4 ✓e/✓! can a/✓sts.� / ft h III& r& Aficy 't Introduction Subject Property The subject of this report is a vacant commercial lot located in San Juan Capistrano, California. The westerly portion of the lot is leased to San Juan Capistrano for surface parking at the multi-modal transportation center. Purpose and Function of the Appraisal The purpose of this appraisal report is to set forth the appraiser's estimate of and support for the fair market value of the fee interest, subject to the existing ground lease, in the subject property as of the date of value, January 27, 1995. The function of this report is to provide the city of San Juan Capistrano with a value estimate to facilitate their purposed acquisition of the subject property. A Notice of Decision to Appraise letter (included in the addenda) was sent to the property owner. Sue Di Maio. Ms. Di Maio elected not to be present during the subject property inspection. Scope of the Appraisal The scope of this appraisal report includes the valuation of the subject property by the sales comparison approach to value. To complete the valuation approach required the following primary steps: 3 1. The subject property was inspected on January 27, 1995. 2. The city of San Juan Capistrano provided the land area segregated between the leased and non-leased portions of the subject property, a negative declaration for the proposed multi-modal parking lot, Resolution No. G-90-17 Rail Right of Way Review Policy, a preliminary title report for lots 9, 10 and 11 prepared by First American Title Insurance Company, a ground lease between Sue Di Maio and the city of San Juan Capistrano, a constraints map prepared by Adams * Streeter Civil Engineers, various correspondence between the property owner and the San Juan Capistrano Community Redevelopment Agency, and an environmental site assessment prepared by Huntingdon Engineering and Environmental, Inc. 3. Regional and neighborhood data was obtained from Grubb & Ellis' 1994 Los Angeles Basin Real Estate Forecast, Claritas/NPDC, The National Real Estate Investor, and the Urban Land Institute. 4. The subject property site data was based on our physical inspection of the property, the records of Orange County and information obtained from the city of San Juan Capistrano. 5. In estimating the highest and best use for the subject property, an analysis was made using the data compiled in the above steps. 6. In developing approaches to value, market data was collected from the files of Flavell, Tennenbaum & Edwards, as well as from Orange County, Comps, Inc., TRW, buyers, sellers, and brokers. 4 7. After assembling and analyzing the above mentioned data, a final estimate of value for the larger parcel was made. Date of Value The date of value for this report is January 27, 1995. Property Rights Appraised The property right appraised is the leased fee estate. Definition of Market Value These definitions and discussions are extracted from Part 3, Title 7, Chapter 9 of the code of Civil Procedure, entitled: EMINENT DOMAIN LAW. Article 4, Measure of Compensation for Property Taken "1263.320 -- Fair Market Value (a) The fair market value of the property taken is the highest price on the date of valuation that would be agreed to by a seller, being willing to sell but under no particular or urgent necessity for so doing, nor obliged to sell, and a buyer, being ready, willing, and able to buy but under no particular necessity for so doing, each dealing with the other with full knowledge of all the uses and purposes for which the property is reasonably adaptable and available. (b) The fair market value of property taken for which there is no relevant comparable market is its value on the date of valuation as determined by any method of valuation that is just and equitable." 5 The above definition, together with the Legislative Committee Comment Senate and the California Law Revision Commission Comment constitutes the definition of fair market value as used herein. "1263.330 -- Fair Market Value The fair market value of the property taken shall not include any increase or decrease in the value of the property that is attributable to any of the following: (a) The project for which the property is taken. (b) The eminent domain proceeding in which the property is taken. (c) Any preliminary actions of the plaintiff relating to the taking of the property." 6 Limiting Conditions This report is subject to the following limiting conditions: No opinion is rendered herewith on the title of said property. No responsibility is assumed by your appraiser for matters which are legal in nature. The legal description furnished to us (and/or as shown in the official records of the county and state in which the property is located) is assumed to be correct. No survey of the boundaries of the property has been made. All areas and dimensions furnished to your appraiser are assumed to be correct. Information identified in this report as being famished to us by others is believed to be reliable, but no responsibility is assumed for its accuracy. The appraiser assumes no responsibility for hidden or umapparent conditions of the property, subsoil, ground water or structures that render the property more or less valuable. Unless otherwise stated, the property is appraised assuming that all required licenses, permits, certificates, consents or other legislative and/or administrative authority from any local, state or national government or private entity or organization have been or can be obtained or renewed for any use on which the value estimate contained in this report is based. Distribution of the total valuation of this report between land and improvements applies only under the existing program of utilization. The separate valuations for land and improvements must not be used in conjunction with any other appraisal and are invalid if so used. The appraisal of any value pertaining to oil and mineral rights has not been considered as part of this appraisal. Unless otherwise stated in this report, the existence of hazardous material, which may or may not be present on the property, was not observed by the appraiser. The appraiser has no knowledge of the existence of such materials on or in the property. The appraiser, however, is not qualified to detect such substances. The presence of substances such as asbestos, urea-formaldehyde foam insulation, or other potentially hazardous materials may affect the value of the property. The value estimate is predicated on the assumption that there is no such material on or in the property that would cause a loss in value. No responsibility is assumed for any such conditions, or for any expertise or engineering knowledge required to discover them. The client is urged to retain an expert in this field, if desired. 7 Neither all nor any part of the contents of this report (especially any value conclusions, the identity of the appraiser or the firm with which he is connected, or any reference to the MAI designation) shall be disseminated to the public through advertising media, public relations media, news media, sales media, or any other public means of communication without the written consent and approval of the appraiser. The Americans with Disabilities Act("ADA") became effective January 26, 1992. We have not made a specific compliance survey and analysis of this property to determine whether or not it is in conformity with the various detailed requirements of the ADA. It is possible that a compliance survey of the property, together with a detailed analysis of the requirements of the ADA, could reveal that the property is not in compliance with one or more of the requirements of the Act. If so, this fact could have a negative effect upon the value of the property. Since we have no direct evidence relating to this issue, we did not consider possible non-compliance with the requirements of ADA in estimating the value of the property. 8 Certification I certify that, to the best of my knowledge and belief, ... ... the statements and opinions contained in this report are correct subject to the Limiting Conditions as set forth herein. ... the reported analyses, opinions, and conclusions are limited only by the reported assumptions and limiting conditions, and are my personal, unbiased professional analyses, opinions, and conclusions. I have no present or prospective interest in the property that is the subject of this report, and I have no personal interest or bias with respect to the parties involved. ... my compensation is not contingent upon the reporting of a predetermined value or direction in value that favors the cause of the client, the amount of the value estimate, the attainment of a stipulated result, or the occurrence of a subsequent event. ... my analyses, opinions, and conclusions were developed, and this report has been prepared, in conformity with the requirements of the Code of Professional Ethics and the Standards of Professional Practice of the Appraisal Institute and the Uniform Standards of Professional Appraisal Practice. ... the use of this report is subject to the requirements of the Appraisal Institute relating to review by its duly authorized representative. ... As of the date of this report, Douglas A. Edwards has completed the requirements of the continuing education program of the Appraisal Institute. ... Douglas A. Edwards has made a personal inspection of the property that is the subject of this report. ... no one, besides Douglas Felbinger, provided significant professional assistance to the person signing /this report except those persons named in this report. Douglas A. Edwards, MAI 9 Lareer Parcel Investigation The subject property (larger parcel) for this assignment was determined by an investigation of the ownerships and uses adjacent to the proposed acquisition. Larger parcel can be defined as follows: In condemnation, that portion of a property which has unity of ownership, contiguity, and unity of use. These are the three conditions which must be present to establish the larger parcel for the purpose of considering the extent of severance damage. To determine the subject larger parcel, an investigation was made of the neighboring ownerships to determine if the subject property owner owns any contiguous property. The parcel immediately north of the subject property is owned by the city of San Juan Capistrano. Camino Capistrano borders the property to the east, and across Camino Capistrano to the east is the Mission at San Juan Capistrano. South of the subject property along Camino Capistrano is a taco stand which was formerly owned by the subject property owner, which was sold to Edward and Jacqueline McNary in January, 1991. Also south of the subject property is a number of contiguous parcels owned by Echo Mae Bertolino. The parcel west of the subject property is owned by the Redevelopment Agency of San Juan Capistrano. Based on our investigation, lot 11 is considered to be the larger parcel. The proposed acquisition is an acquisition of the entire ownership, and there is no remainder parcel. 10 Identification of the Property Location The subject property is located on the west side of Camino Capistrano, approximately 300 feet north of Verdugo Street in San Juan Capistrano, California. Legal Description Lot 11 of Tract No. 50, as shown on a map recorded in book 10, page 29 of miscellaneous map, records of Orange County, California. Current Owner The current owner of record is Virginia Sue Di Maio, trustee and her successors as trustee, of the Virginia Sue Di Maio Revocable Trust, a declaration of trust executed March 12, 1984, of which Virginia Sue Di Maio is trustor. Source: First American Title Insurance Company preliminary title report dated August 10, 1993. History The subject property is located between the train station in San Juan Capistrano which is on the main rail line between Los Angeles and San Diego, and the Mission at San Juan Capistrano. Given its location, the subject property has probably been improved with various uses over the last several hundred years. Prior to the construction of the Interstate 5 freeway, Camino Capistrano was the main highway along the coast from Los Angeles to San Diego. The subject property, from the 1920's to the late 1950's, 11 Fav,C..v1 Sar/, r S,wl W. � - �"'� Isl - 14 mo 28 SAN Ii O Q -Ort• 3c s / •cr.Y sic ' � JL I, R7 142 r f b J/lN sMEEr O O l— jq •re I,. IBo' 9 �� .n: J Oj �` tc• 60 i .� 141n•»., :. CANSM/NO BLK P .�. 1. ` :..�:: • :. 0 . ® O Q) r , 1 134 ." No 1 p! U1, 'I Ow 0 It F` rt 1 --- -- ! �.I KW sr 16 15 ccs-IB MM.A ! a ""ESM.!'! MAP !AN JIM GM1'llwAAo L/I-Il ro lO rwc YiAp/% rw M103 Y N I/-�re!l:wc. /MCFL tlt/ICra1 a0awltl/11!(N M m W I/I! Y-l! INOwM M GMO{la COMM N MN4' M Na as YY D-I! was improved with a service station occupied by Standard Oil Company of California. In addition, the parcel north of the subject property was formerly a Shell Oil Company service station, and the parcel south of the subject property was also improved with a service station. In approximately the mid 1970's, the parking lot on the westerly portion of the subject property and the adjacent parcels was constructed. The easterly portion of the subject property has been unimproved since the late 1950's. According to Orange County records, Ms. Di Maio purchased the subject property in October, 1976 for $55,000. We have not confirmed this transaction. 12 Regional Data Location The subject property is located within the County of Orange in Southern California. Orange County is well located within the Southern California economy and is surrounded by the Counties of Los Angeles, San Bernardino, Riverside, and San Diego, and the Pacific Ocean. The county is served by a large network of freeways and surface arterials. Major freeways include the Santa Ana (Interstate Highway 5), the San Diego (Interstate Highway 405), the Garden Grove (State Highway 22), the Costa Mesa (State Highway 55), the Riverside-Artesia (State Highway 91), and the Orange (State Highway 57). Traffic congestion has increased during the last ten years to levels resulting in citizen frustration and lost commercial productivity. Several freeway widening projects are currently underway that are designed to ease the congestion. Population Population within the county has increased from 1,932,921 persons in 1980 to 2,410,556 persons in 1991, an increase of 24.71%, or 2.25% per year. During the same time period, the population of the State of California increased by 25.74%. According to Claritas Inc., an on-line demographic data management and reporting system, the population in Orange County is estimated at 2,523,774 persons in 1994, an average increase of 1.2% per year. Claritas. Inc. also projects the population of Orange County to increase to 2,656,386 persons by 1999. The most dramatic increases in population during the last ten years occurred in the southern portion of the county. This trend is expected to continue due to increased housing product in master-planned communities, such as Irvine, and a perceived higher quality of life. 13 Vicinity Map CARR '�M Wf rrN � CASCO _J R'� �`„R^ ul _ I '�I• MINS. I LOW osf , C•I.flf e;As'iA"a •e. IEOWAIDS \/AIRS yr, FORCE I WE I ?., N •r[loq .w rr I i I n +or - I .OSUO•.0 N• '• (SWI) I.NIwCAN.Mur I m... ..fw A N E L O f E C NYfw.�• MIq, tN•'. .NyJ G i' Iw Assa Ns. �T;Cr�Y I x.v--- AS Dxa I 1 • eh,.ri r.f.r A L L E r s.. m '^"'f r 04I\ 1 •re W R• fOREST h ~�[ I - Y E v`Nrwl4 • ,�� I , Y I C T. o ARMS VuL[1 �� uRNM 5AL 'NTA CLARITA I`�LrG xlta .ww IV wWf r.0 SWCIR AIOx , 7 ( Rn Liv• ^i LOS ANGELES CO[TN1Y M.! x!1[IY way_ . Tm ,t.. _ --�_- D , I �A1 ANGELES NAT s / UN I[AYABO/NOu oe \ AEONAL L `mow a. f�J�.�SY�LiE1MW1 EIN CABII N��A'�i Yu s:lLuLff.��. Anwiwi�4•.w Bi 8n:`EJ d L„� 1�NAp -�A fORE57 / 1 di::4. LaA. .Mh.MIwII LAA. YRiSA�I n�.�ww ! iu _ V u EwCA / �..w.u! M_ MARE L ?'G IUx !NA RE&AY Rr;aEB04LE `�T'LASADEH� �/�— , SAN •*NArLt N.. --L J E A�DIyO 31 � Nor '! ^ 19 - _ :•fC=t / •h' /[INYpffO M1N!-i ^'•O e;,l' iNCAKS y011:':'000� . :.':-A� .. ! ::xR•.c+ !� 11Ki�s n �[OAKS x'3101 •�iLNA."•o! �, •FOUND . IfwflylMYnw f +oL rtivo_OE �N,,,: , _ "-TI".Y:i __/ `^'A03A:r_. _ yA. • .I UGV SORES C� I 071 V FUrU-ANT[ ® IN _ .Iv t�1 � l waAlu (� on^ Wp — 'ITT- GiA �, IVER E rAwT U .N MATCH HACxHIJIMOSA NOW EFACr_ T: �rF -- �r •i mURA\GEI 'nra^M1^3n w ( ' 'i+!'c.. \ . [,, 1(111 ..RN ❑� ��--1 'AL'I •i aw rLLUi HEO[S"-� � .�G_ � ,..IT:1"� Wfu'w1 t_" u t -'.. � rt.l •.q:: 5CAICACO. '' Cif3u . s ami MIAY,� L' eM I llwRTl"1TCA` L *Al; It Ill 14101, o N IIQ / REWIRE T .r• '1'v RLI ` p 1 a/ UACs i` Q Jrw I / ru'�.n... RI.Y • Mw �. �,s It vm Ww PARRA RIO /f`h.YW Cow ft ll S Re, riI.'n nnfi.a _ 1 Ii O SWIA .I h.,f Cfw •�•— L1trtY.rO �. IllYbN Nola.. �� na re v L11 . %pU' awl•. — / _ - 1 r� N: �^. '^'Iw.n Bar W maq.� GSI IORON N i `�I`n.. Nm •4 L-Ir INC .OitN, Sr Lew 1 y.•. II I ul 1/—T / so criGnl'ISIY`. Y, :TA i..� it.r /rovArl. •'Y""w 57.--{= CARL .101 s .........NN. i •^ J tir Rnhwn Ha.her O , w I0W ., . I 'rd..ca.. '? fYYwnn..�. , "�DEEGO;r I �• \ US f .�r��n .mf` `.' . .n SL.4r�EIL-M•r•u 4 o n.Mu.y O1i•Y••••• V° � CAv'uM run rui 'A LJ.I•'��r.e�s LaAr Real Estate Markets Retail Market Orange County's retail market consists of approximately 52,000,000 square feet of gross leasable area in centers containing more than 50,000 square feet. The vacancy rate for the county was 6.3% at year end 1993. Approximately 1,200,000 square feet within shopping centers was constructed in 1993. Wal-Mart, Home Depot, Smith's Food & Drug, K-Mart, Target, Homebase and Mervyn's have been active in building and planning additional locations. The South County market contains 9,419,000 square feet of space, with 6.1% vacant as of year end 1993. Ninety-three thousand (93,000) square feet was absorbed in the South County in 1993, and 237,000 square feet was under construction at year end 1993. Asking rents generally range from $1.50 to $2.00 per square foot per month. Hotel Market The hotel and lodging industry in Orange County is closely tied to the tourism industry. Orange County contains many tourist attractions including Disneyland; Knott's Berry Farm; Anaheim Stadium, home to the California Angels and Los Angeles Rams; the Anaheim Arena, home to the Anaheim Mighty Ducks; the Movieland Wax Museum; and the Anaheim Convention Center. Recent events, including the national economic recession, rising unemployment levels, the Persian Gulf War, and the Los Angeles civil unrest, have led to a decline in the number of tourists visiting Southern California. Additionally, convention attendance in the city of Anaheim has remained virtually flat since 1988, with 950,916 persons in 1993, down slightly from 1,026,728 persons in 1988. 14 The decline in tourism, combined with flat convention attendance, has had an adverse affect on the Orange County hotel industry. Hotel occupancy and average daily rates have been declining since 1988. Many properties have been foreclosed on by lenders because hotel owners have been unable to make mortgage payments in the face of decreasing income. These real estate owned (REO) properties have then been re-sold by the lenders at prices below original construction costs. More recently (1993), the decline in the hotel industry in Orange County has appeared to slow, with occupancies actually increasing slightly and average daily rates (ADR) remaining fairly stable. According to PKF Consulting's Trends in the Hotel Industry report, the average daily rate (ADR) for Orange County hotels containing between 100 and 199 rooms was $56.12 for the four months ended April, 1994, indicating no change from the same period in 1993. The ADR for all Orange County hotels increased from $82.38 during the fust four months of 1993 to $82.93 during the same period in 1994, an increase of 0.7%, Occupancy for hotel rooms in Orange County (between 100 and 199 rooms) for the foto months ended April, 1994 was 58.70%, a decrease of 2.8% over 1993 figures. Occupancy for Orange County as a whole was 62.50% during the first four months of 1994, a decrease of 3.5% since 1993. The hotel industry has continued to struggle as tourism has remained stagnant. The industry is typically closely tied to the state of the national and local economies. With no new hotel construction taking place, improvement in the national and local economies should translate into an improvement in the hotel industry. 15 Office Market The Orange County office market has been negatively impacted by the same elements cited in the above discussion of the hotel market. Additionally, the availability of credit in the late 1980's led to a construction boom for office properties resulting in an overabundant supply of space. According to the Grubb & Ellis 1994 Real Estate Forecast,the Orange County office market contains 54,242,000 square feet of rentable space, of which 9,344,000 square feet, or 17.2%, is currently vacant. The Orange County office market continues to operate at double-digit vacancy rates. However, the lack of new construction combined with positive absorption has led to downward pressure on the county vacancy rate. Demand continues to be weak, with a seven year supply of available space at current absorption levels. The future performance of the Orange County office market will depend on the strength of the recovery of the Southern California economy. 16 Neiehborhood Data The subject property neighborhood is influenced by the Mission at San Juan Capistrano and the San Juan Capistrano multi-modal transportation complex. The San Juan Capistrano mission has been a tourist attraction in Southern California for many years. This has led to the development around the mission with tourist-related uses. These uses include: gift shops, restaurants, and art galleries. The multi-modal transportation complex includes AMTRAK rail passenger service and Metro Link commuter service to downtown Los Angeles. The subject neighborhood should continue to provide opportunities for tourist-oriented retail and restaurant uses. 17 Subject Property Site Data Land Area The land area, as calculated by Brian Perry, senior civil engineer with the city of San Juan Capistrano, is 9,478 square feet. The leased portion of the subject property is 5,435 square feet and the non-leased eastern portion of the property contains 4,043 square feet. Within the non-leased area is a 361 square foot easement to the city of San Juan Capistrano for highway purposes. This results in a net land area for the subject property of 9,117 square feet. The net area of the non-leased area is 3,682 square feet. Shape The subject property is generally rectangular. There is approximately 60 feet of frontage on Camino Capistrano and the average depth is approximately 185 feet. Topography The non-leased easterly portion of the subject property varies from at grade with Camino Capistrano to approximately 6 feet below grade of Camino Capistrano. Measured along the southerly property line, the easterly 67± feet is generally at grade to one foot below grade of Camino Capistrano. West of this level portion is a retaining wall and slope down approximately 6 feet to the grade of the surface parking lot on the westerly portion of the property. The slope area is approximately 27 feet in width. The 67-foot portion at grade and the 27-foot slope area comprises the non- lease portion of the subject property. 18 SUBJECT PROPERTY Westerly view of the subject property from Camino Capistrano. •r Easterly view of the leased portion of the subject property. The westerly portion of the property is level and approximately 6 feet below grade of Camino Capistrano. The westerly leased portion of the subject property is at grade with the properties to the north, south and west. Drainage The surface parking lot on the westerly portion of the subject property drains through shallow concrete-lined drainage channels in the parking lot off-site into the city storm drainage system. The easterly portion of the property drains to the west and south. Soils No soils report was available for our review. A soil sample analysis for a portion of the multi-modal parking lot was provided. Law/Crandall, Inc. drilled one test boring to a depth of 25.5 feet. The test was performed as part of Law/Crandall's geotechnical investigation. The subject site, as well as adjacent sites, appear to have alluvial deposits from the San Juan Creek and other smaller drainage areas from the nearby hills. San Juan Creek is located one-third mile southeast of the subject property. Environmental We have been provided with an environmental site assessment prepared by Huntingdon Engineering and Environmental, Inc. The report is dated January 13, 1995 as was prepared by Patricia D. Royalty and Randall L. Hogbin. The report is a phase one environmental site assessment which identifies prior uses of the subject property that may indicate possible contamination and other sites in the immediate 19 1 1 1 1 1 1 � 11 1 ^1 lo•' 1 1 V 1 \ y Fee Simple L ;i Leased Fee \� y � � D - 1 \ n � u n 1 � s n II fil n � \ u � \ n � � II n u � � u ' � n u [' II ( A L L E Y ,- K-/- F - - - - - - - - - - - - - - - - - - - - - - - - - - - - T -I- - - - - - f I / - - - - -__ r. al II i / I ul i r I subject property vicinity that have known contamination that may impact the subject site. According to the site description and figure no. 3 in the addenda, the Huntingdon report is only addressing the westerly leased portion of the subject site. The easterly portion along Camino Capistrano is not part of the property they describe. The former Standard Oil service station along Camino Capistrano on the easterly portion of lot 11 is described in the report as being off of the subject property. The Level 1 site assessment did not reveal any known contamination of the subject property, but with the prior use of the subject property for a service station there is a possibility of soil contamination from leaking underground storage tanks. According to the report, the California Department of Toxic Control Division issued a "no further action required" status to the former Standard Oil Company service station facility. This report values the subject property as though it is not impaired from environmental hazards. Streets and Access Camino Capistrano is a 76-foot wide dedicated right of way improved with asphaltic concrete paving and concrete curbs, gutters and sidewalks. The sidewalks are directly adjacent to the right of way and there is no parkway. Street lights are installed. There is one travel lane in each direction and a left tum pocket for access from south bound Camino Capistrano to east bound Ortega Highway. There is no parking perrtvtted adjacent to the subject property on Camino Capistrano and the curb is painted red. An OCTA bus stop is located at the subject property. Along the east side of Camino Capistrano the curb is painted yellow allowing tour and school buses to park. 20 Utilities All normal utilities are adjacent to the subject property and are available. Easements The August 10, 1993 preliminary title report prepared by First American Title Insurance Company identifies a number of easements that affect the subject property. Directly adjacent to Camino Capistrano is an easement in favor of Orange County Water Works District No. 4 for a fire hydrant. An easement exists on the southeast corner of the subject property for ingress, egress, pipeline and appurtenant water facility and incidental purposes. An additional easement in the same general location exists in favor of San Diego Gas and Electric Company and is for underground lines, conduits and incidental purposes including above-ground appurtenant fixtures. The balance of the easements and exceptions to title do not appear to affect the use and utility of the subject property. The above mentioned easements may affect the design of a proposed development for the subject property. However, since these easements affect a small portion of the subject property, their presence would not reduce the overall utility of the site nor the highest and best use. 21 Assessor's Record Data Book 121 Page 141 Parcel 027 Assessor's Opinion of Fair Market Value - Year 1993 - 1994 Land $74,779 Improvements 0 Total $74,779 Tax Code 23039 Tax Rate 1.109937% Taxes $830 General Plan and Zoning The subject property is general planned and zoned for commercial use. The zoning is Tourist-Commercial (CT). The purpose and intent of the tourist-commercial district is to provide for small scale retail and service uses within the area immediately adjacent to the mission. There are a substantial number of uses that are permitted in this zone such as retail; small scale service uses such as barber shops, beauty shops, tailor shops, photography studios, etc.; restaurants; hotels and motels; medical and dental offices; general office uses; parking lots; and walk-in theaters. In addition to the permitted uses there are a number of uses that would be permitted with a conditional use permit. Conditionally permitted uses include nightclubs, townhouse or apartments in conjunction with a commercial establishment, cabarets, and other forms of live entertainment. A proposed use in the CT zone is subject to development review. The applicant is required to provide site plans, grading plans, landscape plans, building elevations, and architectural detail. A proposed development must meet architectural requirements that specify that all development in this area 22 shall be of the early California style. Parking for commercial uses generally require 4 spaces per 1,000 square foot of building area. 23 Descriotion of Improvements Summary of Present Uses A portion of the subject property is currently improved with a surface parking lot. The surface parking lot is located on the 110 easterly feet of the subject property. The easterly portion of the property is generally unimproved, although a retaining wall and old asphalt paving and chain link fencing are present. Lease Summary A ground lease was entered into on July 15, 1982 between Sue Di Maio and the city of San Juan Capistrano. The lease term is 99 years and the use of the leased area is for parking for the multi-modal transportation terminal. The city pays rent of $1 per year for the leased area, and has an option to renew the lease for an additional 99 years. The city also provides a credit to the owner, Ms. Di Maio, for 13 parking spaces for the non-leased portion of the subject property. Therefore, development on the non-leased portion of the property fronting on Camino Capistrano would only have to provide parking on-site if the proposed development required more than 13 parking spaces. A copy of the ground lease is located in the addenda. Project Description The city of San Juan Capistrano seeks to acquire the subject property for the expansion and reconfiguration of the multi-modal parking lot. The project would include installation of a retaining wall bisecting the subject property and the two northerly lots currently owned by the city. This will eliminate the slope down from the portion of the three lots that are at grade with Camino Capistrano. Elimination of this slope will allow the parking area to be enlarged from 75 parking spaces to 108 24 parking spaces. The retaining wall will be eight feet high and 236 feet long and will be landscaped with climbing vines to reduce the visual impact. 25 Sales Comparison Approach This approach is also based on the principle of substitution. A buyer will pay no more for the subject property than the prices reflected by sales of similar properties. It is most useful when a number of similar properties have sold in the subject market. Valuation Introduction The first step in the valuation analysis is to determine the highest and best use of the subject property given the nature of the existing lease. Once the highest and best use is determined, the subject property can be compared to sales of commercial vacant land with similar development potential. This will be accomplished by employing the sales comparison approach to value. The replacement cost approach and income approach are not applicable for valuing vacant land. 27 Highest and Best Use Definition Highest and Best Use is defined by the Appraisal Institute as: Highest and Best Use may be defined as the reasonably probable and legal use of vacant land, or an improved property, which is physically possible, appropriately supportive, financially feasible, and that results in the highest value. Source: 10th Edition of The Appraisal of Real Estate, Appraisal Institute, 1992 Introduction The highest and best use analysis has two major parts: the highest and best use as though vacant and the highest and best use of the property as currently improved. Since the subject property is currently vacant, only the highest and best use as though vacant is applicable. Highest and Best Use As Though Vacant The highest and best use of the subject site assumes that the parcel is vacant or can be rendered vacant by demolition of the existing improvements. Once the assumption is made that the site is vacant, possible uses for the subject property are determined by considering those uses which are legally permissible, physically possible, financially feasible and maximally productive. The legally permitted uses for the subject site are determined by review of the zoning for the subject site by the city of San Juan Capistrano. Based on the zoning, the legally permitted uses include retail, restaurant, service station and numerous commercial uses. 28 All of the uses that are legally permissible are physically possible on the subject site. To determine if it is financially feasible to develop the subject lot with any of the legally permitted uses, we have looked to the sales data collected for analysis purposes to determine if vacant sites similar to the subject property are being developed, and if so, to what uses are they being developed. We have collected nine sales for analysis purposes, of which three have been developed since the date of sale. Of the sales that have been developed, one has been improved with a service station, one has been improved with a Econo Lube and Tune, and one has been improved with a Blockbuster Video Store. The balance of the sales remain vacant or not improved to their highest and best use. Based on review of the comparable sales data collected, as well as other development activity in and around San Juan Capistrano, the maximally productive use of the subject property would be for some form of commercial development. The most likely development would be retail, to take advantage of the subject property's close proximity to the San Juan Capistrano Mission. The subject property differs from the comparable sales analyzed in this report because the sale properties represent the sale of a fee simple interest. The subject, however, is partially encumbered by a lease for the next 87 years and has an option for an additional 99 years. An important feature of the lease is crediting the non-leased portion of the subject property with the number of parking spaces that the city provides on the leased portion of the property. In affect, as long as the highest and best use of the subject property would be for surface parking in conjunction with development, there would be no difference in the highest and best use for the subject property with or without the lease. The subject property is credited with 13 parking spaces that are provided on the leased portion of the subject property. According to Black's Office Leasing Guide 1994, a 29 40,000 square foot parking lot yields 138 parking spaces, or one space per 290 square feet of land. Applying this ratio to the leased portion of the subject results in 18.74 spaces (5,435 square feet - 290 square feet per space). Due to the configuration of the subject only 13 parking spaces are able to be constructed on the leased portion, or 1 space per 418 square feet. This lower parking yield is common for smaller parcels where inefficient parking lot layouts are unavoidable. Utilizing four parking spaces per 1,000 square feet, a 3,250 square foot building could be constructed on the non-leased portion of the property. Development of the property in this fashion would be compatible with the adjacent development and is considered the highest and best use of the subject property. 30 Replacement Cost Approach Introduction This approach requires the determination of the site value, replacement cost of the improvements and the extent of depreciation suffered by the improvements. The site value is estimated based on the highest and best use as though vacant. Sales of properties with comparable utility are compared to the subject to determine the site value. The replacement cost new of the improvements is the estimated cost to construct, at current prices, a building with utility equivalent to the building being appraised, using modern materials and current standards, design and layout. From the replacement cost new, a deduction for accrued depreciation from physical, functional and external sources is made, resulting in the depreciated replacement cost of the improvements. The depreciated replacement cost of the improvements is then added to the site value to obtain the indicated value by the replacement cost approach. Conclusion The replacement cost approach was not used because the subject property is vacant. 31 Income Approach Introduction This approach is based on the income producing capabilities of the subject property. It is most applicable when the subject property appeals to the investment segment of the market. The income approach has the following basic steps: a. Determine the income the property is producing and is capable of producing; b. Determine an appropriate vacancy and collection loss; C. Estimate stabilized operating expenses to maintain the flow of income; and d. Select an appropriate rate of return in light of competition from other real estate investments and in consideration of competing, non-real estate investments available as of the date of value. The rate selected also considers the quality, quantity and durability of the income to be received from operation of the subject property over the anticipated holding period. Conclusion The income approach was not used because the subject property is vacant and not producing income. 32 Sales Comparison Approach Introduction The major premise of this approach is that the market value of the subject property is directly related to the prices of comparable competitive properties. Application of the sales comparison approach involves the following basic procedure. a. Research the market to obtain information on sale transactions, listings and offers to purchase. The sales are selected based on characteristics such as property type, date of sale, location, zoning and size. b. Verify the information by confirming that the data obtained is accurate and that the transactions reflect arm's length sales. C. Select relevant units of comparison (i.e., price per square foot, price per unit, etc.) to analyze the sale data. d. Reconcile the various values indicated by the sales and conclude to a value for the subject property. Sales Search An investigation was made to locate commercial vacant land sales in the city of San Juan Capistrano. That investigation yielded no comparable sales. To locate comparable sales we searched a broader geographic area. As a result of this expanded sales search, eight comparable sales and one listing were located. The comparable sales are located in the city and communities of Laguna Beach, Aliso Viejo, Mission Viejo, Laguna Niguel, Dana Point, and San Clemente. 33 SUMMARY OF VACANT LAND SALES SALE SALE GROSS PRICE/ NET ADJ.PRICE/ SALE# ADDRESS CITY/COMMUNITY PRICE DATE ZONE SQ.FT. SF GROSS SQ.FT. SF NET 1 1705 S.Coast I1wy.and 100 Agate St. Laguna Beach $275,000 12/8/93 CI 10,000 $27.50 10,000 $27.50 2 Glenwood Dr.,S.of Aliso Creek Rd. Aliso Viejo $375,000 9/22/92 PC 26,132 $14.35 23,392 $16.03 3 SEC Los Alisos and Portola Pkwy. Mission Viejo $750,000 2/8/94 C 31,625 $23.72 31,625 523.72 4 27491 La Paz Rd. Laguna Niguel $1,000,000 12/23/92 PC 26,572 $37.63 26,572 $37.63 5 26862 Calle Hermosa Capistrano Beach $225,000 5/4/92 CR 5,789 $38.87 5,789 $38.87 6 716 El Camino Real San Clemente $110,000 1 1/8/93 C2 4,000 $27.50 4,00 $$27.50 7 1401121 Camino Real San Clemente $375,000 12/27/91 C2 9,000 $41.67 9,000 $41.67 8 1200 EI Camino Real San Clemente $640,000 1128/89 C2 29,098 $21.99 29,098 $21.99 9 1306 EI Camino Real San Clemente $225,000 N/A C2 14,000 $16.07 14,000 $16.07 SP W/s Camino Capistrano just N.of Arguello Way San Juan Capistrano CT 9,478 9,117 Discussion of Comparable Sales Comparable Sale 1 is located on Pacific Coast Highway in Laguna Beach. The property contains 10,000± square feet and is improved with a 60±-year old service station. The property was purchased December 8, 1993 for $275,000, or $27.50 per square foot. Currently, there are no plans by the buyer to develop the property. Upon development, some street improvements on Agate Street will need to be made. This property is located in a tourist-oriented area with adjacent properties improved with motels, restaurants and art galleries. Overall, this property is competitive with the subject property. Comparable Sale 2 is located on Glenwood Drive in Aliso Viejo. The sale property contains 26,132± square feet and has been improved since the time of sale with an Econo Lube and Tune facility. The sale occurred on September 22, 1992 for $375,000, or $14.35 per square foot. Glenwood Drive is a local street with little vehicular traffic. Aliso Creek Road is located 259± feet north of this property and is a heavily travelled road. This sale property does not have site prominence from Aliso Creek Road and is, therefore, considered a secondary location that is inferior to the subject property's location. Overall, this property is inferior to the subject property. Comparable Sale 3 is located at the southeast comer of Los Alisos and Portola Parkway in Mission Viejo. This property contains 31,625± square feet and has been improved since the time of sale with a Blockbuster Video retail store. The sale occurred February 8. 1994 for $750.000, or $23.72 per square foot. This property is located within a existing shopping center at the intersection of two major thoroughfares. This sale is the largest of the comparable sales and is over three times as large as the subject property. The subject property would be considered superior 34 relative to size and competitive in terms of location. Overall, this property is considered slightly inferior to the subject property. Comparable Sale 4 is located at the northwest comer of La Paz and Via Avila Road in Laguna Niguel. This property contains 26,572± square feet and has been improved since the time of sale with an Arco AM/PM mini mart service station. The property sold December 23, 1992 for$1,000,000, or $37.63 per square foot. The high price per square foot can be attributed to the property's location within a planned community which restricts the ability of service station competitors to locate in this area. The immediate vicinity of this sale property is improved with retail and business park uses that would provide patrons not only for gasoline sales, but for the food and mini mart services as well. This property was originally purchased by Exxon Corporation in 1990 for $1,193,000, but the property was never improved by Exxon. Given the desirability of this site for a service station and the lack of future competition, we have considered this site to be superior to the subject property. Comparable Sale 5 is located at the southeast comer of Calle Hermosa and Calle Verano. The property contains 5,789± square feet and was vacant at the time of sale. The property was purchased by the owner of the adjacent office building. We were unable to ascertain the buyer's plans for the property. The property sold on May 4, 1992 for $225,000, or $38.87 per square foot. This property is located in one of the few commercial areas in Capistrano Beach. The immediate neighborhood surrounding this property is improved with one and two story office buildings. While the subject property would appear to offer more commercial opportunities than this sale property, the limited amount of commercial property in Capistrano Beach and this sale property's proximity to the beach makes this property superior to the subject property. Comparable Sale 6 is located on El Camino Real in San Clemente. The property contains 4,000± square feet and sold on January 8, 1993 for S 110.000. The sales price 35 computes to $27.50 per square foot. The buyer of this property owns the adjacent property which is improved with a retail building occupied by Beach Auto Sound. This property was vacant at the time of sale and is currently vacant. The buyer does not have any plans for the property at this time. This property's location in the commercial district of San Clemente is considered competitive to slightly inferior to the subject location. This property's small size makes efficient development difficult, but the buyer of this property owns the adjacent property and the sale price is more reflective of the plottage value of this property. Overall, this sale property is considered competitive with the subject property. Comparable Sale 7 is located on El Camino Real in San Clemente. The property contains 9,000± square feet and sold December 27, 1991 for $375.000, or $41.67 per square foot. The sales price per square foot for this sale is the highest of the comparable sales. The property was vacant on the date of sale, and is currently vacant. The seller provided $200,000 of financing at an undisclosed interest rate and terms. We have, therefore, placed less reliance on this comparable sale. Comparable Sale 8 is also located on El Camino Real in San Clemente. At the time of sale, this property was subdivided into seven legal lots of which one was improved (per verification) with an old single family residence. The site contains 29,098± square feet. This sale recorded on March 1, 1991, however, the deed was dated November 28, 1989. The property was in escrow for 16 months prior to recording. The sales price was $640,000, or $21.99 per square foot. On September 15, 1993, lots 1 and 2, which are improved with a residence, were sold for a total of $210,000. The remaining five lots are currently listed for $325,000. The current listing price reflects the decline in land values from 1989 to the current time period. While this sale is somewhat remote in time, it is helpful in the subject valuation because the topography of this property varies from at grade to 15 feet above grade with El Camino Real. The topography of this property is substantially inferior to the subject's topography. 36 This property is considered to have an inferior location, as well as inferior topographical development constraints. Comparable Sale 9 is a current listing of the property directly adjacent to Comparable Sale 8. This property consists of three legal lots and contains 14,000± square feet. The current owner of the property, Imperial Thrift and Loan, currently has the property listed for $225,000, or $16.07 per square foot. The property has been on the market since approximately August, 1994 and has been included to reflect the general downward trend in commercial property values in the Orange County market. Adjustments The comparable vacant land sales have been analyzed with respect to the real property rights conveyed, financing terms, conditions of sale and market conditions. In addition, the sale property's location and physical characteristics have been considered. All of the comparable sales include the transfer of a fee simple interest, therefore no adjustment is necessary for the real property rights conveyed. As previously stated, the non-leased portion of the subject property receives development rights for the number of parking spaces on the leased portion of the subject property, as if those parking spaces were a part of the non-leased portion. Furthermore, the user of the non-leased portion of the subject property is allowed to use those spaces on the leased portion free of charge. Therefore, there is no difference in value between the fee and leased fee interests in the subject property. The next element to consider is the financing terms. All of the comparable sales, except Comparable Sale 7, sold for all cash or terms equivalent to cash. Comparable Sale 7 included seller financing at an undisclosed rate of interest. We have therefore afforded less weight to Comparable Sale 7. 37 Another element to consider is conditions of sale. The comparable vacant land sales represent open market transactions that are arms length and meet the test of market value. The next element to consider is market conditions. Commercial land values in Southern California have been declining for approximately four years. This decline has been the greatest for land with a highest and best use for office buildings and hotels. Land with a highest and best use for retail has exhibited little decline. The subject commercial market has remained relatively strong because of the continued demand for small parcels for retail development. To determine the extent of the decline in this submarket, we have reviewed the comparable sales. Comparable Sale 4 included a prior sale that can be used to analyze the decline in the market. The prior sale occurred in 1990 and the sale used for valuation purposes occurred in 1992. This sale and resale indicates a 6.6% decline in land values over the period from 1990 to 1992. After 1992, land values have declined at a somewhat slower pace. We have adjusted the comparable sales downward from the date of sale to the date of value based on a 5% per annum rate of decline. The sales, after adjustment for market condition, range on a net square foot basis from $14.21 to $35.56 per square foot. Comparable Sale 7, at $35.56 per square, had seller financing at an undisclosed rate and has been afforded less weight. The range in sales price, excluding Comparable Sale 7, is from $14.21 to $33.80 per square foot. The final two adjustments to consider are location and physical characteristics. Sales 1, 4 and 5 are considered to have a superior location relative to the subject property. Sale 1 is located in Laguna Beach, a short distance from the ocean and in a neighborhood improved with tourist-oriented uses. Sale 1 has been adjusted downward 10% for location. Sale 4 is located in Laguna Niguel. This sale property's location is a desirable service station location in a planned community. This location 38 has been considered 20% superior to the subject. Sale 5 is located in Capistrano Beach, one quarter of a mile from the ocean. This location is considered 10% superior to the subject. Sale 2, 6, 7, 8 and 9 are considered to have inferior locations relative to the subject. Sale 2 is located in Aliso Viejo on a secondary street. The adjusted sale price per square foot, after adjusting for market condition, is $14.21 per square foot. Sale 3 and 4 are also located in planned communities, but they have superior locations. Sale 3 has an adjusted price per square foot of $22.57 and Sale 4 has an adjusted price per square foot of $33.80. This would indicate a location adjustment for Sale 2 between 59% and 138%. We have adjusted Sale 2 60% for location. Sale 6 and 7 are located in San Clemente and are considered to have a location 5% inferior to the subject. Sale 8 and 9 are a sale and a listing in San Clemente with a location considered 10% inferior to the subject. Sale 3 is considered to have a location that is competitive with the subject so no location adjustment was made. A physical characteristic adjustment was necessary for all sales, except Sale 6 and 7. Sale 1 contains old service station improvements that will need to be demolished. In addition, Agate Street requires curb improvements. A 10% upward adjustment has been made to Sale I for physical characteristics. Sale 2 contains 23,392 square feet verses 9,117 square feet for the subject. A 5% upward adjustment has been made to reflect this sale property's size relative to the subject. Sale 3 contains 31,625 square feet and has been adjusted upward 10% due to size. Sale 4 contains 26,572 square feet and has been adjusted upward 5% for size. Sale 5 is smaller than the subject and the site is level and at street grade. This site is considered 10% superior to the subject in terms of physical characteristics. Sales 39 Sale 8 is considerable larger than the subject (29,098 square feet verses 9,117 square feet) and has moderately sloping topography. Considering the size and topography, a 25% upward adjustment was required. Sale 9 is the listing of 14,000 square feet of Sale 8. No size adjustment was necessary, but a 20% topography adjustment was necessary. The sales after adjustment range from $20.89 to $37.34 per square foot. A summary chart reflecting the above described adjustments can be found on the following page. Conclusion The subject property has a good location directly adjacent to the Mission at San Juan Capistrano. The property can be developed to its highest and best use even though the westerly portion of the subject property is ground leased to the city of San Juan Capistrano. A retail development that could take advantage of the numerous tourists in the subject vicinity can be constructed on the easterly portion of the lot with patrons parking in the adjacent free city-owned/leased parking lot. The sales after adjustment range from $20.89 to $37.34 per square foot. Sale 7, at $37.34 per square foot, included seller financing at an undisclosed interest rate. We have afforded this sale less weight in our analysis. The range, excluding Sale 7, is $20.89 to $28.73 per square foot, with an average of $24.94 per square foot. Based on an analysis of the comparable sales, the subject property has an indicated land value of $25 per square foot. Applying $25 per square foot to the net land area of 9,117 square feet results in a value for the subject property of $227,925, rounded to $228,000. This value conclusion represents the fee value of the property. Since the leasehold position has no value and the highest and best use of the subject property is unaffected by the lease, the fee value is equal to the leased fee value. 40 Adjmtment Grid Sale 1 Sale 2 Sale 7 Sale 4 Sale 5 Sale 6 Sale 7 Sale 8 Sale 9 City _ _ Laguna Beach Aliso Viejo Missim Viejo Lagena Niguel Capistrmo Beach Sm Clemente San Clemente San Clmmte Sm c1 merne Lend Area 10,000 27,392 __31,625 26,572 3,789 4,000 9,000 29,098 14,000 Sale Date - - ---1218/9) -�- -- 9/2292 2/8/94 --- 1223192 5/4/92 I 93 12!27/91 11/29/89 Listing Sale Priu 5275,000 5775,000 5750,000 51,000,000 5225,000 $110,000 5375,000 $640,000 $225,000 Sale Price per square loot _ $27-307- 516 03 $23.72 $37.63 538.87 527.50 S4 1 67 $21 99 516.07 Cash Equivalent Sale Price 1275,000 5375,000 5750,000 51,000,000 $225,000 $110,000 5375,000 5640,000 $223,000 _ _- _ _ ____ __-__ Adjusted Sale Price Per sq 0. 177 %. 116.07 wo 72 537 6J 578.87 $27.30 51-00 0,0-0 $16.07 A-dj d ale Adjustmem U.00.- _ _ 0.00% 000•/. 0.00% 0.00% 000% 000% 000% O00%. Adjusted Sale Pdu per p_fl: _ 127.50 _ $16.03 f23.72 $3763 $38.87 $27.50 $4167 $21.99 $1607 Market Condition Adjustment Per year=-5% Per year=-5% Per year=-5•/. Per year=-SX Perym=-SX Per Year Per year--SY. Per year--5% Per year--5% Adjusted Sale Rice per sq.fl. 525 94 - $19.21 522.57 __ $33.90 $33.78 $24,75 $35.56 $16.88 $16.07 Location Adjustment --10.00% _ 60.00% 000'/. -20.00'/. -10.00% 5.00% 5,00% 10,00. 10.00% Physical Characleristia 10,00% 500-/. _ 10,00% 5.00% -10.00% 0.00% 0.00% 25.E 20.00% Total Adjustment 000% 65.00% 1000% -15.00% -20.00% 5.00% 3.00% 3500% 30.00% Adjusted Sale Rica per sq fl. $25 94 523.45 $24.82 $28.73 $27.02 $25.99 $37.34 $22.78 520.89 Correlation and Valuation Conclusion In any determination of fair market value for real estate, consideration is given to the three generally accepted valuation approaches. Depending upon the type of property being appraised, these approaches to value have varying degrees of applicability. Details of each approach are presented in the appropriate section of this report. Replacement Cost Approach Value of the Subject Property by use of the Replacement Cost Approach N/A Income Approach Value of the Subject Property by use of the Income Approach N/A Sales Comparison Approach Value of the Subject Property by use of the Sales Comparison Approach $228,000 This report has presented data and analyses supportive of the indicated values reported above for the subject property. Based on the data and analyses, it is our opinion that the fair market value of the subject property as of the date of value, January 27, 1995 is: TWO HUNDRED TWENTY-EIGHT THOUSAND DOLLARS ($228,000) 41 FLAVELL, TENNENBAUM & EDWARDS A Partnership Including Professional Corporations Valuation Consultants—Real Estate &Corporate 15910 VENTURA BOULEVARD,SUITE 1510.ENCINO,CALIFORNIA 91176 ROBERT H.FLAVELL,M A 1 TELEPHONE (818)582-7050 Real Esmte Apprauer&COMU44at FACSIMILE (818)]82-5059 MICHAEL TENNENBAUM.Pb.D. Cmzdjing Ecano sue DOUGLAS A. EDWARDS,M A 1 Real Estate Appraiser fa Comultatu January 3, 1995 NOTICE OF DECISION TO APPRAISE Ms. Sue Di Maio Galleria Capistrano 31892 Camino Capistrano San Juan Capistrano, California 92675 Dear Ms. Di Maio: The city of San Juan Capistrano is contemplating purchasing your property for inclusion in the Multi-Modal Parking Lot. The site is identified as Assessor's Parcel Number 121-141-27. I have been hired to determine the value of the property. As part of my valuation work I need to inspect the property. I am seeking your permission to inspect the property and to afford you the opportunity to accompany me on my inspection. In addition, I welcome any information you have about the property. The inspection will include walking the entire site and photographing the features of the property. Please call me at the above telephone number so we can arrange a mutually agreeable time to inspect the property. Very truly yours, FLAVELL, TENNENBAUM & EDWARDS d A. Douglas A. Edwards, MAI DAE:sml cc: Mr. Brian Perry, Senior Civil Engineer City of San Juan Capistrano City of San Juan Canistra u J y CQID� U 52400 Paseo Adelanto EXEMPT U San Juan Capistrano, CA C 7 92675 G R O U N D L E A S E A G R E E M E N v THIS GROUND LEASE, made and entered into this ::th day ofJuly , 1982 , by and between Sue Di >iaio, hereinafter called "OWNER" , and the CITY OF SAN JUAN CAPISTRANO, hereinafter called "CITY" . WITNESSETH: WHEREAS , "OWNER" owns certain real property located :n the City of San Juan Capistrano , County of Orange, State of California, more particularly described in Exhibit "A" attached hereto and by this reference made a part hereof ; and WHEREAS , "CITY" desires to use a portion of the afcresaid property for a multimodal transportation terminal and related parking uses . NOW, THEREFORE, in consideration of the foregoing facts and the terms and conditions hereinafter contained, "OWNER" herebv leases to "CITY" that unimproved real property, hereinafter called "premises" and described in Exhibit "A" . 1. TERM. The term of this lease shall be for a period of ninety-nine ( 99) years commencing on the date upon which construction of the multimodal terminal upon the premises is commenced. Should the commencement date occur on a day other than the first day of a calendar month, the lease term shall continue for a period of ninety-nine (99) years from the first day of the next full calendar month following the commencement date. 2. WARRANTY OF TITLE. "OWNER" covenants that :-e :s vested with good and sufficient fee title in and to -..e premises , and that there are no restrictions , encumbrances or :imitations of whatsoever kind or nature other than those shown In the title documents which would prevent "CITY" from using the premises as a multimodal transportation terminal and related parking uses. 3. USE OF PREMISES. The premises shall be used as a parking area in conjunction with a multimodal transportation terminal and such uses as are reasonably related thereto. 4 . RENT. City shall pay "OWNER" the total sum o= $99 . 00. RO[D M 0FR=RECONS M.HAM COOCAUFMIA -4 LO PM OCT 1 '82 UE A. BRANCH. Comy Ruorft 82-34i54r Ground Lease Agreement Page Two S . IMPROVEMENTS . All improvements constructed upon the premises by or on behalf of "CITY" shall be and remain the exclusive property of "CITY" or its successors or assigns , during the term of this lease. "CITY" shall bear all expenses in connection with the improvement of the premises and shall save "OWNER" harmless therefrom. "CITY" agrees to consult with "OWNER" regarding proposed improvements to the premises. It shall be the "OWNER' S" responsibility to review and grant approval of improvements if no aaverse effect is anticipated. "OWNER" shal_ not unreasonably delay such review and approval. 6 . CHARGES . any charges , including maintenance and taxes , that would be imposed upon the property solely because of its use as a multimodal transportation center shall be paid by the "CITY" . 7 . ASSIGNMENT AND SUBLETTING. "CITY" will not assign or sublet -he premises without the prior written consent of the State and "OWNER" . Upon any assignment or subletting of this ground lease, "CITY" shall not be relieved of any liability or obligation hereunder. 8. OPTION TO RENEW. So long as "CITY" is not in default in the performance of any terms or conditions of this lease on its part to be performed, it shall have an option to renew this lease for an additional period of 99 years or such lesser time as may be mutually agreed upon at the time of extension; the remaining terms and conditions shall, however, continue in full force and effect. If neither party notifies the other before the end of the initial term, the term shall be deemed to have been automatically extended for an additional 99-year period. 9 . SUCCESSORS AND ASSIGNS. This lease shall be binding upon and inure to the benefit of the successors and assigns of the parties hereto. 10. DEFAULT. "CITY" shall be deemed in default under the terms otos lease if "CITY" shall fail to perform or observe any covenant, condition, or agreement to be performed by "CITY" under this lease, and such failure shall continue for a period of sixty (60) days after written notice from "OWNER" to "CITY" specifying the nature of the default. In the event of a default by "CITY" , "OWNER" may, without taking possession of the premises , require strict performances of ail covenants and obligations herein as the same shall accrue and have the right of action therefor. 82 -34754 - Ground Lease Agreement Page Three 11. "CITY" shall credit "OWNER" the number of parking spaces provided by "CITY" on leased area. Credit to be used towards future development or intensification of existing restaurant (La Pinata) and adjacent northerly parcel. 12. In the event "CITY" -' s unable to acquire parcels AP L21-141-25 and ;�P 121-141-26 (Husby) , this agreement shall become null and ioid and the agreement previously executed on November 19 , 1980 , between "CITY" and "OWNER" shall become effective. IN WITNESS WHEREOF this Lease was executed in dun_ licate as of the date first above written. CITY OF SALMI JUAN CAPISTRANO OWNER f J a� By - � By �,.J,�...� �--� NCE F . BUCRREIM, MAYOR SUE DI MAIO ATTEST: 10O el RY ANN OVER, CITY CLERK/� APPROVED AS TO FORM: W. J ES S . OKAZAKI, CITY ATTORNEY �j 82-347547 0 � _ Z .. V y • d �1 II .r AP TRAM a 4 ,�Rs 255 LOT 9 -P_ a 5r ;AP ,1 LO I 175.��;, �• . �'� �. ��.. n •::' lc_!. art Al I • ` M SMT 2 FOR -RACTi5-4 `� f�15EG1ENTS • Ia LOT 5 1 N� � \ ' N ` a .O7 -/S•'G^.P o r :3 ;CRE •osSl Z 6j( 148I�+56 I &ROSS �l— ¢ hI E/.9Jr 31 ==_,ja�x_j QRSUEL_0 NAY z all ROL GOTcAPf )TE: •I LCT 4 TRACT IA BRACT MAP /34 X -157 3/0 l RQCT IWAP 50 CALED D G/57.441' 'L -� .5 p, �_. _• � rERvU6a 57. ��'34754i MULTI-MODAL TRANSPORTATION TERMINAL (DiMaio Lease) LEGAL DESCRIPTION Legal description of property situated in the City of San .;uan Capistrano , County of Orange, State of California, as follows : Lot 11 of Tract No. 50 , as per man recorded in Book 10 , page 29 of Miscellaneous Mans , records of said Orange County, California, EXCEPTING THEREFROM the following: That portion of Lot 11 lying Easterly of a line described as beginning at a point on the Northerly Line of said Lot 11, distant thereon 067 . 00 feet westerly from the Northeast corner of said Lot 11; thence South 100 25 ' 30" East to the Sout,erly Line of said Lot 11 . Prepared By AL � aQ��uc> 7-z,7-8z- DANA -z9-8ZDANA R. KASDAN ' R.C.E. 30559 D 0 LOT 10 n --1 N •s O Z N790 34 gyp' E rn f " q rn ul NOT A PART LOT �. 11 PGS m 67 V.0 V.O��gO°5 E 2305, 4P on 81.18+.79,34-66E " n NO"' � w r LOT 5 LOT 6 4 LOT 7 r 0 z TRACT I NO. 134 N CITY OF SAN JUAN CAPISTRANO DEPARTMENT OF PUBLIC WORKS ENGINEERING DIVISION I - MULTI - MODAL TRANSPORTATION TERMINAL z PLAN OF A PROPERTY LEASE „ 0 FOR o rn A PORTION OF LOT 11 , TRACT NO. 50 WPRPARED DY CITY OF SAN JUAN CAPISTRANO ENGINEERING DIV. An-j;,4* ee_d�L,4v DAt14 R. KA,OAN IICt 30553 DIE OP�NN DES.GNEu N.Ria-a uR.K. LL � •//1/,/,,{/�4� J/!1 7 O p� SHE[ CRECRED CHECKED lLCti� //f�f[.(`�'�I _ ['LG"Q� / OF CIT'i OF SAN JUAN CAPISTRANO Office of the City Clerk 32400 Paseo Adelanto San Juan Capistrano, California STATE OF CALIFCRNIA ) COUNTY OF ORANGE ) ss. CITY OF SAN JUANN CAPISTRANO ) This is to certify that the interest in real property conveyed by the Ground Lease Agreement for Multimodal Transportation (type of deed - location and purpose) Terminal and Related Parking Uses dated September 28 , 1982 from Sue Di Maio to the CITY OF SAN JUAN C_4PISTRANO, a political corporation and/or governmental agency is hereby accepted by order of the City Council on July 20 , 1982 and the grantee consents to recordation thereof by its duly authcrized officer. DATED: September 29 , 1982 (SEAL) RY AIN ;- R, City Clerk City of n Juan Capistrano , California SALES MAP Comparable Improved Sales 1-9 Pmpmd By: FLAVELL, TENNENBAUM & EDWARDS �� erre � ♦ 11 � ° .- _ - _ IIS .a ninon di Tr abuco t "tCanyon lv .,....-, i.' �� .a° ♦ mac• � _i� �L ..n t I .i _ Duerr � •p.W- la4 _ �_�i - Yo f ie:,... �� riaLS •�' �, farm El Toro ,°. i - �. �' Iii, .. '• ,. " ".�-. � t;. � Wa �, --w w 3— / \ HiAs\ ' Mf;slop r un Al SII Vlela'..� - U16UNA - .,, BEACH u caw LiQN e sartn l�� + SAN JUAN ^ CAPISTRANO,r - �'• �; Point 07a Dw h. '..• r. ' x•.i.. StpID 1 .- r.a..`�, I - IoaClw x IS SAN CLEMENTE COMPARABLE VACANT LAND SALE 1 LOCATION 100 Agate Street and 1705 South Coast Highway, Laguna Beach LEGAL DESCRIPTION Lots 5 & 6 in Block 9 of Arch Beach Plat No. 1 ASSESSMENT PARCEL Book 644 Page 275 Parcel 01 & 02 ZONING Cl, Commercial LAND AREA 10,000± square feet TOPOGRAPHY Level and at street grade UTILITIES Available to the site ACCESS Pedestrian and vehicular access are available via Agate Street and Coast Highway. COMPARABLE VACANT LAND SALE 1 - continued STREETS Agate Street is 60t feet wide and South Coast Highway is 80t feet wide. Both streets are dedicated rights of way improved with asphaltic concrete paving. South Coast Highway is also improved with concrete curbs, gutters and sidewalks. USE AT SALE DATE Vacant. 1930's or 1940's vintage service station IMPROVEMEN'T'S AFTER SALE None SALE DATE 12-08-93 RECORDING DATA Date : 12-17-93 Document : 93-0877496 D.T.S. : $302.50, computed on the full value SELLER South Coast Thrift and Loan Association BUYER Michael Daskalakis, et al. SALE PRICE $275,000 TERMS All Cash PRICE/SQ. FT. $27.50 INSPECTION DATE 01-27-95 VERIFIED Van Rhebeck, President of South Coast Thrift & Loan Association (717)852-2500 VERIFIED BY Douglas Felbinger on 02-01-95 COMMENTS Mr. Rhebeck stated that this was an all cash deal with a one week escrow. Although at one time the property had been contaminated, there was no contamination at the time of sale. COMPARABLE VACANT LAND SALE 1 s44-27 lei � O�:t�r • t vv 10 Y' y ,�4 • O/ 1 2 O r Q' 2�3 t • ♦, O •. � o CSO Q• O 2 O � ,, � 4 � �!r O P •�i O / 0 R�lt o O � O COMPARABLE VACANT LAND SALE 2 LOCATION East side of Glenwood Drive, 259± feet south of Aliso Creek Road, Aliso Viejo LEGAL DESCRIPTION Parcel 3, Parcel Map 90-168 ASSESSMENT PARCEL Book 623 Page 132 Parcel 09 ZONING PC LAND AREA 26.132± square feet TOPOGRAPHY Level and slightly below grade with surrounding streets UTILITIES Available to the site ACCESS Vehicular and pedestrian access available via Glenwood Drive. STREETS Glenwood Drive is a 50± foot wide dedicated right of way improved with asphaltic concrete paving, and concrete curbs, gutters and sidewalks. COMPARABLE VACANT LAND SALE 2 - continued USE AT SALE DATE Vacant IMPROVEMENTS Econo Lube & Tune facility AFTER SALE SALE DATE 09-22-92 RECORDING DATA Date : 09-28-92 Document : 654000 D.T.S. : $412.50, computed on full value SELLER Mission Viejo Company BUYER Econo Investors I, Limited Partnership SALE PRICE $375,000 TERMS 1st T.D. : $281,250 Beneficiary : Seller PRICE/SQ. FT. $14.35 INSPECTION DATE 06-01-94 VERIFIED Linda Sohl, Mission Viejo Company via facsimile (714)581-1219 VERIFIED BY Douglas Edwards COMMENTS There are non-exclusive easements for access off of Aliso Creek Road shared with the adjacent Chevron station and Carl's Jr. restaurant. Ms. Sohl indicated that the price per square foot was $14.35, this results in a land area of 26,132 square feet. The net land area (less easement area) is 23,392 square feet. COMPARABLE VACANT LAND SALE 2 en-13 O� r . e=c•• saOIr� r srOi � '• 8' c: ti / Aef XG erOf �a � O r .3 to r 4� 09 8� COMPARABLE VACANT LAND SALE 3 s • . � -iaMl ]5 LOCATION Southeast corner of Los Alisos and Portola Parkway, Mission Viejo LEGAL DESCRIPTION Parcel 12 of Parcel Map No. 89-185 ASSESSMENT PARCEL Book 837 Page 531 Parcel 02 ZONING Commercial LAND AREA 31,625± square feet TOPOGRAPHY Level and at grade with surrounding streets UTILITIES Available to the site ACCESS Vehicular and pedestrian access is available via Los Alisos and Portola Parkway. COMPARABLE VACANT LAND SALE 3 - continued STREETS Los Alisos is a 100± foot wide dedicated right of way improved with asphaltic concrete paving, and concrete curbs, gutters and sidewalks. Street lights are in place. Portola Parkway is a 124± foot wide dedicated right of way improved with asphaltic concrete paving, and concrete curbs, gutters and sidewalks. Street lights are in place. USE AT SALE DATE Vacant IMPROVEMENTS Blockbuster retail store is under construction. AFTER SALE SALE DATE 02-08-94 RECORDING DATA Date : 02-09-94 Document : 96228 D.T.S. : $825.00, computed on full value SELLER Mission Viejo Company BUYER L.B. Partnership SALE PRICE $750,000 TERMS All cash PRICE/SQ. FT. $23.72 INSPECTION DATE 06-01-94 VERIFIED Linda Sohl, Mission Viejo Company via facsimile (714)581-1219 VERIFIED BY Douglas Edwards COMMENTS This property sold simultaneously with a ground lease back to Standard Insurance Company for $850,000. This second sale is not considered reflective of market, but was used as a financing tool, therefore we have utilized only the first sale to L.B. Partnership. r .a $1 TQV Ul 60 O: r t(� COMPARABLE VACANT LAND SALE 4 LOCATION 27491 La Paz Road, Laguna Niguel LEGAL DESCRIPTION Lot 1 of Tract 13944 ASSESSMENT PARCEL Book 634 Page 311 Parcel 06 ZONING PC LAND AREA 26,572± square feet TOPOGRAPHY Level and at street grade UTILITIES Available to the site ACCESS Pedestrian and vehicular access are available via La Paz Road and Avila Road. STREETS Avila Road is 100± feet wide and La Paz Road is 140± feet wide. Both roads are dedicated rights of way improved with asphaltic concrete paving, and concrete curbs, gutters and sidewalks. COMPARABLE VACANT LAND SALE 4 - continued USE AT SALE DATE Vacant IMPROVEMENTS AFTER SALE Gas Station SALE DATE 12-23-92 RECORDING DATA Date : 12-24-92 Document : 92-881386 D.T.S. : $1,100.00, computed on the full value SELLER Exxon Corporation BUYER Atlantic Richfield Company SALE PRICE $1,000,000 TERMS All Cash PRICE/SQ. FT. $37.63 INSPECTION DATE 01-27-95 VERIFIED Jay Coffey, Buyer (714)670-5338 VERIFIED BY Douglas Felbinger on 01-31-95 COMMENTS Mr. Coffey stated that this was an arm's length transaction. This property also transferred on May 16, 1990 for $1,193,000. PAR. SEC. k1,T.7S.,R.8W. I = 636-20 LrToO• 636-46 /AK RK W ! LA PAZ _ — ! NOAD _ . .. .. " .. Lor. ." „ ` •T TRACT ° O e O Lot 5 r..1 7 O .a. i 6 LOL I• I. Q. y v>Ac aay.c I 311 oI. o 1 @ ✓ ASkAa v ` S +wo �`. .., NO. IJ944 a. I U M 02 COMPARABLE VACANT LAND SALE 5 i t LOCATION 26862 Calle Hermosa, Capistrano Beach LEGAL DESCRIPTION Lots 1 and 2 in Block 5 of Tract 883 ASSESSMENT PARCEL Book 123 Page 355 Parcel 02 ZONING CR, Commercial Residential LAND AREA 5,789± square feet TOPOGRAPHY Level and at street grade UTILITIES Available to the site ACCESS Pedestrian and vehicular access are available via Calle Verano and an alley. Pedestrian access is also available via Calle Hermosa. COMPARABLE VACANT LAND SALE 5 - continued STREETS Calle Hermosa is 60t feet wide, Calle Verano is 50f feet wide and the alley is 20t feet wide. Calle Hermosa, Calle Verano and the alley are all dedicated rights of way improved with asphaltic concrete paving. Calle Hermosa and Calle Verano are both improved with concrete curbs, gutters and sidewalks. USE AT SALE DATE Vacant IMPROVEMENTS AFTER SALE None SALE DATE 05-04-92 RECORDING DATA Date : 06-25-92 Document : 92-428355 D.T.S. : $247.50, computed on the full value SELLER Steve Sales, trustee BUYER Yorke Stitch, trustee SALE PRICE $225,000 TERMS Cash to Seller PRICE/SQ. FT. $38.87 INSPECTION DATE 01-27-95 VERIFIED Public Records, TRW Redi VERIFIED BY We have been unable to confirm this transaction with either party. COMMENTS Mr. Sutch owns the office building next door to this sale. COMPARABLE VACANT LAND SALE 5 e�35 J ro O + sO QQ O O J O • O + JJJ '� � a J • ry � o ♦ a J� ♦ ` .P ��ee�• • .(D J � J • t4 0 COMPARABLE VACANT LAND SALE 6 LOCATION 716 El Camino Real, San Clemente LEGAL DESCRIPTION Lot 3 in Block 14 of Tract 793 ASSESSMENT PARCEL Book 058 Page 052 Parcel 38 ZONING C2, Commercial LAND AREA 4,000± square feet TOPOGRAPHY Level and at street grade UTILITIES Available to the site ACCESS Pedestrian access is available via El Camino Real. Pedestrian and vehicular access are available via an alley. STREETS El Camino Real is an 80± foot wide dedicated right of way improved with asphaltic concrete paving, concrete curbs gutters and sidewalks. The alley is a 20± foot wide dedicated right of way and is improved with asphaltic concrete paving. COMPARABLE VACANT LAND SALE 6 - continued USE AT SALE DATE Vacant IMPROVEMENTS AFTER SALE None SALE DATE 01-08-93 RECORDING DATA Date : 02-25-93 Document : 93-0118665 D.T.S. : $121.00, computed on the full value SELLER Western Aluminum Rolling Mills, Inc. BUYER John and Marcia Gunderson SALE PRICE $110,000 TERMS Seller Financing; $71,500 at market rates for 5 years PRICE/SQ. FT. $27.50 INSPECTION DATE 01-27-95 VERIFIED John Gunderson, Buyer (714)963-8740 VERIFIED BY Douglas Felbinger on 01-30-95 COMMENTS Mr. Gunderson owns the property next door, Beach Auto Sound. He stated that he has not decided what to do with this property. COMPARABLE VACANT LAND SALE 6 x-05 11 f[ GJJwV �IFK © CD �g •0� ' ®i ® ' egg/ C® !O r ,► p •. 0 4p + F ' O 4 COMPARABLE VACANT LAND SALE 7 A LOCATION 1401 North El Camino Real, San Clemente LEGAL DESCRIPTION Lot 24 in Block 2 of Tract 795 ASSESSMENT PARCEL Book 057 Page 170 Parcel 46 ZONING C2, Commercial LAND AREA 9,000± square feet TOPOGRAPHY At grade with El Camino Real for about 1± foot, then drops off steeply down 20± feet to Calle Valle. UTILITIES Available to the site ACCESS Pedestrian access available via El Camino Real. Pedestrian and vehicular access available via Calle Valle. COMPARABLE VACANT LAND SALE 7 - continued STREETS El Camino Real is 80t feet wide and Calle Valle is 40t feet wide. Both streets are dedicated rights of way improved with asphaltic concrete paving, and concrete curbs and gutters. El Camino Real is also improved with concrete sidewalks. USE AT SALE DATE Vacant IMPROVEMENTS AFTER SALE None SALE DATE 12-27-91 RECORDING DATA Date 04-15-92 Document 92-244609 D.T.S. $412.50, computed on full value SELLER Sam Mikhail BUYER The Anna M. Carlson Irrevocable Trust SALE PRICE $375,000 TERMS Seller Financing $110,000 Seller Financing $90,000 PRICE/SQ. FT. $41.67 INSPECTION DATE 01-27-95 VERIFIED Public Records, TRW Redi VERIFIED BY We have been unable to confirm this transaction with either party. COMMENTS This property has a slight view of the ocean. a 9/ p . O 0 Q p • � U L�"19 COMPARABLE VACANT LAND SALE 8 LOCATION 1200-1300 North El Camino Real, San Clemente LEGAL DESCRIPTION Lots 1, 2, 3, 4, 5, 6, and 7 in Block 8 of Tract 793 ASSESSMENT PARCEL Book 692 Page 381 Parcel 25-31 ZONING C2, Commercial LAND AREA 29,098± square feet TOPOGRAPHY Downward sloping from the alley, which is 15± above the grade of EI Camino Real UTILITIES Available to the site ACCESS Pedestrian and vehicular access are available via El Camino Real and the alley. COMPARABLE VACANT LAND SALE 8 - continued STREETS El Camino Real is 80t feet wide, Avenida Aragon is 60t feet wide, and the alley is 20t feet wide. El Camino, Avenida Aragon and the alley are all dedicated rights of way improved with asphaltic concrete paving. El Camino Real and Avenida Aragon are improved with concrete curbs, gutters and sidewalks. USE AT SALE DATE Vacant with the exception of a small residence converted to commercial uses. IMPROVEMENTS AFTER SALE None SALE DATE 11-28-89 RECORDING DATA Date 03-01-91 Document 91-093454 D.T.S. $704.00, computed on full value SELLER Peter Hioureas, et al. BUYER Assured Development Co., Inc. SALE PRICE $640,000 TERMS Monarch Bank $400,000 PRICE/SQ. FT. $21.99 INSPECTION DATE O1-27-95 VERIFIED Sue Glubber, Buyer (714)492-7152 VERIFIED BY Douglas Felbinger on 02-01-95 COMMENTS Ms. Glubber stated that the price was actually set in 1989. A converted residence is located on the property. The converted residence sold with parcels 30 & 31 on 9/15/93 for $210.000. Ms. Glubber stated that the remainder of the property (five lots) is currently on the market for $65,000 per lot or $325,000. COMPARABLE VACANT LAND SALE 8 e9z-38 rob O® a+oP O� OO OO ' O4t , 'Pod 4 .. •4 aP O4 'M 44 `• .1 6 •'3 Id 4 0' r , � yP < 4 P° /> a COMPARABLE VACANT LAND LISTING 9 s.� r LOCATION 1306 EI Camino Real, San Clemente LEGAL DESCRIPTION Lots 8 and 9 in Block 8 Tract 793 Lot 4 in Block 2 Tract 820 ASSESSMENT PARCEL Book 692 Page 381 Parcel 22, 23 & 24 ZONING C2, Commercial LAND AREA 14,000± square feet TOPOGRAPHY Downward slope from the alley, which is 10± above the grade of El Camino Real UTILITIES Available to the site ACCESS Pedestrian and vehicular access are available via El Camino Real and an alley. COMPARABLE VACANT LAND LISTING 9 - continued STREETS El Camino Real is an 80t foot wide dedicated right of way improved with asphaltic concrete paving, and concrete curbs, gutters and sidewalks. The alley is a 20t wide dedicated right of way and is improved with asphaltic concrete paving. USE AT SALE DATE Currently Vacant IMPROVEMENTS AFTER SALE N/A SALE DATE N/A RECORDING DATA Date N/A Document N/A D.T.S. N/A SELLER Imperial Thrift & Loan BUYER N/A LIST PRICE $225,000 TERMS Cash or equivalent PRICE/SQ. FT. $16.07 INSPECTION DATE 01-27-95 VERIFIED Tom O'Donnell, Listing Agent (714)489-2449 VERIFIED BY Douglas Felbinger on 01-31-95 COMMENTS Mr. O'Donnell stated that the property has been on the market since approximately August. 1994. Mr. O'Donnell stated that no plans or permits are included with the property. COMPARABLE VACANT LAND SALE 9 ssz-38 ar•n 3� a e� uoerc 9i,� w�w< . a y ® • ©i d '0 •, O O Q d0' O O p(O ® O e i /j DOUGLAS A. EDWARDS, MAI Professional Qualifications EDUCATION California State University,Northridge,Bachelor of Science in Business Administration,Real Estate Successful Completion of the following courses sponsored by the Appraisal Institute: Real Estate Appraisal Principles Basic Valuation Procedures Capitalization Theory and Techniques Part A Capitalization Theory and Techniques Part III Case Studies in Real Estate Valuation Report Writing and Valuation Analysis Litigation Valuation Standards of Professional Practice Additional advanced study successfully completed: Legal and Financial Implications of Real Estate Syndication (UCLA Extension) Construction Management (UCLA Extension) Property Management (UCLA Extension) PROFESSIONAL AFFILIATIONS The Appraisal Institute (MAI) Certified General Real Estate Appraiser, State of California PROFESSIONAL ACTIVITIES The Appraisal Institute Admissions Committee The Appraisal Institute Ethics Committee PROFESSIONAL EXPERIENCE 1982-1986 R.H. Flavell & Associates 1986-1991 Flavell, Tennenbaum & Associates 1991-Present Flavell, Tennenbaum & Edwards Real Estate Appraiser responsible for preparation of all types of real property appraisals, including office buildings, shopping centers, service stations, golf courses, sign boards, apartment buildings, industrial buildings and all types of vacant land. Valuation experience includes leased fee and leasehold valuations, flood, landslide, noise and ground water contamination impacts on value, eminent domain appraisal for full and partial takings, bankruptcy and property tax appeals. DOUGLAS A. EDWARDS, MAI, PROFESSIONAL QUALIFICATIONS Page 2 QUALIFIED EXPERT WITNESS Superior Court, Los Angeles County Circuit Court for the County of Oakland, Michigan Testimony experience also includes arbitration and valuation hearings. REPRESENTATIVE APPRAISAL ASSIGNMENTS The Irvine Company - appraisal of 65,000 acres of commercial, industrial, residential and agricultural land; 300 ground leased sites; and 61 improved properties in Orange County, California. Carter Hawley Hale-appraisal of 35 Broadway,Weinstock and Emporium stores for bankruptcy reorganization. Pukoo Lagoon, Molokai, Hawaii - appraisal of an ancient Hawaiian fish pond that had been converted into a navigable lagoon. Indian Canyons, Palm Springs - appraisal of a proposed destination resort on ground leased Native American land. The valuation entailed the value of the fee, leased fee and leasehold interests. Los Angeles Athletic Club - appraisal of a 1,600 acre holding in Malibu, California for possible parkland acquisition. Abandoned 4.3 Mile Rail Line in West Los Angeles - appraisal of an abandoned rail line as part of an inverse condemnation action. Big Rock, Malibu-determination of the diminution in value to 238 residential properties located on an active landslide. Rock Quarry, Catalina Island - appraisal of two rock quarries on Santa Catalina Island. Sign Boards - appraisal of three advertising billboards in Orange County that were condemned to widen the Santa Ana Freeway. Brew 102 - valuation of an unoccupied brewery in downtown Los Angeles. Edison Company Right of Way-determination of value of an easement for freeway purposes over an existing right of way. DOUGLAS A. EDWARDS, MAI, PROFESSIONAL QUALIFICATIONS Page 3 REPRESENTATIVE APPRAISAL ASSIGNMENTS - continued Santa Fe Railroad Yards - appraisal of downtown Los Angeles rail yard for acquisition by Southern California Rapid Transit District for Metro Rail Service Yard. Murrieta Town Center - valuation of a 450,000 square foot power center for bankruptcy reorganization REPRESENTATIVE CLIENTS Government Agencies Bureau of Indian Affairs California Department of Fish & Game California Department of Transportation/Caltrans California Department of Water Resources County Counsel, Los Angeles County County Counsel, Riverside County Department of Parks & Recreation, State of California General Services Administration, State of California Los Angeles Unified School District Metropolitan Transportation Authority, Los Angeles County Office of Attorney General, State of California Orange County Transportation Authority Port of Long Beach Resolution Trust Corporation Santa Monica Mountains Conservancy State Lands Commission, State of California Corporations Carter Hawley Hale Nature Conservancy Commonwealth Mortgage New Line Cinema Community Bank Newhall Land and Farming Company Comet Stores Norris Industries Federal Deposit Insurance Puritan-Bennett Corporation Qintex Ltd. First Hawaiian Bank Santa Monica Mountains Conservancy First Interstate Bank Tejon Ranch Harry Macklowe Real The Lusk Company Estate The Tides Foundation Hebrew Union College Trust for Public Land HomeFed Bank Watt - Pacific Jackson National Life Watt - Parker Insurance Company Lockheed Corporation DOUGLAS A. EDWARDS, MAI, PROFESSIONAL QUALIFICATIONS Page 4 REPRESENTATIVE CLIENTS - continued Law Firms Berger & Norton Laskin & Graham Brobeck, Phleger & Harrison Lawrence & Harding Burris, Drulias & Gartenberg Lewis, D'Amato, Brisbois & Bisgaard Corinblit & Seltzer Loeb and Loeb Drew & Driscoll Musick, Peeler & Garrett Fadem & Douglas O'Melveny & Myers Greenberg, Glusker, Fields Patterson & Neavitt Claman & Machtinger Pillsbury, Madison & Sutro Haight, Brown & Bonesteel Polk, Scheer & Prober Jeffer, Mangels, Butler Richards, Watson &Gershon & Marmaro Skadden, Arps, Slate, Meagher & Flom Kadison, Pfaelzer, Stall & Hamlin Woodard, Quinn & Rossi Thorpe and Thorpe Karno, Schwartz, Friedman, Ward & Jampol Shafron & Warren Weiss, Scolney & Spees Huntingdon ENVIRONMENTAL SITE ASSESSMENT PROPOSED MULTI-MODAL PARKING DECK EAST OF CAMINO CAPISTRANO AND NORTH OF VERDUGO STREET SAN JUAN CAPISTRANO, CALIFORNIA Prepared for: City of San Juan Capistrano 32400 Paseo Adelanto San Juan Capistrano, California 92675 c Prepared by: Huntingdon Engineering & Environmental, Inc. Formerly Schaefer Dixon Aeaoctates 22 Mauchly Irvine, California 92718 Project No. 40-928 January 13, 1995 Patricia D. Royalty, R.E.A. Randall gbin, R.E.A. Senior Project Manager Project Scientist �J ^e^re-:"-e H1H mw.ccmcanes REGULATORY AND TECHNICAL ACRONYMS ASPIS Abandoned Sites Program Information System AST Aboveground Storage Tank AWP Annual Work Plan CERCLLS Comprehensive Environmental Response, Compensation and Liability Information System CORTESE California Office of Planning and Research DOCKETS Consolidated Docket Enforcement System EPA Environmental Protection Agency ERNS Emergency Response Notification System ESA Environmental Site Assessment AWLS Hazardous Waste Information Systems LIENS Federal Superfund Liens LUST Leaking Underground Storage Tanks NPDES National Pollutant Discharge Elimination System NPL ` National Priorities List PCB Polychlorinated Biphenyl RAATS Resource Conservation and Recovery Act Administrative Actions Tracking System RCRA Resource Conservation and Recovery Act SWIS California Solid Waste Information System USDA United States Department of Agriculture USGS United States Geological Survey UST Underground Storage Tank The City of San Juan Capistrano 40-928 January 13, 1995 TABLE OF CONTENTS SECTION PAGE NO, EXECUTIVE SUMMARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . iii 1.0 PROJECT SUMMARY . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 1 2.0 PROPERTY DESCRIPTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 2.1 SITE DESCRIPTION . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 2 2.2 NEARBY/ADJACENT PROPERTIES . . . . . . . . . . . . . . . . . . . . . . 3 3.0 HISTORICAL RECORDS REVIEW . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 3.1 CURRENT OWNERSHIP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 3.2 PRIOR OWNERSHIP . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 3 3.3 REVIEW OF AERIAL PHOTOGRAPHS . . . . . . . . . . . . . . . . . . . . 3 3.4 USGS TOPOGRAPHIC MAP REVIEW . . . . . . . . . . . . . . . . . . . . . 4 3.5 FIRE INSURANCE MAPS/HISTORIC TELEPHONE DIRECTORIES . . 4 4.0 REGULATORY AGENCY RECORDS SEARCH . . . . . . . . . . . . . . . . . . . . . 5 4.1 FEDERAL AGENCY RECORDS . . . . . . . . . . . . . . . . . . . . . . . . . 5 4.2 STATE AGENCY RECORDS . . . . . . . . . . . . . . . . . . . . . . . . . . . 5 4.3 MUNICIPAL AND LOCAL AUTHORITIES . . : . . . . . . . . . . . . . . . 8 4.4 FREEDOM OF INFORMATION ACT REQUESTS . . . . . . . . . . . . . . 8 5.0 ONSITE ENVIRONMENTAL ASSESSMENT . . . . . . . . . . . . . . . . . . . . . . . 9 5.1 UNDERGROUND STORAGE TANKS . . . . . . . . . . . . . . . . . . . . . . 9 5.2 � ASBESTOS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 5.3 OTHER HAZARDOUS MATERIALS . . . . . . . . . . . . . . . . . . . . . . 9 5.4 NON-HAZARDOUS WASTE . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 5.5 HAZARDOUS WASTE . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 5.6 PCB-CONTAINING EQUIPMENT . . . . . . . . . . . . . . . . . . . . . . . . 9 5.7 WATER AND WASTEWATER/STORMWATER . . . . . . . . . . . . . . . 9 5.8 WETLANDS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 9 5.9 RADON . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 5.10 AIR EMISSIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 5.11 SITE SPECIFIC ENVIRONMENTAL ISSUES . . . . . . . . . . . . . . . . . 10 6.0 CONCLUSIONS AND RECOMMENDATIONS . . . . . . . . . . . . . . . . . . . . . . 10 6.1 CONCLUSIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 10 6.2 RECOMMENDATIONS . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . . 11 HARP A0928.R01 i The City of San Juan Capistrano 40-928 January 13, 1995 TABLE OF CONTENTS (continued) LIST OF FIGURES FIGURE 1 - SITE VICINITY MAP FIGURE 2 - SITE PLAN FIGURE 3 - 1929 SANBORN MAP LIST OF APPENDICES APPENDIX A - SITE PHOTOGRAPHS APPENDIX B - REGULATORY RECORDS APPENDIX C - AGENCY REFERENCES APPENDIX D - RESUMES H:\R n'\40929.R01 11 The City of San Juan Capistrano 40-928 January 13, 1995 EXECUTIVE SUMMARY A Phase I ESA was performed by Huntingdon Environmental &Engineering, Inc. (Huntingdon) (formerly Schaefer Dixon Associates) in accordance with guidelines specified by the California Transit District (CAL-TRANS). This report presents information for the proposed multi-modal parking structure that is bordered on the west by the AT & SF Railroad, on the east by a retail, shopping plaza and Camino Capistrano, and on the north by an asphalt parking lot. Located to the south is an asphalt parking lot and Verdugo Street further beyond. This report includes the results of a site reconnaissance, a review of the environmental setting, a regulatory and public record search, and a review of the site history. At the time of the site inspection, the subject property consisted of an asphalt paved parking lot that services Mission Hacienda Plaza and the San Juan Capistrano passenger train depot and restaurant. Information obtained from the building department indicated that the parking lot was constructed in the mid 1970s. No evidence was found during the site inspection of underground storage tanks, discarded chemical containers, distressed vegetation, or accidental or intentional dumping of hazardous substances at the site. Small amounts of oil stained asphalt were observed within most parking stalls. Historically, the subject property was occupied by Standard Oil Company of California from at least 1929 to the late 1950s. A small gasoline and service station'operated immediately east of the subject property during this time period. Three large aboveground storage tanks were observed on the adjacent lot to the north of the subject property. Because the property was essentially undeveloped at the time of the site inspection, an asbestos survey, radion testing, and lead in drinking water tests were not part of the scope of work for this project. The regulatory records search for facilities of environmental concern did indicate the presence of sites within 1 mile of the subject property. Based on their location relative to the subject property, reported groundwater flow direction and facility status, the potential for these facilities to pose an environmental concern to the subject property is considered to be low. A facility that utilized a portion of the subject property was identified on the list as a facility under review by the state of California. However, a no further action status was designated for this facility. It is the professional opinion of Huntingdon that the history of the site and the conditions observed and described in this report indicate that there is no evidence of the disposal or presence of hazardous substances on the subject property. RUUM40928.R01 iii The City of San Juan Capistrano 40-928 January 13, 1995 However, based on the information summarized in this report, Huntingdon did identify past use of the subject property that may have potentially impacted subsurface soils on or immediately adjacent to the subject site. However, no evidence was obtained from historical sources suggesting that previous operations conducted on the site impacted the subject property. Information obtained from regulatory agencies did indicate that a no further action status was assigned to the facility that operated on a portion of the subject property. In order to obtain a more certain degree of comfortability regarding the potential presence of impacted soils beneath the subject property, the installation of shallow soil borings within select areas of the subject property would be a means of obtaining this information. HAU'T",6091MR01 iv The City of San Juan Capistrano 40-928 January 13, 1995 ENVIRONMENTAL SITE ASSESSMENT PROPOSED RAILWAY RIGHT OF WAY SAN JUAN CAPISTRANO, CALIFORNIA 1.0 PROJECT SUMMARY This report presents information regarding the approximate 8,500 square foot asphalt paved parking lot located in San Juan Capistrano, Orange County, California. The objective of the Environmental Site Assessment (ESA) was to gather data and render an opinion on the potential for environmental liabilities associated with past or current practices on the subject property. The ESA included the following tasks: • A site inspection of the subject property and observation of activities occurring on adjacent properties; • Review of information regarding prior land use; • Review of regulatory information regarding hazardous and/or toxic materials in the vicinity of the subject property; and • Summary of findings and recommendations. An asbestos survey, radon testing, and lead in water testing were not part of the scope of work for this ESA since the subject property was essentially undeveloped property at the time of the site inspection. This ESA was performed in accordance with generally accepted practices of the profession undertaken in similar studies at the same time and in the same general geographical area. Huntingdon Engineering and Environmental observed that degree of care and skill generally exercised by the profession under similar circumstances and conditions. No other warranty is expressed or implied. Huntingdon's observations, findings, and opinions must not be considered as scientific certainties but solely as opinions based upon our professional judgment concerning the significance of the limited data gathered during the course of the site assessment. Specifically, Huntingdon does not and cannot represent that the site contains no hazardous or toxic materials, products, or other latent conditions beyond that observed by Huntingdon during its site assessment. This study and report has been prepared on behalf of and for the exclusive use of the City San Juan Capistrano solely for use and reliance in the environmental evaluation of the site. This report and the findings contained herein shall not, in whole or in part, be disseminated or conveyed to any other party, nor used or relied upon by any other party, in whole or in part, without written authorization from the City of San Juan Capistrano to Huntingdon. In that case, H:\RP1140928.R01 1 The City of San Juan Capistrano 40-928 January 13, 1995 Huntingdon will issue a letter of understanding to the third party for signature and will provide a copy of this report to the third party as directed by the City of San Juan Capistrano for a processing fee. Notwithstanding anything to the contrary herein, any third party reliance is limited to the agreed upon scope of work by and between Huntingdon and the City of San Juan Capistrano. 2.0 PROPERTY DESCRIPTION 2.1 SITE DESCRIPTION The site consists of an approximate 8,500 square foot, asphalt paved parking lot that is presently utilized by businesses located within the Mission Hacienda Plaza located in San Juan Capistrano, Orange County, California. No site structures were observed on the subject property, with the nearest structures located immediately east and west of the subject lot occupying lots 5, 6 7, and 10. Small areas of oil staining was observed in most parking stalls. No pole or pad mounted electrical transformers were observed on the subject lot. A site vicinity and site location map is provided as Figures 1 and 2. Select photographs of the lot are provided in Appendix A. The subject property is located on a gentle sloping alluvial surface on the southside of San Juan area which has been modified by grading and dumping associated with construction in the area. Elevations on the subject property are generally consistent at approximately 100 feet over the entire lot. San Juan Creek flows southwesterly to the pacific ocean, approximately 2 miles away. Trabuco Creek flows in the same direction and is located approximately 1 mile to the west of the subject property. Surface drainage consists of sheet flow runoff that is collected within a shallow concrete lined drainage channel located near the center portion of the lot, with runoff flowing to the north and south into offsite collection drains. The subjectrpropertyis located within The Peninsular Ranges Geomorphic Province of Southern California, south of the Santa Ana Mountains and south east of the San Joaquin Hills. This area was once part of the Capistrano Embayment, a physiographic and structural trough which existed during Miocene and Pliocene time(Ehlig, 1979). As a result, thick deposits of marine Siltstones & Shales underlie the site area. These are overlain by alluvial sediments associated with San Juan Creek. As a result of a lowered base level during Quartenary time, up to 200 feet of alluvial sediments overlay the bedrock along San Juan Cree (Edginton 1974). The site located within the San Juan Hydrologic unit and considered part of the coastal San Diego Drainage province. The local hydrogeology is characterized by the Holocene alluvial deposits described above. The local flow gradient is most likely northwesterly toward the creek with more regional flow towards the south, southwest. The few wells described in the area (CDWR, 1977), for which recent data was not readily available, also tap this shallow water bearing unit. HARM0928.01 2 The City of San Juan Capistrano 40-928 January 13, 1995 At the time of Huntingdon's site visit, the subject property consisted of an asphalt parking lot that services businesses within the Mission Hacienda Plaza. No evidence of underground storage tanks, discarded chemical containers, distressed vegetation (due to hazardous materials), or accidental or intentional dumping of hazardous substances was observed at the site. According to maps obtained from the County of Orange, Flood Control District, the subject property is not within the 500-year floodplain that has been mapped for this area. 2.2 NEARBY/ADJACENT PROPERTIES The adjacent property consist predominantly of residential, restaurant and retail development. The AT & SF railroad and San Juan Capistrano passenger railway station borders the subject property to the west with single family residential development present further beyond to the west. An asphalt paved parking lot is present to the immediate south and north. The Mission Hacienda Plaza is present to the immediate east with Camino Capistrano Road and the Interstate 5 freeway located further beyond to the east. 3.0 HISTORICAL RECORDS REVIEW 3.1 CURRENT_OWNERSHIP The property is presently owned by Sue Di Maio and is leased by the City of San Juan Capistrano. The property is described as follows: Lot 11 identified by the Orange County Assessor's office as Parcel No. 26, Book 121, Page 14. 3.2 PRIOR OWNERSHIP The property was owned by Virginia Sue Di Maio from at least 1982 with several leases recorded for companies such as Standard Oil Company, San Diego Gas and Electric and, Orange County Waterworks. 3.3 REVIEW OF AERIAL PHOTOGRAPHS Aerial photographs were reviewed at Orange County Archives in Santa Ana, California. Aerial photographs for 1959 (earliest) 1964, 1970, 1975 and 1988 were reviewed. Aerial photographs are discussed as follows: 1959 The subject property is occupied by a parking lot with a structure present on the west perimeter of the property and a railroad spur located further beyond. Scattered housing is observed further to the west beyond the railroad spur. Three large aboveground tanks are observed to the north of the subject property. The property to the south is occupied by agricultural development with small structures located further beyond. The San Juan Mission is observed to the east H:\RPM0928.R01 3 The City of San Juan Capistrano 40-928 January 13, 1995 across State Highway (presently Camino Capistrano). Small scattered structures are observed to the north. Most major arterial roadways are present. 1964 The site appeared generally the same as in earlier photos. 1970 The subject property appear as vacant soil exposed land with several auto parked on the eastern portion of the subject property. Large trees border the property to the north and west. Railroad tracks are observed to the west. 1975 Developments were essentially the same as in the earlier photo. Increased development is observed to the west and south. 1988 The subject property and immediate surrounding area appears generally the same as it did during the 1994 site and immediate vicinity survey. 3.4 USGS TOPOGRAPHIC MAP REVIEW Review of the USGS 7.5 Minute San Juan Capistrano Topographic Quadrangle Map(dated 1948) shows the subject property as vacant land with no designation. Structures are present to the south and west of the property. Review of a later addition of the Dana Point and San Juan Capistrano Quadrangle map (dated 1968) shows the subject property as undeveloped land. 3.5 FIRE INSURANCE MAPS/HISTORIC TELEPHONE DIRECTORIES In the late nineteenth century, the Sanborn Company began preparing maps indicating construction materials of developed urban areas to be used by companies offering fire insurance on a specific building. With the advent of retail gasoline service stations, the locations of gas tanks were noted, often without AST or UST designations. These maps were updated and expanded gbographically periodically through the twentieth century. A request was made for Sanborn maps. The only available (1929) version of the Sanborn map showed the subject property to be occupied by Standard Oil Company of California. It appears that the entire subject property was occupied by asphalt paved parking area with the western portion of the lot occupied by a structure. A small gas and oil station was identified immediately east of the lot, just west of Camino Capistrano (formerly State Highway). Three large aboveground storage tanks (oil) were identified approximately 40 feet north of the lot with a railroad spur situated at the northwest corner of the tanks, presumably for loading and offloading of the tank contents. Two additional gas and service stations were identified to the north and southeast, abutting up to Camino Capistrano. A copy of the 1929 edition of the Sanborn Map is provided in Figure 3. H:\RP'D40M.R01 4 The City of San Juan Capistrano 40-928 January 13, 1995 4.0 REGULATORY AGENCY RECORDS SEARCH Databases of facilities registered with federal, state and local regulatory agencies were reviewed to identify registered facilities within the site vicinity. The databases reviewed were obtained from Vista Environmental in San Diego, California. The information obtained by reviewing these databases is subject to accuracy of the information provided by this source. Regulatory databases are included in Appendix B. 4.1 FEDERAL AGENCY RECORDS Federal Sunerfund and CERCLIS Sites The CERCLIS database identifies potentially hazardous abandoned or inactive facilities. There are no CERCLIS facilities identified within 1 mile of the site. The NPL is a list of facilities undergoing remediation under supervision of the EPA "Superfund" Program. No NPL facilities were identified within 1 mile of the site. Superfund Liens The Superfund Liens database identifies properties in which the federal government, under the direction of the EPA CERCLA (Superfund) Program, has placed a lien. No properties with Superfund Liens were identified within 1 mile of the site. ERNS. DOCKETS AND RAATS The EPA listing of Dockets and RAATs sites did not identify sites in the immediate vicinity of the subject property. t 4.2 STATE AGENCY RECORDS State Suoerfund Sites The California Environmental Protection Agency (Cal-EPA) AWP contains a listing of all verified hazardous waste sites that are targeted for abatement by the Cal-EPA. There are no sites on the list within 1 mile of the subject property. A PI The Cal-EPA maintains a listing of potential and known hazardous waste sites under the jurisdiction of the Toxic Substances Control Program. Only one site that includes the subject property was identified as a potential hazardous waste site. H:\RP114092&R01 5 The City of San Juan Capistrano 40-928 January 13, 1995 Distance and Location Relative To The Subject Facility Name and Address Property Status Standard Oil of California 1 mile north of the subject No further action #3, 31685 Camino property Capistrano, San Juan Capistrano CORTESE Ten sites were identified on the Hazardous Waste and Substances Sites List compiled by the Cal- EPA within a 1/2 mile radius of the subject property. The site of nearest concern is identified as: Distance and Location. Relative To The Subject Facility Name and Address f Property Status Arco Products Company 1/8 mile southeast Undergoing remedial Facility #1706, 26851 (offgradient) of the subject action Ortega Highway, San Juan property Capistrano c Based on the distance and location relative to the subject property, projected groundwater flow direction, and remedial status of these remaining facilities, their potential to impact the subject property is considered to be low. GENERATORS The US-EPA maintains a list of hazardous waste generators and hazardous waste treatment, storage and disposal facilities in the state. There are three sites identified on this listing within 1/8 mile of the subject property. The nearest site of concern is the Arco Products Company Facility #1706, 26851 Ortega Highway, San Juan Capistrano, approximately 1/8 mile southeast (offgradient) of the subject property. This site as well as the remaining two sites were identified as generators of hazardous waste. H:WT\40928.R0l 6 The City of San Juan Capistrano 40-928 January 13, 1995 SWLF There are no SWIS sites on the California Integrated Waste Management Board list of open, closed, and inactive solid waste disposal sites and transfer stations within 1 mile of the subject property. USTs The California State Water Regional Control Board maintains a listing of USTs within the state. There are four no sites on this listing in the immediate vicinity of the subject property. LUST Twelve sites were identified on the LUST listing within 1/2 mile of the subject property. The following table presents the location and status of the nearest facilities of concern: Dh6mce andL61*1641 Facility Name and Relative To The Subject Address', Property Status Arco Station #1706, 26851 1/8 mile southeast Remedial action in progress Ortega Highway, San Juan (offgradient) of the subject Capistrano property Ortega Highway Chevron 1/8+ mile east Case closed, cleanup 26988 Ortega Highway, (downgradient) of the complete San Juan Capistrano subject property Super I Service Station 1/4+ mile south Remediation plan has been #18901, 32022 Camino (downgmdient) of the developed and is in the Capistrano, San Juan subject property process of implementation Capistrano Ortega Shell 27101 Ortega1/4 mile east (offgradient) Remedial action underway Highway, San Juan of the subject property Capistrano Based on the distance and location relative to the subject property, projected groundwater flow direction, and remedial status of these remaining facilities, their potential to impact the subject property is considered to be low. HARPr�40928.RO1 7 The City of San Juan Capistrano 40-928 January 13, 1995 COUNTY DATA The Orange County Groundwater Cleanup, Environmental Health Department identifies the Arco Station #1706, 26851 Ortega Highway, San Juan Capistrano approximately 1/8 mile southeast (offgradient)of the subject property as having unauthorized releases from USTs. Four additional site were identified within a 1/4 mile of the subject property, with the nearest facilities having been discussed in the aforementioned text. 4.3 MUNICIPAL AND LOCAL AUTHORITIES Building and Planning Department The City of San Juan Capistrano building and planning department was contacted to obtain current and historical permit information. No specific address was available for the lot however. building department personnel indicated that construction of the parking lot occurred in the mid 1970s. No additional information regarding prior property usage was available. Fire Department The County of Orange Fire Department was contacted for information concerning documented hazardous materials incidents on or in the immediate vicinity of the subject property. The Fire Department did not have records for the subject property. Minor spills (gasoline, oil, etc..) related to traffic collisions and similar occurrences on Camino Capistrano were on file but were remediated at the time of the incident with minimal impact to soil or waterways. Water and Sewer Authorities The Capistrano Valley Water District was contacted to obtain information regarding groundwater wells in the area of the subject property that are utilized for drinking water purposes. Information from the water district indicates that two active wells are present north of the subject property approximately 2 miles south across the San Juan Creek but are utilized for irrigation purposes only. Results of chemical analysis performed on groundwater samples from one of the wells did not indicate the presence of constituents above regulatory guidelines mandated for its designed usage. The County of Orange Industrial Waste Program Division was contacted concerning permits for industrial waste discharge permits for the subject property. This Division did not have records for the subject property. 4.4 FREEDOM OF INFORMATION ACT REQUESTS No Freedom of Information Act Requests were required for this report. H:\RYn4092%.R01 8 The City of San Juan Capistrano 40-928 January 13, 1995 5.0 ONSITE ENVIRONMENTAL ASSESSMENT 5.1 UNDERGROUND STORAGE TANKS No USTs were noted on the subject property at the time of the site inspection. 5.2 ASBESTOS An asbestos survey was not part of this investigation since the property was undeveloped at the time of the site inspection. 5.3 OTHER HAZARDOUS MATERIALS There were no potentially hazardous materials found on the subject property at the time of the site inspection. 5.4 NON-HAZARDOUS WASTE No significant quantities of domestic debris was observed on the subject site. 5.5 HAZARDOUS WASTE Huntingdon did not observe evidence of hazardous waste stored or generated on the site. Records of hazardous waste compliance violations were also not found in the information reviewed for the subject property. 5.6 PCB-CONTAINING EQUIPMENT No pole or Pad mounted transformers were observed on the subject property. 5.7 WATER AND WASTEWATER/STORMWATER Stormwater drainage in this area utilizes onsite drainage to offsite collection sources that eventually empties into the San Juan Creek and ultimately into the Pacific ocean. 5.8 WETLANDS According to the Corps of Engineers Wetlands Delineation Manual (Technical Report Y-87-1), wetlands are defined as those areas that are inundated or saturated by surface or groundwater at a frequency and duration sufficient to support, and that under normal circumstances do support, a prevalence of vegetation typically adapted for life in saturated soil conditions. Wetlands generally include swamps, marshes, bogs and similar areas. Based upon observations made during the site visit and review of aerial photographs for the site and site vicinity, no wetland areas appear to be located on the site or in the nearby vicinity of the site. HARPr140928.01 9 The City of San Juan Capistrano 40-928 January 13, 1995 5.9 RADON Radon is a naturally occurring, odorless, colorless gas which is generated from the natural radioactive decay of radium and uranium which can migrate through permeable rocks and soils into buildings or be relocated to the atmosphere. The uranium concentration of underlying geologic material is a fundamental variable that determines the rate of underground radon production. Geologic materials that contain greater amounts of uranium, such as granites and shales, produce greater amounts of radon. Concentrations of radon gas are expressed as pico Curies per liters of air (pCi/1). A liter is approximately a quart. A picoCurie is the radiation given off by a trillionth of a gram of radium. The EPA recommended action level for radon gas is 4.0 pCi/1. California was organized into nine sampling areas based upon general geology, climate and existing radon distribution knowledge. The site was located within Region 9 which contained San Diego, Los Angeles, Orange, Imperial, Riverside and San Bernardino counties. Results of random radon surveys analyzed in Region 9 indicated 0.5 percent of homes in the region were determined to have radon gas level higher than 4.0 pCi/l. Based upon this information, and since there were no structures completed on the subject property, radon testing was not performed at the subject property. Radon sampling was not performed. 5.10 AIR EMISSIONS There are no registered facilities or observed emission sources within 1/4 mile of the subject property. The proposed use at the subject property would not require an air emissions permit. 5.11 SITE SPECIFIC ENVIRONMENTAL ISSUES Historical information sources did indicate that Standard Oil Company of California did conduct operations on the subject property. A gasoline and service station was identified to have existed immediately east of the subject property from at least 1929 to the late 1950s. No information was readily available regarding USTs on or immediately adjacent to the subject property. The California Department of Toxic Control Division issued a no further action required status to the former facility. H:\RYr\40929.R01 10 The City of San Juan Capistrano 40-928 January 13, 1995 6.0 CONCLUSIONS AND RECOMMENDATIONS 6.1 CONCLUSIONS The site was investigated for evidence of potential environmental concerns by observing the site, reviewing aerial photographs and regulatory agency data. The conclusions of this investigation are presented as follows: • At the time of the site inspection, the subject property consisted of an asphalt paved parking lot that services Mission Hacienda Plaza and the San Juan Capistrano passenger train depot and restaurant. Information obtained from the building department indicated that the parking lot was constructed in the mid 1970s. • No evidence was found during the site inspection of underground storage tanks, discarded chemical containers, distressed vegetation, or accidental or intentional dumping of hazardous substances at the site. Small amounts of oil stained asphalt were observed within most parking stalls. • Historically, the subject property was occupied by Standard Oil Company of California from at least 1929 to the late 1950s. A small gasoline and service station operated immediately east of the subject property during this time period. Three large aboveground storage tanks were observed on the adjacent lot to the north of the subject property. • Because the property was essentially undeveloped at the time of the site inspection, an asbestos survey, radon testing, and lead in drinking water tests c were not part of the scope of work for this project. • The regulatory records search for facilities of environmental concern did indicate the presence of sites within 1 mile of the subject property. Based on their location relative to the subject property, reported groundwater flow direction and facility status, the potential for these facilities to pose an environmental concern to the subject property is considered to be low. A facility that utilized a portion of the subject property was identified on the list as a facility under review by the state of California. However, a no further action status was designated for this facility. It is the professional opinion of Huntingdon that the history of the site and the conditions observed and described in this report indicate that there is no evidence of the disposal or presence of hazardous substances on the subject property. HARPIW0928.R01 11 The City of San Juan Capistrano 40-928 January 13, 1995 6.2 RECOMMENDATIONS However, based on the information summarized in this report, Huntingdon did identify past use of the subject property that may have potentially impacted subsurface soils on or immediately adjacent to the subject site. However, no evidence was obtained from historical sources suggesting that previous operations conducted on the site impacted the subject property. Information obtained from regulatory agencies did indicate that a no further action status was assigned to the facility that operated on a portion of the subject property. In order to obtain a more certain degree of comfortability regarding the potential presence of impacted soils beneath the subject property, the installation of shallow soil borings within select areas of the subject property would be a means of obtaining this information. c H:UUn\40928.R01 12 It 9WT"521 - Wr Y X - nlN� i' p f N _ Heliport ypl 11i i ''11 _A a BM - & lea _ -f_// :'.�o - - - n - 'a� pn lyya.e\a li=a I BM 171 � II it II` II' a y�a♦`= .. I �� \%0, \\� •Subsfetrpa n 3rte 11 _. - /`•. _Irt- T— — - a �L�x��y a n `Tpv'0 ' l' i! lii'�• v Tanks _ •'� I1 :... l/11 - _ �i o -• -_ a �r'_ - l _ y 0 '0 b - - _ rail o• -.. �/ i ��I �� X -k •e R� y / li a_ aM 133 1641 am 116Mission". •'• {�Ya a" Well �I•• Cgm J Cep - ,Sa_ iian Capistrano T`X.• j. •' .. SITE -L_ � '•7 s. _ Iill� Wells 'Dr vir1, •I Coo,, Dr �/ L/ P III Th /4� � n I s / p / iSan Juan HMIs San Juan Capisti no y' / Country Club WT / r09 Em 74 Well 2 T _•'. ___1, P o Water .......»:.. �9r/y .��Fonkr 1 - 2 .--•� - \nk :•/- ,G4.NIN0 DELI" 4VION .J •' .e ,� /Trailer ;moi�ss \(iii Park , a ,i p,�0o �' Krum 'Resenwr `$Ity JUgK fAPISTR��- ��-Capt' --% � •�� •� _ DRAWING REFERENCE: USGS 7.5 MINUTE TOPOGRAPHIC QUADRANGLE MMS OF DANA POINT, CALIFORNIA (DATED 1988, PHOTOREVISED 1975) AND SAN JUAN CAPISTRANO, CALIFORNIA (DATED 1988, PHOTOREVISED 1981). G 2000 4000 LOCATION MAP PROPOSED MULTI—MODAL SCALE IN FEET PARKING STRUCTURE SAN JUAN CAPISTRANO, CALIFORNIA HUNTINGDON ENGINEERING AND ENVIRONMENTAL DRAWN BY: D.I. CHECKED BY: A.H. PROJECT NO. 40-928 DATE: 1/95 FIGURE NO: 1 FIGURES SIMMINQ r A 1 M N ^l ^1 / 4 'z Q k • 0 i�I SNELL Ole. CO. ..ok L'+r x A� 32Olt e R � _ � I n: SITE ! _ a i<•J I ° I' ' �...w,. — I• pza — o I ° I ~`"'S7f9NOgR0 O/1 CO D< 1/F r� I w � r 7/ I J 1.9 . re..ri X. q. 1 I � I r 9 w � d D , x K' � F rc. i APPROXIMATE BOUNDARY OF LOT 11, TRACT 50 SANBORN MAP NOT TO SCALE REVIEW DATED 1929 PROPOSED MULTI-MODAL PARKING STRUCTURE SAN JUAN CAPISTRANO, CALIFORNIA HUNTINGDON ENGINEERING AND ENVIRONMENTAL DRAWN BY: D.J. CHECKED BY: R.H. PROJECT NO. 40-928 DATE: 1/95 FIGURE NO: 3 l �a 3 t l � h' o' . . _ � .. '( �{ 1 f �li' Y � � .y..., � � .. i i � �' S'r � a 1 -. 1" � r ..� �,��' - I f' �J', a -. I I r� _ � � i %'.. / '�� t � � ' __ n ' i � - . i ;1,� a _ . 1 � . h.��' � � ' � � t �� Y � i �_ � �1 ��1, 7 � I � � � _ ,r i � � .. - Y � i '�. i d, i ! �. � t. � '. ' l � � � � � r �, �� .,�� ._�� r, , � ' � � y � � ,, . � ,; a � ', � � � � . ,1, ;. s �� % � � - � � 'C t - 1 � � � . �. � L, ',gym � � � _ ' y:� 1 �� i � � � � .r .r 1�i ✓ �� . ' � � .� �, .�. _. i .�1• - I ALL.96;r PHOTOGRAPHER: S. Garren DATE: 1/13/95 VMW: Southwest view of site from the northeast comer of the property. a ' PHOTOGRAPHER: S. Garren DATE: 1/13i95 VIEW: Southeast view of the site from the northwest comer of the property. Project No.: 30-928 Date: 1113195 PHOTOGRAPHIC RECORD Client: Ciry of San Juan Capistrano Location: Lot 11. Track 5, San Juan Capistrano PHOTOGRAPHER: S. Garren DATE: 1/13/95 VIEW: Eastern view of site from San Juan Capistrano Depot. s PHOTOGRAPHER: S. Garren DATE: 1/13/95 VIEW: Western view of the site facing the San Juan Capistrano Depot. Project No.: 40-928 Date: 1/13/95 PHOTOGRAPHIC RECORD Client: City of San Juan Capistrano Location: Lot 11. Track 5, San Juan Capistrano _ � . ' � � I , -� �. � � t � i� a � J. + � � � \, � t 1 i y � l � � 1 I. � �- � .. .1 i _ /. � ._ , � i I ,. 1 .. �� -� � r 'P� i .._ � ` � � i ..� i. _ ! � � i 1 �. 1 i � � i �.' J� - � � � �y l '.� ' 1 � . .� � i . . p,- i. . , j y1 � i�� i i r � '�: r i i ��' � �, _ � . _ � fJ � � rl �-� � � i 1 r` .� _ y� 4 '� � W _� .may � _ �l - �� - � .{. � � 1 � ' � �� a Al �I, -�A .i i "� ,. . . � - A U .. � t. '� l I r SITE ASSESSMENT PLUS REPORT CAJCLUM MR A UNE RGAOM&ATION Project Name/Ref M: 096883 RANDY HOGBIN SAN JUAN CAPISTRANO MULTI MODAL PARKING HUNTINGDON-IRVINE N OF AGUELLO WAY/OFF CAMINO CAPISTRANO 22 MAUCHLY SAN JUAN CAPISTRANO, CA 92675 IRVINE, CA 92718 Latitude/Lon nude: 33.502566 117.663245 EmrirouuleuW Risk Distribution Summary &W 1/8 Nib s r* ii1410 la I. Agency J Database-Type of Records A)RISK SITES searched to I mile: US 13PA NPL Sites designated for Superfund cleanup by the US EPA 0 0 0 0 US EPA TSD Facilities that treat, store and/or dispose of hazardous waste 0 0 0 0 US EPA CORRACTS Facilites under RCRA Corrective actions 0 0 0 0 STATE SPL Sites prioritized by the State for cleanup 0 0 0 0 B)RISK SPrES searched to 1/2 mile: US EPA CERCLIS Sites under review hx the US EPA 0 0 0 STATE SCL Sitesunder review by the State - 1 0 0 STATE/ LUST Sites widtleating underground strange REG/CO tanks 1 4 7 STATE/ SWLF Sites permitted as solid walla landfills, REG/CO irnmeratars,.or transfer stations 0 0 0 STATE BRDR ZONESites with deed restrictions 0 0 0 REGIONAL NORTH BAY Sites:on North Bay toxic list 0 0 0 REGIONAL SOUTH BAY Situ on South Bay toxic list 0 0 0 STATE CORTESE Siteson sate index of properties. with hazardous:waste 1 3 6 STATE TOXIC PITS Tome Plte cleanup fscilites 0 0 0 For More Information Call VISTA Environmental Information at 1 -800-767-0403 Report ID: 04-OWl-001 Date of Report: September 06, 1994 "SFA Venire 10 Page#1 Environlnentai Risk Distfi6ution S wtlatar lig f/sm rum ftJm 11111E111a .ds lf1 Atb f!2 cola t nu Agency!Datable-Type of Records C) RISK SPIES searched to 114 mile: US EPA RCRA VIOL Sites with RCRA Violations or Enforcement Actions 0 0 - US EPA TRIS Facilities with toxic chemical releases, and inventories 0 0 STATE UST/AST Sites with registered underground or aboveground storage tanks 2 2 COUNTY UNIQUE CO Sites listed on unique county.Larahase3 1 4 COUNTY 14E17 Sites on San Diego County index of properties with hazardous waste N/A N/A - D)RISK SMS searched to 118 mile: US EPA ERNS Site with previous hazardous materials spills 0 US EPA GNRTR Sites that generate large or small quantities of hazardous waste 3 NOTES Thin geographic database search meets the American Society for Testing Materials(AY M)standards for a government records review. A.(-)indicates the search.du tence exceeds ASTM search:parameters. - LUMEITATION OF r mare r'e'v GLsrama proceeds a[m ons rist c?lwasbi to rely as VISTA servues,in whob or in pun,prior to promdiq with trmasodm: VISTA caenx be m imomr of the aecuncy of the pdpms000,error oaurrhig is cesvmion of dab,or for cgnmer's Xt*sad-ib affltiiaed campalira, afficen,Knob,mpioyees and iodepeadent contraefaa ca®R be held liable for aoeuncy,rtaaie;.delivaY,km m espeme mffem i by cmmma rambig d' a md' from my information Promiiod by VISTA. For More Information Call VISTA Environmental Information at 1-800-767-0403 Report ID: 053431401 Date of Report: September 06, 1994 VISTA Version 20 Page a2 NIV SITE ASSESSMENT PLUS REPORT NISTA Map of Risk Sites within One Mile i N c T 1 � Z � '� / a a ( � AVE DE SAC P 0ARDn4- WHO J > c OS D �4<<P AC HE A m > VIA A N z_ � � y0 4 � o r 3 .. m I� F^ S Po ARCO v o AVEC IDA OND INA („ i VIA E� �AVENIDLA PALO A � n o ,o S ;AVE DA A y � zn J ;SAN CRE on a n per% l � A �EFp r D O N � A O UNNAMEO ST A m0 0.75 o.s VENICA PEDR SPN Mhos Category: A B C D Subject Site Databases Searched to: 1 mi. 112 mi. 1/4 mi. 1/8 mi. Single Sites jMultiple Sites ♦ ■ Q O \/\ Roads NPL, SPL, CERCLIS, TRIS, ERNS, \/ Highways TSD, SCL, LUST, UST GENERATORS RailroadsCORRACTS SWLF \/\ Rivers or LWaterBodie]sHaddaional databases are Ilsted inthe coverpage of the report they are also displayedUtilitieson thi map. The crop symbol dead corresponds to the database category titer A,B,C,D. For More Information Call VISTA Environmental Information at I-800-767-0403 Report ID: 053451-001 Daze of Report: September 06.1994 Page M3 SITE ASSESSMENT PLUS REPORT DESCRIPTION OF DATABASES SEARCHED A)DATABASES SEARCHED TO I MILE NPL VISTA conducts a database search to identify all sites within 1 mile of your property. SRC#: 1803 The agency release date for NPL was May, 1994. The National Priorities List(NPL) is the EPA's database of uncontrolled or abandoned hazardous waste sites identified for priority remedial actions under the Superfund program. A site must meet or surpass it predetermined hazard ranking system score, be chosen as a state's top priority site, or meet three specific criteria set jointly by the US Dept of Health and Human Services and the US EPA in order to become an NPL site. RCRA-TSD VISTA conducts a database search to identify all sites within 1 mile of your property. SRC#: 1372 The agency release date for RCRIS was July, 1993. The EPA's Resource Conservation and Recovery Act(RCRA)Program identifies and tracks hazardous waste from the point of generation to the point of disposal. The RCRA Facilities database is a compilation by the EPA of facilities which report generation, storage,tramportatton, �hnent or disposal of hazardous waste. RCRA TSDs are facilities which treat, store and/or dispode of hazardous waste. CORRACTS VISTA conducts a database search to identify all sites within I mile of your property. SRC#: 1686 The agency release date for RCRA Corrective Action Sites List was January, 1994. The EPA maintains this database of RCRA facilities which are undergoing "corrective action". A "corrective action order" is issued pursuant to RCRA Section 3008(h)when there has been a release of hazardous waste or constituents into the environment from a RCRA facility. Corrective actions may be required beyond the facility's boundary and can be required regardless of when the release occurred, even if it predates RCRA. SPL VISTA conduct&a database search to identify all sites within 1 mile of your property. SRC#: 1583 The agency release date for Calsites Database: Annual Workplan Sites was November, 1993. The California Environmental Protection Agency, Dept. of Toxic Substances Control maimaim an inventory of facilities subject to investigations concerning likely or threatened releases of hazardous substances from those facilities. Animal Work Plan(AWP)sites and sites where Preliminary Environmental Assessments are a high priority am included. B)DATABASES SEAACEMD T[I 112 MILS SCL VISTA conducts a database search to identify all sites within 1/2 mile of your property. SRC#: 1542 The agency release date for Calsites Database:All Sites except Annual Workplan Sites(incl. ASPIS) was November, 1993. The California Department of Toxic Substances Control maintains an inventory of facilities subject to investigations concerning likely or threatened releases of hazardous substances from those facilities. These are lower priority than the SPL sites. CERCLIS VISTA conducts a database search to identify all sites within 1/2 mile of your property. SRC#: 1722 The agency release date for CERCLIS was April, 1994. The CERCLIS List is a compilation by the EPA of the sites which the EPA has investigated or is currently investigating for a release or threatened release of hazardous substances pursuant to the Comprehensive Environmental Response,Compensation and Liability Act of 1980(Superfund Act). For More Information Call VISTA Environmental Information at 1-800-767-0403 Report ID: 0-53451-001 Date of Report: September 06, 1994 MSFA versto"20 Pate t6 Cal Cerclis VISTA conducts a database search to identify all sites within 1/2 mile of your property. SRC#: 1710 The agency release date for Ca Cerclis w/Regional Utility Description was 7anuary, 1994. The California U.S. Environmental protection Agency, Region 9 maintains an inventory of regional utility descriptions for California CERCLIS sites. LUST VISTA conducts a database search to identify all sites within 1/2 mile of your property. SRC#: 1640 The agency release date for Lust Information System (LUSTIS)was December, 1993. The California Environmental Protection Agency maintains an inventory of leaking underground storage tanks. LUST RG9 VISTA conducts a database search to identify all sites within 1/2 mile of your property. SRC#: 1642 The agency release date for Region#9 Leaking Underground Storage Tank List was February, 1994. The California Regional Water Quality Control Board, Region #9 maintains an inventory of leaking underground storage tanks. LUST RG7 VISTA conducts a database search to identify all sites within 1/2 mile of your property. SRC#: 1706 The agency release date for Region#7-Colorado River Basin Leaking Underground Storage Tank Listing was October, 1993. The California Regional Water Quality Control Board, Region #J maintains an inventory of leaking underground storage tanks. LUST RG8 VISTA conducts a database search to identify all sites within 1/2 mile of your property. SRC#: 1788 The agency release date for Region#S-Santa Ana Regional Underground Tank Database List was April, 1994. The California Regional Water Quality Control Board, Region #8 maintains an inventory of leaping underground storage tanks. Riverside VISTA conducts a database search to identify all sites within 1/2 mile of your property. Canty Cleanup The agency release date for Riverside County-Listing of Underground Tank Cleanup Sites was January, SRC#: 1709 - 1994. The California Riverside County Environmental Health Department, Haz Mat Division maintains an inventory of leaking underground storage tanks. SWLF VISTA conducts a database search to identify all sites within 1/2 mile of your property. SRC#: 1237 The agency release date for Ca Solid Waste Information System(SWIS)was March, 1993. The California Integrated Waste Management Board maintains an inventory of the solid waste facilities in the state. SWLF VISTA conducts a database search to identify all sites within 12 mile of your property. SRC#: 1543 The agency release date for San Diego County Envirommental Health Services Database-Solid Waste Sites was November, 1993. The California Department of Health Services maintains an inventory of the solid waste facilities in the state. Orange County VISTA conducts a database search to identify all sites within 12 mile of your property. Landfill The agency release date for Orange County Landfills was July, 1991. SRC#: 150 The California Orange County Health Caro Agency maintains an inventory of the solid waste facilities in the state. Riverside VISTA conducts a database search to identify all sites within 12 mile of your property. County Landfill The agency release date for Exempt Site Inventory Lid within Riverside County was December, 1993. SRC#: 1643 The California Riverside Department of Health, Local Solid Waste Enforcement Agency maintains an inventory of the solid waste facilities in the state. For More Information Call VISTA Environmental Information at 1-800-767-0403 Report ID:053451-001 Date of Report: September 06, 1994 Y 11"1 Vernon z 0 rare a7 BORDER VISTA conducts a database search to identify all sites within 1/2 mile of your property. ZONE The agency release date for Deed Restriction Properties Report was April, 1990 SRC#: 1703 The California Department of Health Services-Land Use and Air Assessment maintains an inventory of voluntary deed restriction agreements with owners of property who propose building residences, schools, hospitals, or day care centers on property that is "on or within 2,000 feet of a significant disposal of hazardous waste". North Bay VISTA conducts a database search to identify all sites within 1/2 mile of your property. SRC#: 1718 The agency release date for North Bay County Toxic List-Region#2 Surface Spills was April, 1994. The California Regional Water Quality Control Board, Region #2 maintains an inventory of hazardous materials incidents. South Bay VISTA conducts a database search to identify all sites within 1/2 mile of your property. SRC#: 1719 The agency release date for South Bay Site Management System was April, 1994. The California San Francisco Bay Region maintains an inventory of hazardous materials incidents. CORTESE VISTA conducts a database search to identify all sites within 1/2 mile of your property. SRC#: 1082 The agency release date for Cortese List-Hazardous Waste Substance Site List was November, 1992. The California Office of Environmental Protection,Office of Hazardous Materials maintains an inventory of facilities subject to investigation. Toadc Pits VISTA conducts a database search to identify all sites within 1/2 mile of your property. SRC#: 1708 The agency release date for Summary of Toxic Pita Cleanup Facilities was January, 1994. The California Water Quality Control Board, Division of Loans Gants maintains an inventory of sites with toxic pits in the state. IM DATABAWS SEARCH TO U4 NE" TRIS VISTA conducts a database search to identify all sites within 1/4 mile of your property. SRC#: 1489 The agency release date for TRIS was August, 1993. Section 313 of the Emergency Planning and Community Right-to-Know Act(also(mown as SARA Title III)of 1986 requires the EPA to establish an inventory of Toxic Chemicals emissions from certain facilities(Toxic Release Inventory System). Facilities subject to this reporting are required to complete a Toxic Chemical Release Form(Form R)for specified chemicals. AST's VISTA conducts a database search to identify all sites within 1/4 mile of your property. SRC#: 1468 The agency release date for Aboveground Storage Tank Database was September, 1993. The California State Water Regional Control Bard maintains an inventory of registered aboveground storage tanks. UST's VISTA conducts a database search to identify all sites within 1/4 mile of your property. SRC#: 1612 The agency release date for Underground Storage Tank Registrations Database was January, 1994. The California State Water Regional Control Bard,Office of Underground Storage Tanksmaintains an inventory of registered underground storage tanks. ORC-Gwtr VISTA conducts a database search to identify all sites within 1/4 mile of your property. Clean The agency release date for Orange County-Groundwater Cleanup Program was November, 1993. SRC#: 1539 The California Orange County Health Cam Agency maintains an inventoryof leaking underground storage tanks. For More Information Call VISTA Environmental Information at 1-800-767-0403 \� Report ID: 053451-001 Date of Report: September 06, 1994 V 5rA vnslaa i o rage#s ORC-Indl Chtup VISTA conducts a database search to identify all sites within 1/4 mile of your property. SRC#: 1540 The agency release date for Orange County-Industrial Cleanups was November, 1993. The California Orange County Health Caro Agency maintains an inventory of hazardous materials incidents. RCRA-Viols VISTA conducts a database search to identify all sites within 1/4 mile of your property. SRC#: 1372 The agency release date for RCRIS was July, 1993. The EPA's Resource Conservation and Recovery Act(RCRA) Program identifies and tracks hazardous waste from the point of generation to the point of disposal. The RCRA Facilities database to a compilation by the EPA of facilities which report generation, storage, transportation, treatment or disposal of hazardous waste. M DATABASES SEARCHED TO IM MKLE ERNS VISTA conducts a database search to identify all sites within 1/8 mile of your property. SRC#: 1428 The agency release date for ERNS was September, 1993. The Emergency Response Notification System(ERNS)is a national database used to collect information on repotted releases of oil and hazardous substances.The database contains information from spill reports made to federal authorities including the EPA,the US Coal Guard, the National Response Center and the Department of transportation. A search of the database records for the period October 1986 through September 1993 revealed the following information regarding re�orted spills of oil or hazardous substances in the stated area. RCRA-LgGen VISTA conducts a database search to identify all sites within 1/8 mile of your property. SRC#: 1372 The agency release date for RCRIS was July, 1993. The EPA's Resource Conservation and Recovery Act(RCRA)Program identifies and tracks hazardous waste from the point of generation to the point of disposal.The RCRA Facilities database is a compilation by the EPA of facilities which repcet generation,storage,transportation,treatment or disposal of hazardous waste. RCRA large Generators are facilities which generate at less 1000 kg./month of non-acutely hazardous wase(or 1 kg./month of acutely hazardous wase). RCRA-SmGen VISTA conducts a database search to identify all sites within 1/8 mile of your property. SRC#: 1372 The agency release date for RCRIS was July, 1993. The EPA's Resource Conservation and Recovery Act(RCRA)Program identifies and tracks hazardous waste from the point of generation to the point of disposal.The RCRA Facilities database is a compilation by the EPA of facilities which report generation,storage,transportation,treatment or disposal of hazardous wase. RCRA Small and Very Small generators are facilities which generate less than 1000 kg./month of non-acutely hazardous wase. For More Information Call VISTA Environmental Information at 1-800-767-NO 1W VI Report ID: 0434.51-001 Date of Report: September 06, 1994 /J ,r J.SA vemkn 20 Page#9 SITE ASSESSMENT PLUS REPORT RISK INVENTORY RISK AT SPIE A B f C I D MAP AND THE ADJACENT fiFn» �• C u iD AREA (within,It8 mi1eJ STANDARD OIL OF CALIFORNIA#3 IA 31685 CAMINO CAPISTRANO X SAN JUAN CAPISTR CA 92675 CAL TRANS SAN JUAN MTCE STATION 18 32941 CAMINO CAPISTRANO X SAN JUAN CAPISTRANO CA 92675 ARCO PRODUCTS CO FAC 1706 2A 26851 ORTEGA HWY X X X X SAN JUAN CAPISTRANO CA 92675 Ill TEXACO(61-106-334) 2A 26874 ORTEGA X SAN JUAN CAPISTRA CA 92675 PACIFIC BELL 2B 31776 EL CAMINO REAL X SAN JUAN CAPISTRANO CA 92675 SOLAG DISPOSAL 3 31731 LOS RIOS X SAN JUAN CAPISTRANO CA 92675 IR AT SIM IN A $ C D MAP THE SUMOIINDING -1 III AREA (tet lie-114 mll'J � C? � V xT ►# fR � � GIF F p':r7 W t'J ORTEGA HWY CHEVRON SERVICE 4 26988 ORTEGA HWY X X X X SAN JUAN CAPISTRANO CA 92675 I H CHEVRON STATION 5 32009 CAMINO CAPISTRANOX X X X SAN JUAN CAPISTRANO CA 92675 SUPER 7 SERVICE STATION#18901 5 32022.2 CAMINO CAPISTRANO X X SAN JUAN CAPI CA SUPER-7 SS#18901 5 32022 CAMINO CAPISTRANO X SAN JUAN CAPISTRANO CA 92675 SUPER 7 5 32022 CAMINO CAPISTRANO X SAN JUAN CAPISTRANO CA 92675 7-ELEVEN STORE 2171-18901!WPD 5 320M CAMINO CAPISTRANO X SAN JUAN CAPISTRANO CA 92675 —if For More Information Call VISTA Environmental Information at 1-900-767-0403 Report ID: 053431-001 Date of Report: September 06, 1994 MSFA v mio 20 Pare#10 RISK AT S M&S IN A B C D MAP THS SURROUNDING < O S ED4wit1♦in 1/�4-IA} � "A � D3 Z +3i ORTEGA SHELL 6 27101 ORTEGA HWY X X SAN JUAN CAPISTRANO CA 92675 CHEVRON STATION#9-3160 6 27112 ORTEGA HWY X X SAN JUAN CAPISTRANO CA 92675 LOS CERRITOS RANCH 7 31642 AVENIDA LOS CERRITOS X SAN JUAN CAPISTRANO CA 92675 LOS CERRITOS RANCH 7 31642 AVENIDA LOS CERRITOS X SAN JUAN CAPISTRANO CA 92693 LOS CERRITOS RANCH 7 31642 AVENIDA LOS CERRITOS X SAN JUAN CAPISTRANO CA ORTEGA UNION SVC 8 27164 ORTEGA HWY X SAN JUAN CAPISTRANO CA 92675 UNOCAL#5425 8 27164 ORTEGA HWY X SAN JUAN CAPISTRANO CA 92675 SERVICE STATION#5425 8 27164 ORTEGA HWY X X SAN JUAN CAPISTRANO CA 92675 MISSION PIPE AND SUPPLY CO 9 32107 ALIPAZ ST X SAN JUAN CAPISTRANO CA 92675 CITY HALL 10 32400 PASEO ADELANTO ST X SAN JUAN CAPISTRANO CA 92675 RLSK AT SFFSSSIIQR C D MAP THS SUBROIJNIDING C ID ARBA } 5 No Records Found For More Information Call VISTA Environmental Information at 1-800-767-0403 Report ID: 053451-001 Date of Report: September 06, 1994 MA Verflan 20 Page#ll A H C D UNKAPPED SrM E < a O LOMAS SAN JUAN MODEL HOME SITE TRACT 10139 X SAN JUAN CAPISTRANO CA For More Information Call VISTA Environmental Information at 1-800-767-0403 � Report ID: 053451-001 Date of Report: September 06, 1994 JJ Y 1SrA version zo Page ell SITE ASSESSMENT PLUS REPORT RISKS DETAILS WSK AT SYTE AND IW ADJACMff AREA(within 1/11 mile) Property Address with STANDARD OEL OF CALIFORNIA#3 Man IDK: JA VISTA Verified\Enhanced 31685 CAMINO CAPLWRANO VLSTA IDK: 1162946 City and Zip: SAN JUAN CAP19M CA 92675 Distance/Direction: N/A DETA/L4 REGARDfNG: SCL/SRU 1542 130130148 Aegency Address: SAME.AS ABOVE Status: NOT AN NPL SITE Facility Type, =STATE PRIORITY SITE LSJdAgency: NOT REPORTED State Status: NO FURTHER ACTION Pollutants: NOT REPORTED Property Address with CAL TRANS SAN JUAN MTCE STATIO Man IDK: 111 VISTA Verified\Enhanced 32941 CAMINO CAPLSTRANO VISTA IDK: � � City and Zip: SAN JUAN CAMSIRANO, CA 92675 Distance/Direction: NSA DETAILS REGARDING- RCRA-Sn%Gen/SRC#1372 -BPA ID ICAD982520696 Agnazy Address: SAME AS ABOVE Generator Class: GENERATORS WHO GENERATE 100 KG./MONTH BUT LESS THAN 1000 KG./MONTH OF NON-ACI=T Y HA7ARDOUS WASTE Generator Requirements NO Violation- Violation of Corrective NO Action Scheduled• Land Requirements NO Violation. Property Address with ARCO PRODUCTS CO FAC 1706 Mae Ew, 2A VISTA verified\Enhanced 26951 OR7WA ElWY VISTA EDW- 1597256 City sad Zip: SAN JUAN CAPLSTRANO,CA 92675 DistwKe/Directiont N/A DETAILS REGARDING: CORTESE/SRC#IM Agency ID Ageaay Address: SAME AS ABOVE Lia Name: H 1ZILRDOUS WASTE INFORMATION SYSTEM Site ID: CAID000"232 DETAJFS REGARDMO: CORTESE:/SR C#1062 A ID Agency Address: ARCO STATION#1706 26851 ORTEGA HWY SAN JUAN CAPISTRANO CA 92675 List Name: I.FAM NG TANK Site TD: NOT REPORTED DETAILS REGAXWNCr I C /SRC/1462 Wency ID Agency Address: MISSION ARCO#1706 26851 ORTEGA HWY SAN JUAN CAPISTRANO CA 92675 List Name: UNDERGROUND TANK Site TD: 5456 For More Information Call VISTA Environmental Information at 1-800-767-0403 /� Report ID: 053451-001 Date of Report: September 06, 19% V l T velum to rage s13 RISK AT SITEANDTHE ADJACENT AREA(Wttbm 1/8mite)CONT. Property Address with ARCO PRODUCTS CO FAC 1706 Mao IDN- 2A VISTA Verified\Enhanced 26851 ORTEGA HWY VDCPA 1DN: M7116 City and Zip: SAN JUAN CAPMTRANO, CA 92675 Ihsfance/Directioo: N/A DETAILS REGARDING. Oram Co Grnd Wtr CinU /SRC# 1539 Agency ID 91UT21 Agency Address: ARCO 26851 ORTEGA HWY SAN JUAN CAPISTRANO CA 92675 Media: GROUNDWATER o tra t.Status• CONDUCT RPM EDIALMY17-MGATTON Fund: FEDERAL Referred to Regional NO Board: I, ad Agency: LOCAL Enforcement: LOCALLY ISSUED WARNING LETTER OR NOTICE OF VIOLATION FOLLOWUP TO NOTICE OF REIMBURSEMENT Date Closed: NOT REPORTED Open Status: YES DETAILS REGARDING.• Ormwe Co Grnd Wtr ChUps/SRC# 1339 [Agency ID Igiur2i Agency Address: ARCO 26851 ORTEGA HWY SAN JUAN CAPTSTRANO CA 92675 Suhgance baked: GASOLINE DETAILS REGARDING: UST/SRC/1612FPA/A ID N/A Agency Address: MISSION ARCO X1706 26851 ORTEGA SAN MAN CAPISTRA CA 92675 Underground Tanks- 5 Aground Tanks: NOT REPORTED Tanks Removed- NOT REPORTED DETAILS REGARDING. UST/SRC#1612, PA/A ID N/A Agency Address: MISSION ARCO#1706 26851 ORTEGA SAN JUAN CAPTCTRA,C,A 92675 Tank TD: 5 Tank Contents: PETROLEUM Tank Agt, NOT REPORTED Tank Size(Unit,)- 550(GALLONS) Tank Status: AC NEJM SERVICE Leak Monitoring, REPORTED AS "UNKNOWN" BY AGENCY Tank Piping- BARE STEEL Tank Material. BARE STEEL DETAIIS REGARDING.- USI'/SRC#1612: EPA/A ID N/A Agency Address: MISSION ARCO#1706 26851 ORTEGA SAN JUAN CAPTSTRA CA 92675 Tank ID: 4 TankContent-- DIESEL Terga NOT REPORTED T nor kCite init.%)- 6000(GALLON. Tank Shtua: ACrMAN SER VICE I eak Monitoring- REPORTED AS "UNKNOWN" BY AGENCY Tank Piping* BARE STEET. Tank Material- BARE STEEL For More Information Call VISTA Environmental Information at 1-800-767-0403 Report ID: OS3451-001 Date of Report: September 06, 1994 MA Venton 20 Page#14 RISK AT WM AND TSE ADJACENT AREA(within I8 tm7e)CONT. Property Address with ARCO PRODUCTS CO FAC 1706 11f2p 1D#- ZA VISTA ver>f' ed\Enhanced 26851 ORTEGA SWY Vi.SI`A M19. 11256 City and Zip- SAN JUAN CAPISTRANO, CA 92675 Distattce/Directim: N/A DETAILS REGARDING: UST/SRC! 1612 EPA/Agency ID N/A Agency Address: MISSION ARCO#1706 26851 ORTEGA SAN JTIANCAPISTRA CA 92675 Tank ID: 3 Tank Contents: UNLEADED GAS TankAge: NOT REPORTED Tank Cie(Ibis)- 6000(GALLONS)_ Tank Status: ACTIVFJIN SERVICE I&ak Monitoring: REPORTED AS "UNKNOWN" RY AGENCY Tank ing; BARE STEEL Tank Material: BARE STEEL DETAILS REGARDING: UST 1 SRC#1612 EPA/Azency ID INIA Agency Address: MISSION ARCO#1706 26851 ORTEGA SAN JUAN CAPISTRA, CA 92675 Tank TD: 2 T nk Contents- LEAVED GAS Tank Age: NOT REPORTED T naSiSiza QIn!il: 4000(GALLONS)_ Tank Status: ACITVEIIN SERVICE 1 k Monitarine, RF.PORTRD AS "UNKNOWN" BY AGENCY Tank Pining: BARE STEEL Tank Material: BARE STEEL DETAMS REGARDING: UST I SRC#2612 [EPAIARtneV ID NIA Agency Address: MISSION ARCO#1706 26851 ORTEGA SAN IUAN CAPISTRA CA 92675 Tank ID: 1 Tank Content: TINLEADRD GAS Tank Ase: NOT REPORTED T-nk Sze aTn;t • 4000(GALLONS) Tank Shona: ACTEVFJIN SERVICE T�k Monitori_na: RRPORTRD AS "UNKNOWN" BY AGENCY Tank pin¢^ BARE STEEL Tank Material: BARE STREI_ DETAIfS REGARDING: LUST ISRC#1610 IEPAJAiency ID INIA Agency Address: ARCO STATION#1706 26851 ORTEGA HIGHWAY SAN JUAN CAPI- CA Tank Stam,: NOT REPORTED Discovery Date• JULY 18- 1990 Medi&Affected: GROUNDWATER Suhst&nce: GASOLINE(UNSPECIFIED) Anti _ Tni : NOT REPORTED IeakCau,e: REPORTED AS •UNAVAILABLR" BY AGENCY I.ak S err."• NOT REPORTED Remedial Aetion: REMOVE FRRR PRODUCT RemedW Stains 1: PRELIMINARY ASSESSMENT Remedial Shins 2: NOT AVAILABLE For More Information Call VISTA Enviroornental Information at 1-800-767-0403 VI Report ID: 053451-001 Date of Report: September 06, 1994 /] v ISM Version 20 Page#15 RLSS AT SITE AND THE ADJACENT AREA(with® 118 mile)CONT. Property Address with ARCO PRODUCTS CO FAC 1706 Man ID#. 12A VISTA VerifiedTmhanced 26851 ORTEGA HWY VISTA ID#: IM7156 City and Zip: SAN JUAN CAPISTRANO, CA 92675 Dlstance/Direction: N/A DETAILS REGARDING: Regional LUST/SRC#1642 EPA/Agency ID N/A Agency Address: ARCO STATION#1706 26851 ORTEGA HWY SAN JUAN CAPISTRANO CA Tank Status: NOT REPORTED Discovery Date- JULY 18 1990 M a'a Affected. OTHER Substance: GASOLINE(UNSPECIFIED) anti nits),_ NOT REPORTED Leak Cause: REPORTED AS 'I NAVAILABLF" BY AGENCY Leak Source: NOT REPORTED Remedial Action: REMOVE FREE PRODUCT Remedial Status 1: PRELIMINARY ASSESSMENT Remedial Status?, NOT A VAIL.ABT E Property Address with TEXACO(61-106334) Map TD#: 2A VISTA VerifiedlEnlamced 26874 ORTEGA VCSRA D3#: City and Zip: SAN JUAN CAPISTRA,CA 92675 Distaw /D(r"don: N7A DETAILS REGARDING: UST/SRC#1612 Al ID N/A Aeencv Address: SAME AS ABOVE Undergiotmd Tanks: 5 Aground Tanks: NOT REPORTED Tanks Removed: NOT REPORTED DETAILS REGARDING. USP/SRC#1612 EPA/AID N/A Agency Address- SAME AS ABOVE Tank ID: NOT REPORTED Tank Contents: NOT REPORTED Tank APe: NOT RFPORTFD Tan�e_(Un ig)- NOT REPORTED(NOT A VATLARLF) Tank Stama: NOT REPORTED Leak Monitoring• REPORTED AS 'UNKNOWN' RY AGENCY Tank "ping- NOT REPORTED Tank Material- NOT AVAILABLE Property Address with PACIFIC BELL lora 2B VISTA VerifiedlEnhanced 31776 EL CAbMO REAL A ID#e 1152" City and Zip: SAN JUAN CAPM TRANO, CA 92675 DistwwatDirectim N/A DETAILS REGARDING. RCRA-L /SRC#1372 EP 41D CAT080025497 Agency Address: SAME AS ABOVE Generator Class: GENERATORS WHO GENERATE AT LEAST 1000 KG./MONTH OF NON-ACUTELY HAZARDOUS WASTF OR I KG/MONTH OF ACUTELY HAZARDOUS WASTE Generator Requirements NO Violation. Violation of Corrective NO Action Scheduled- Land Requirements NO Violation; VP For More Information Call VISTA Environmental Information at 1-800-767-0403 Report ID: 053451-001 Date of Report: September 06, 1994 v l^ A VerAM 20 Pare#16 RISS AT SITE AND TSE ADJACENT AREA(within 118 mile)CONT. Property Address with SOLAG DISPOSAL Map M#: 3 VISTA Verified\Enhanced 31731 LOS RIOS VISTA IDM: 3$6615 City and Zip: SAN JUAN CAPISTRANO, CA 92675 Disbmce/Directitn: N/A DETAILS REGARDING. RCRA-SmGen/SRCX 1372 EPA ID CAD981966724 A genny Address- SAME AS ABOVE Generator Class: GENERATORS WHO GENERATE 100 KG./MONTH BUT LESS THAN 1000 KG /MONTH OF NON-ACUTEr Y HAZARDOUS WASTE Generator Requirements NO Violation- Violation of Corrective NO Action Scheduled: Land Requirements NO Violation. RISS AT SMES IN THE SURROUNDING AREA(with US-1/4 WHO Property Address with ORTEGA HWY CHEVRON SERVICE Man M#, d VISTA Veri ted\Enhanced 26988 ORTEGA HWY VISTA IDX: 312319 City and Zip: SAN JUAN CAPISTRANO, CA 92675 Distimcef irectioo: 0.16MI/E DETAILS REGARDING. CORTESE/SRCX 1082 Agency ID Agency Address: ORTEGA HWY CHEVRON SERVICE 26988 ORTEGA HWY SAN DUAN CAPISTRANO CA 90632 List Name- HA7ARDOUS WASTE INFORMATION SYSTEM Site ID: CA1.0000DS904 DETAILS REGARDING. COFZF=/SRC#108T IAMWY ID Agency Address: ORTEGA HWY CHEVRON 26988 ORTEGA HWY SAN MAN CAPISTRANO, CA 90632 List Name: HA7ARDOUS WASTE INFORMATION SYSTEM Site rD. CA D981373400 DETAILS REGARDING. CORTESE/SRCX 1082 A ID Agency Address: CHEVRON U S A X8719 26988 ORTEGA HWY SAN MAN CAN TRANO CA 90632 List Name. 14A7.ARDOUS WA STE INFORMATION SYSTEM Site IM CAX000081000 DETAILS REGARDING: CORTESE/SRC-1082 A ID Agency Address: CHEVRON SERVICE STATION X8719 26988 ORTEGA HWY SAN MAN CAPISTRANO CA 90632 List Name. I PAYING TANK Site TD, NOT REPORTED DETAILS REGARDING: CO I SIC#100 A ID Agency Address: CHEVRON STATION X98719 26988 ORTEGA HWY SAN MAN CAPISTRANO. CA 90632 List Name: UNDERGROUND TANK Site ID: 3972 vp For More Information Call VISTA Environmental Information at 1-800-767-0403 Report ID: 053451.001 Date of Report: September 06, 1994 V IS , versim 10 Page X17 RISK AT SITES IN THE SURROUNDING AREA(Widdu 11/11-114mile)CONT. Property Address with ORTEGA HWY CHEVRON SERVICE Map IDMt 4 VISTA Verified\Ettlunced 26988 ORTEGA HWY VISTA M#: 312119 City and Zip: SAN JUAN CAPISTRANO, CA 92675 DistanceMirection: 0.16M/ E DETAILS REGARDING: Oran a Co Gmd Wtr CInU /SRC# 1539 Agency ID 187UT223 Agency Address: CHEVRON STATION#8719 26988 ORTEGA HWY SAN JUAN CAPISTRANO CA 97675 Media GROUNDWATER Contract C " .s' POST REMDIAL MONITORING Fund: FEDERAI. Referred to Regional NO Board: Le,ad Agency- LOCAL Enforcement: LOCALLY ISSUED WARNING LETTER OR NOTICE OF VIOLATION FOLLOWUP TO NOTICE OF REIMBURSEMENT Date Closed: MARCH 17 1993 Open Status: NO DETAILS REGARDING: OrwiKe Co Gmd Wtr ChkU /SRC#1539 [Axency ID 187UT223 Agency Address: CHEVRON STATION#8719 26988 ORTEGA HWY SAN JUAN CAPISTRANO CA 92675 S.bs"n T&"k d: UNLEADED GASOLINE DETAILS REGARDING. Orange Co Cmd Wtr CWU /SRC#1539 [Agency ID 187UrM Agency Address: CHEVRON STATION#8719 26988 ORTEGA HWY SAN JUAN CAPISTRANO CA 92675 Substance Leaked- WASTE OIL DETAILS REGARDING: Orange Co Gmd Wtr CInUlsI SRC#1539 1 Agency ID 1vuM3 Agency Address: CHEVRON STATION#8719 26988 ORTEGA HWY SAN JUAN CAPISTRANO CA 92675 Substance Leaked: GASOLINE. DETAILS REGARDING: UST/SRC#1612 EPA/AxeID N/A Agency Address: CHEVRON STATION#98719 26988 ORTEGA SAN JUAN CAPTSTRA CA 92675 Indergrnpnd Ta Irs• 4 Aboveorouad Tanks: NOT REPORTED Tanks Removed: NOT REPORTED DETAILS REGARDING• UST/SP"1612 $PA/A ID N/A Agency Address: CHEVRON STATION#98719 26988 ORTEGA SAN JUAN CAPISTRA CA 92675 Tank TM 4 Tank Content,: PETROLEUM Tank Age: NOT REPORTED Tank Size ni-q): 1000(GAI LONS) Tank Status: ACTIVE/IN SERVICE Leak Monitoring- REPORTED AS "UNKNOWN" BY AGENCY Tank Piping- FIEERGT-ISS Tank Material- FIBERGLASS For More Information Call VISTA Environmental Information at 1-800-767-0403 Report ID: 053451-001 Date of Report: September 06, 1994 VISTA Verzlm 20 Pare X18 RISK AT SATS IN THE SURROUNDING AREA(wkWn 118-IM zdk)CONT. Property Address with ORTEGA HWY CHEVRON SERVICE Man IDX: 4 VISTA Verified\Enhanced 26988 ORTEGA HWY VISTA 1D#: 312-319 City and Zip: SAN JUAN CAPISTRANO, CA 92675 Distaoce/Direction: 0.16MI/E DETAILS REGARDING: UST/SRCX 1612 EPA/Agency ID N/A Agency Address: CHEVRON STATION#98719 26988 ORTEGA SAN JUAN CAPISTRA CA 92675 Tank ID: 3 Tank Contents: DIESEL Tank Age- NOT REPORTED T nk Ci -(Llniitt9): 10000(GAL ONS) Tank Status: ACTIVE/IN SERVICE Leak Monitoring; REPORTED AS "UNKNOWN" BY AGENCY TankPiping- FIBERGLASS Tank Material: FIBERGLASS DETAILS REGARDING: UST/SRCi 1612 EPA/Axency ID NIA Agency Address: CHEVRON STATION#98719 26988 ORTEGA SAN JUAN CAPISTRA.CA 92675 Tank In, 2 Tank Contents: UNLEADED GAS Tank Agc- NOT REPORTED Tank Size(Units), 10400(GALLONS) Tank Status: ADVICE Teak Monitoring- REPORTED AS "UNKNOWN" RY AGENCY Tank Piipjn,- FTSERCLASS Tank Material: FIBERGLASS DETAILS REGARDING, UST/SRCt 1612 tEPAIAReMY ID I NIA Agency Address: CHEVRON STATION#98719 26988 ORTEGA SAN JJJAN CAPISTRA_ CA 92675 Tank ID: 1 Tank Cnntentw: TINLRA DRI)GAS Tank Agp: NOT REPORTED Tank Size ni 14444(GALLONS) Tank Status: ACTIVEIIN SERVICE Luk Monitoring: REPORTED AS "UNKNOWN" RY AGENCY Tank PipWg: FIBERGLASS Tank Material: FIBERGLASS DETAILS REGARDINfr. LUST/SRC/1640 P,PA/Agency ID N/A Agency Address: ORTEGA HWY CHEVRON 26988 ORTEGA HWY SAN ITIANCAPI CA 92675 Tank Statua: NOT REPORTED Disrovv=Date: NOVEMBER 03. 1987 Media Affected: SOIIJSAND/LAND Suhstance: UNLEADED GAS Quantity ni . NOT REPORTED Luk Cause: REPORTED AS "UNAVAMARLE" BY AGENCY Luk Source: NOT REPORTED Remedial Action: EXCAVATE DISPOSE Remedial C anus 1• CASH CLOSEDICI EANUP COMPLETE Remedi I c e.a NOTAVAIIARLF. MW For More Information Call VISTA Environmental Information at 1 -800-767-0403 Report ID: 053451-001 Date of Report: September 06, 1994 _ISM Ventm 2.0 Page 119 RISK AT SITES IN THE SURROUNDING AREA(widdu 118-IM®le)CONT. Property Address with ORTEGA HWY CHEVRON SERVICE inn mM: 4 VISTA Verified\Enhanced 26988 ORTEGA HWY VT.CTA ID#: 312719 City and Zip: SAN JUAN CAPISTRANO, CA 92675 Disbmex Direcdao: O.l6MI/ E DETAILS REGARDING. ReWoual LUST/SRC#1642 EPA/Axe ID N/A Agency Address: CHEVRON SERVICE STATION#8719 26988 ORTEGA HWY SAN JUAN CAPISTRANO- CA 92675 Tank Stains: NOT REPORTED Discoverv_Date: NOVEMBER 03 1987 Media Affected: SOIL/SAND/LAND Substance: GASOLINE(UNSPECIFIED) anti (Units), NOT REPORTED Leak Cause: REPORTED A " TNA VArl AB " BY AGENCY Leak Source: NOT REPORTED Remedial Action: CONTATNMFNT Remedial Status 1: CASE CLOSED/CLEANUP COMPLETE R m dial S at„a : NOT AVAILABLE Property Address with CHEVRON STATION h19n IDN: 5 VISTA Verified\Enhanced 32009 CAMINO CAPISTRANO VLSFA IDN: 1176797. .� City and Zip: SAN JUAN CAPISTRANO, CA 92675 DiasnewDirecdon: 0. 1MIS /S DETAILS REGARDING: CORTESE/SRC#1082 Agency ID Agency Address: CHEVRON STATION 32009 CAMINO CAPISTRANO SAN JUAN CAPISTRANO.CA List Name: I EAKEZM TANK Site ID: NOT REPORTED DETAILS REGARDING. Oram Co Gmd Wtr CkUps I SRC#1539 [Azenvy ID 189UI77 Agency Address: CHEVRON 32009 CAMINO CAPISTRANO SAN JUAN CAPISTRANO CA 92675 Media: GROUNDWATER Contract Status: CONDUCT REMEDIAL IMM71GATTON Fund: FEDERAL Referred to Regional NO Board- Lead A gcncy- oard:LeadAgcncv: LOCAL Enforcement: ACTION TAKEN BY RP IN RESPONSE TO LOCALLY ISSUED REQUEST(NOTICE OF REIMBURSEMENT)TO BEGIN INVESTIGATION CLEANUP Date Closed: NOT REPORTED Open Status- YFS DETAILS REGARDING: OrmW Co Gmd Wtr CIuUjw/SRC#1539 lAxency ID 199UI27 Agency Address: CHEVRON 32009 CAMINO CAPISTRANO SAN JUAN CAPISTRANO CA 92675 Substance Leaked: GASOLINE DETAILS REGARDING: UST/SRC#1612 EPA/AID N/A Agency Address: CHEVRON STATION#93417 32001 CAMINO CAPISTRANO SAN JUAN CAPISTRA CA 92675 Underground Tanks: 8 Aboveground Tanks: NOT REPORTED Tanks Removed- NOT REPORTED For More Information Call VISTA Environmental Information at 1-800-767-0403 v Report ID: 053451-001 Date of Report: September 06, 1994 M STA Vernon 2.0 Page#20 RiSK AT SITUS IN THE SURROUNDMG AREA(witbia 1/8-114 mile)CONT. Property Address with CHEVRON STATION Man IDd: S VISTA Verified\Enhanced 32009 CAMINO CAPISTRANO VISTA JD#: 1176797 City and Zip: SAN JUAN CAPiSTRANO, CA 92675 Distauoe/Direction: 0.21MI/ S DETAILS REGARDING. UST/SRC# 1612 EPA/Agency ID N/A Agency Address: CHEVRON STATION#93417 32001 CAMINO CAPISTRANO SAN TUAN CAP(STRA, CA 92675 Tank IT)- 9 Tank Contents- PETROLEUM Terre, NOT REPORTED T nk '7e n; s)- 1000(GALLONS) Tank Status: ACTIVE/IN SERVICE Leak Monitoring- REPORTED AS "UNKNOWN" BY AGENCY Tank Pip n,- FIBERGLASS Tank Materisi: BARE STEEL DETAILS REGARDING: UST/SRCt 1612 EPA/# enc ID N/A Agency Address: CHEVRON STATION#93417 32001 CAMINO CAPISTRANO SAN JUAN CAPISTRA_CA 92675 Tank ID: 8 Tank Contents: UNLEADED GAS Tank Age: NOT REPORTED Tank Size(Un is): 10000(GALLONS) Tank Status: ACI7VEII4 SERVICE Leak Monitoring- REPORTED AS "UNKNOWN" BY AGENCY Tank Piping: FFBFRQr.ASS __ Tank Material: BARE STEEL DETAILS REGARDING. UST/SRCt 1612 EPA/Asewy ID N/A Agency Address: CHEVRON STATION#93417 32001 CAMINO CAPISTRANO SAN JUAN CAPISTRA.CA 92675 Tank ID: 7 Tank Coment_v DTFSEL Tank Aae: NOT REPORTED TAnk C;>n in;tgL 10000(CALL ON) Tank Status: ACTIVEIIN SERVICE Leak Mon; or:nv- REPORTED AS "UNKNOWN" BY AGENCY Tank Piping; FIBERGLASS Tank Material: BARE STEEL DETAILS REGARDING: UST/SRCt I612 IEPA/AID N!A Agency Address: CHEVRON STATION#93417 32001 CAMINO CAPISTRANO SAN Jii N CAPISTR_ A CA 92675 Tank ID: 6 Tank Contents: UNLEADED GAS Tank Age: NOT REPORTED Ta k Size i i • 10000(GALLON$) Tank Status: ACTIVFIIN SERVICE Leak Monitaring- REPORTED AS 'UNKNOWN" BY AGENCY TankPiping: FIBERGLASS Tank Mao-rial- BARF STEEL For More Information CaB VISTA Environmental Information at 1-800-767-0403 [\V'� Report ID: 053451-001 Date of Report: September 06, 1994 (]� Y 1S.,J lA venom Z0 Page#21 RM AT STIES IN THE SURROUNDING AREA(within 1/8-114 mile)CONT. Property Address with CHEVRON STATION Map IDA- L VISTA Verfisd\Enhanced 32009 CAMINO CAPMRANO ViCI A "W. 1176797 City and Zip: SAN JUAN CAPISTRANO, CA 92675 Dbtme/Direction: 0.21MI/ S DETAILS REGARDING: USI'/SRC# 1611 EPA/Agency ID N/A Agency Address: CHEVRON STATION#93417 32001 CAMINO CAPISTRANO SAN J LAN CAPISTRA, CA 92675 Tank TD- 5 Tank ContenLsL-- REPORTED AS "UNKNOWN" BY AGENCY TankAgc: NOT REPORTED Tank Size (IJnits)• 6000(GALLONS)_ Tank Status: — CLOSED REMOVED REPORTED AS "UNKNOWN" BY AGENCY Tank Piping: BARE STEEL Tanker FIBERGLASS DETAILS REGARDING: UST/ SRC/1612 EPA/Agency, ID N/A Agency Address: CHEVRON STATION#93417 32001 CAMINO CAPISTRANO SAN JUAN CAPISTRA CA 92675 4 Tank Contents* REPORTED AS "UNKNOWN" BY AGENCY Tank Age: NOT REPORTED 10000(GALLONS) T nk Stems• CLOSED REMOVED Teak Monitoring: RFPORTRD AS "UNKNOWN" BY AGENCY Tank PioTing_ BARE$TEFL Tank Material: FIBERGJ_ASS DETAILS REGARDING: USI'/SRCX 1612 ---FE—PA/Agency ID N/A Agency Address: CHEVRON STATION#93417 32001 CAMINO CAPISTRANO SAN JUAN CAPISTRA_ CA 92675 Tank ice— 3 Tank Contents• REPORTED AS "UNKNOWN" BY AGENCY Tank Age: NOT REPORTED Tank Si,e(ilnital, 10000_(GAI(GALL.ONS) Tank Stems: OcS1_- FD REMOVED Leak Monitoring: REPORTED AS "UNKNOWN' BY AGENCY Tank Pinin¢^ RARE SIM, Tank Material: FIBERGLASS DETAILS REGARDING. UST l WO 1612 EPA/AID N/A Agency Address: CHEVRON STATION#93417 32001 CAMINO CAPISTRANO SAN JUAN CAPISTRA_CA 92675 Tank LD: 2 Tank Contents, REPORTED AS "UNKNOWN" BY AGENCY Tank Age_ NOT__REPORTED Tank Size fljnitml: 1500(GAL LONA Tank Status: CLOSED REMOVED Leak Monitorine: REPORTED AS "UNKNOWN" BY AGENCY Iank.Piping—: BARE STEEL Tank Material. FIBERGLASS For More Information Call VISTA Environmental Informstion at 1-900-767-0403 Report ID: 053451-001 Date of Report: September 06, 1994 VI SM SM Version Z 0 Page#22 RISK AT SITES IN THE SURROUNDING AREA(within 1/8-U4 mile)CONT. Property Address with CHEVRON STATION Mao IDM: S VISTA Ver&kdT=hanced 32009 CAMINO CAPISTRANO VISTA M#- 1176797 City and Zip: SAN JUAN CAPISTRANO, CA 92675 Disbux*/Dirxtion: 0.21MI/S DETAILS REGARDING: LUST/SRC#1640 EPA/Agency EPA/AgencyID N/A Agency Address: CHEVRON STATION 32009 CAMINO CAPISTRANO SAN JUAN CAPI"CA 92675 T .Ira NOT REPORTED Diary Date: FEBRUARY 10 1989 Medi, Affected: SOIT./SAND/LAND Substance• GASOLINE(UNSPECIFIED) rh tity (Units), NOT REPORTED Tsalr c.,, e: REPORTED AS "UNAVAILABLE" BY AGENCY Teak Source• NOT RFPORTED Remedial Action: NOT AVAILABLE Remedial Status 1: SITE INVESTIGATION(Sl) Remedial Status 2: NOT AVAII_ABT.E DETAILS REGARDING: Reldonal LUST/SRC#1642 EPA/Agency ID N/A Agency Address: CHEVRON STATION 32001 CAMINO CAPISTRANO SAN JUAN CAPISTRANO. CA Tante Status: NOT REPORTED Discovery Date: FFR,R i� 10. 1989 Media Affected: SOIL/SAND/LAND Su6st,nee• GASOLTNF.(I1NSPECTFTFD) Quantity (Unita): NOT REPORTED Teale Cause: REPORTED AS "UNAVAILABLE" BY AGENCY I eaL Source: NOT REPORTED Remedial Action: NOT AVAILABLE A. Remedial Status 1: S_TTEINVESTIGATION(SI) Remedial Status 2: NOT AVAU ABT. Property Address with SUPER 7 SERVICE STATION X18901 Man DTrc S VISTA Verified\Enhanced 32022-2 CAMINO CAPISTRANO V1917A in#: 1593191S City and Zip: SAN JUAN CAPI, CA Distance/D1Rction: 0.22AH/S DETAILS REGARDING. CORTESE/SI1CY 1082 Agency ID Agency Address: SUPER 7 SERVICE STATION X18901 32022-2 CAMINO CAPISTRANO SAN IITAN CAPISTRANO CA List_ Narne. 7 FARING TANK Site ID: NOT REPORTED For More Information Call VISTA Environmental Information at I-800-767-0403 Repent ID: 04-3451-001 Date of Repoli: September 06, 1994 /J� Y SrA Version 20 Page#23 RISK AT SITES IN THE SURROUNDING AREA(witWu 1/8-114 mile)CONT. Property Address with SUPER 7 SERVICE STATION#18901 Man M#- S VISTA Verified\Enhanced 32022-2 CAMINO CAPISTRANO VISTA IDE: 1583515 City and Zip: SAN JUAN CAPI, CA Dictance(DireWon: 0.22AH/S DETAILS REGARDING: LUST/SRC# 1640 EPA/Agency ID N/A Agency Ad ss: SAME AS ABOVE Tank Status: NOT REPORTED Discovery Date: OCTOBER 1S 1989 Media Affected GROUNDWATER Substance: GASOLINE(TINSPECIFIED) _Oumti Units)` NOT REPORTED Leak Cause: REPORTED AS "TINAVAITART F" RY AGENCY Leak Source: NOT REPORTED Remedial Action: RFMOVE FREE PRODUCT Remedial Status l: REM ACTION TAKEN R medial S atua • NOT AVAILABLE DETAILS REGARDING Re0onal LUST/SRC# 1642 EPA/A eM ID N/A Agency Address: SUPER 7 SERVICE STATION#18901 32022 CAMINO CAPISTRANO SAN JUAN CAPISTRANO,CA Tank Status: NOT REPORTED Discovery Date: OCTOBER 18 1989 Media Affected. OTFIER Su,�h�aum, GASOLTNE(IINSPECTETED) Quantity_(Uni . NOT REPORTED Leak Cause: REPORTED AS "UNAVAILABLE" BY AGENCY Leak Source: NOT REPORTED Remedial Action- REMOVE FREE PRODUCT Remedial Status l: REM ACTION TAKEN R n- di l C sma NOT A VAR ART E Property Address with SUPER-7 SS#18901 Me S VISTA Vmified\Enhanced 32072 CAMINO CAPISTRANO A Dl#" 1213344 City and Zip: SAN JUAN CAPL4TRANO,CA 92675 DbumeeJDirection: 0.22MI/S DETAILS REGARDING. LUST I SRC#1640 EPA/AID N/A Agency Address: SUPER-7 SS#18901 32022 CAMINO CAPISTRANO SAN JUAN CAPISTRANO, CA Tank Status: NOT REPORTED DiscoveryDate: OCTOBER 23. 1987 Media Affected: SOTIJSAND/LAND Substance: REGULAR GAS anti (Units)- NOT REPORTED T tak Ca-m- RRPORTED AS "LNA VALT aAi F_" BY AGENCY Teak Sou cc: NOT RETORTED Remedial Action: NOT AVAILABLE Remedial Sys 1: CASE CLOSED/CLEANUP COMPLETE Remedial NOT AVALT.AALE \�(f� For More Information Call VISTA Environmental Information at 1-800-767-0403 V• Report ID: 04-UMI-001 Date of Report: September 06, 1994 MA version Z Page#24 RISK AT SITES IN THE SURROUNDING AREA(Hiddu 1/8-1/4 mile)CONT. Property Address with SUPER 7 Map IDN: 5 VISTA VeTffied\Enhanced 32022 CAMINO CAPISTRANO Vlce'A IDN: 1791159 City and Zip: SAN JUAN CAPISTRANO,CA 92675 Distance/Direction: 0.23MI/ S DETAILS REGARDING: Orange Co Grad Wtr ClaUps f SRC# 1539 Axency ID 90UT21 CAME AS ABOVE Media: GROUNDWATER Contract Status: (DELETED) FEDERAL Referred to Regional NO Roard- LOCAL Enforcement: ACCION TAKEN BY RP IN RESPONSE TO LOCALLY-ISSUED REQUEST(NOTICE OF RErk[RURSEMENT)_TO BEGIN INVF_STIGAT10N CLEANUP NOT REPORTED YES DETAILS REGARDING Orange Co Grad Wtr C111UPS!SRC#1539 Asency ID 19our2i Agan y AdAre",• SAME AS ABOVE GASOLII IE Property Address with 7-ELEVEN SCORE 2171-18901/WPD Man FA D]N; 5 VISTA Verified\Enhanced 32022 CAMINO CAPISTRANO VISDM: 933614 City and Zip: SAN JUAN CAPLSCRANO,CA 92675 Distance/Direcdon: 0.23MI/S DETAILS REGARDING Orange Co Gaud Wtr CbRI /SRC#1539 Agency ID 87UT225 Agency Address: 7 ELEVEN STORE#18901 32022 CAMINO CAPISTRANO SAN JUAN CAPISTRANO CA 92675 Meda: COU LAND/SAND Contract Status: PRETJMiNARY CITE ASSESSMENT Fund: EET)FR AT_ Referred to Regional NO Board: Lead Agenay: LOCAL Rnforeement• NOT REPORTED" Date Closed: FEBRUARY 9. 1989 Oxn Status: NO DETAILS REGARDING. Co Grnd Wtr Ckups I SRC#1539 jAgency ID 19=225 Agency Address: 7 ELEVEN STORE#18901 32022 CAMINO CAPISTRANO SAN JUAN CAPISTRANO CA 92675 Substance I&alr A: GASOLINE RTS AT SIN THB ARBi!(ado I!#-If1 Property Address with ORTEGA SHELL M: 6 VISTA VerifieAfahanced 27101 ORTEGA HWY 933616 City and Zip: SAN JUAN CAPISI'RANO,CA 92673 Disbmee/Dlceclioo: 0.26MI/E DETAILS REGARDING CORTEX/SRCJ 1082 A ID Agency Address: ORTEGA SEELL 27101 ORTEGA HWY SAN JUAN CAPTSTRANO CA List Name: HAZARDOUS WASTE INFORMATION SYSTEM Site ID: CALO00012159 For More Information Call VISTA Environmental Information at 1-800-767-0403 Report ID: 053451-001 Date of Report: September 06, 1994 VISTA Vnrlan 20 Page r25 RISK AT SITES IN THE SURROUNDING AREA(witbin 1/4-1/2 mde)CONT. Property Address with ORTEGA SHELL Map IDN: 6 VISTA Veri ied\Enhanced 27101 ORTEGA HWY VISTA IDM- 933616 City and Zip: SAN JUAN CAPISTRANO, CA 92675 Distam;-/ radian. 0.26NU/ E DETAILS REGARDING: CORTESE/SRC#1082 Agency ID Agency Address: ORTEGA SHELL 27101 ORTEGA HWY SAN MAN CAPISTRANO CA List Name: HA7ARD0US WASTE INFORMATION SYSTEM Site ID, CAI 000042969 DETAILS REGARDING: CORTESE/SRC# 1082 Agency ID Agency Address: SHELL SERVICE STATION 27101 ORTEGA HWY SAN JUAN CAPISTRANO, CA L st Name: LFA KING TANK Site ID: NOT REPORTED DETAILS REGARDING: CORTESE/SRC#1082 Agency ID Agency Address: SHELL(6846-0108) 27101 ORTEGA HWY SAN JUAN CAPISTRANO. CA List Name- UNDERGROUND TANK Site ID: 2263 DETAILS REGARDING: LUST/SRC# 1640 EPA/AID N/A Agency Address: SHELL SERVICE STATION 27101 ORTEGA HIGHWAY SAN JUAN CAPj CA 92675 Tank Scams: NOT REPORTED Discovery Date: MAY 231986 Media Affected: GROUNDWATER Substance: GASOLINE(UNSPECFIF.D) Quantity (Uzi NOT RFPORTRD I eakCanac- REPORTED AS "iTNAVAII ABI F" RY AGENCY Leak Source: NOT REPORTED Remedial Action: REMOVE FREE PRODUCT Remedial C acus t: REM ACTION TAKEN Rem di 1 Status 2: NOT AVAU AR F DETAILS REGARDING: Re0onitf LUST/SRC#1642 EPA/Agency ID NIA Agency Address: SHELL SERVICE STATION 27101 ORTEGA HWY SAN JITAN CAPISTRANO CA 91675 Tatdc Status: NOT REPORTED Discovery Date: MAY 23 1986 Med*-Aff ted: OTHER Substance- GASOLINE SOLINE ([7NSPECMEn) entity (Units). NOT RFPORTED Leak ane • REPORTED AS "UNAVAILARLE" BY AGENCY Leak Source- NOT REPORTED Remedial Action: REMOVE FREE PRODUCT Remedial Status 1: REM ACTION TAKEN Remedial S aura 2: NOT AVAILABLE For More Information Call VISTA Environmental Information at 1-800-767-0403 Report ID: 053431-001 Date of Report: September 06, 1994 MSrA Verden 20 Page#26 RISK AT SITES IN THE SURROUNDING AREA(within I/4-112 mile)CONT. Property Address with CHEVRON STATION#9-3160 Man IIAW_ 6 VISTA Verifia6linhanced 27112 ORTEGA HWY VISTA iD#: 1636765 City and Zip: SAN JUAN CAPISTRANO, CA 92675 Distme(Direction: 0.28MI/ E DETAILS REGARDING: CORTESE/SRC#1082 Agency ID AS nev Address: SAME AS AROVF i ist Name: I FAKING TANK C:r. IO: NOT REPORTED DETAILS REGARDING: CORTESE/SRC# 1082 A enc ID Agency Address: CHEVRON STATION#93160 27112 ORTEGA HWY SAN JUAN CAPISTRANO CA 92675 List Name: UNDERGROUND TANK Sit..I4 Zug DETAILS REGARDING: LUST/SRC#1640 ---TE-PA/Agency ID N/A Agency Address: CHEVRON STATION#9-3160 27112 ORTEGA HIGHWAY SAN JUAN CAPISTRANO CA Tank Status: NOT REPORTED Disroyax Date• JULY 1& 1991 Media Affected: GROUNDWATER - - tance- GASOLINE(UNSPECIFIED) Quunity (Units): NOT REPORTED I.ak Cause: REPORTED AS "UNAVAIJ ARIF" BY AGENCY Leak Source: NOT REPORTED Remedial Action: NOT AVAILABLE Remedial Statue 1: ACE CLOSEDICLEANUP COMPLETE Remedial Stam.2: NOT A V II ART F DETAILS REGARDING: opal LUST/SRC#1642 EPA/Agency ID INIA Agency Address: CHEVRON STATION#9-3160 27112 ORTEGA HWY SAN JUAN CAPISTRANO CA Tank Status: NOT REPORTED Macoyery Date: JULY 18-1991 Media Affected: OTHER Su6.tance: GASOLINE CMSPPECMED) .ntity_(ILL9), NOT REPORTED Lusk Cause: REPORTED AS "UNAVAILARLR" RY AGENCY Ldak Source: NOT REPORTED Remedial Action: NOT AVAiI..ARLF Remedial Status 1: CAST CI.OSPn/CT.PANUP COMPI.ETE F....."lial Smms NOT AVAT ARLE Property Addreaa with LOS CERRITOS RANCH Mfe iD#t 7 VISTA Veri ed\Enmmced 31642 AVENIDA LOS CERRTTOS VFSI A m# 3775092 City and Zip: SAN JUAN CAPISTRANO,CA 91675 DJ9tmKa(DI edim: 0.33M1/E DETAILS REGARDING: CORTESE/SRCA 1082 lAzaacy ID A_gancv Addre ia: SAME AS AROVR List Name: LEAKING TANK Site JD: NOT REPORTED For More Information Call VISTA Environmental Information at 1-800-767-0403 Report ID: OSWI-001 Date of Report: September 06, 1994 M STA Vera 2.0 Pate#27 RISK AT SITES IN THE SURROUNDING AREA(wifto 114-112 mile)CONT. Property Address with LOS CERRITOS RANCH Map IDM_ 7 VISTA Verified\Enhanced 31642 AVENIDA LOS CERRITOS VISTA IDM: 3593403 City and Zip: SAN JUAN CAPISTRANO, CA 92693 Distance/Direction: 0.33MI/ E DETAILS REGARDING: Reldonal LUST/SRC#1642 EPA/Agency EPA/AgencyID N/A Agency Address- CAMP AS AROVF Tank SNOT REPORTED Discovery Date: JANUARY 30 1992 Media Affected- SOIT./SAND/LAND Substance: GASOLINE(UNSPECIFIED) anti (Units): NOT REPORTED Leak Cause, REPORTED AS "UNAVAILABLE" BY AGENCY Leak Source: NOT REPORTFD Remedial Action: NOT AVAITARLE Remedial Status I• PRELIMINARY ASSESSMENT R m dial Status 2• NOT AVAILABLE Property Address with LOS CERRITOS RANCH Man ID#: 7 VISTA Verified\Enhanced 31642 AVENIDA LOS CERRITOSyISTA IDM. 3064089 City and Zip: SAN JUAN CAPISPRANO,CA Distance/Direction: 0.33MI/E DETAILS REGARDING: LUST/SRC#1640 EPA/Agency ID /A Agency Address: SAME AS ABOVE Tank Status: NOT REPORTED Discovery Date: JANUARY 30 1992 Media Affected: SOILSAND/IAND Substance: GASOLINE (UNSPECIFIED) Quantity aJnital NOT REPORTED Leak Cause- REPORTED AS "TTNAVAU.ART_F" RY AGENCY Leak Source: NOT REPORTED Remedial Action: NOT AVAU ARLE Remedial Status 1: PRET 7MTNARY ASSESSMENT Remedial Stents 2- NOT AVAILABLE Property Address with ORTEGA UNION SVC Map D]#- 8 VISTA Verified\Enhanced 27164 ORTEGA HWY VISTA ID#: 3778030 City and Zip: SAN JUAN CAPIST'RANO,CA 92675 Distance(Direction: 0.36MI/E DETAILS REGARDING. CORTESE/SRC#1082 Agency ID Agency Address: SAME AS ABOVE List Name: HAZARDOUS WASTE iNFORMATIONSYSTEM Site ID: CATA00008903 Property Address with UNOCAL#5425 Map DIM• 8 VISTA Verified\Enhanced 27164 ORTEGA HWY VISTA H)#6 1284166 City and Zip: SAN JUAN CAPISI'RANO,CA 92675 Di&am wMirectimt 0.36MI/E DETAILS REGARDING.• CORTESE/SRC#1982 Agency ID A gency Address: SAME AS ABOVE T.ist Name: UNDERGROUND TANK Site TD: 3945 For More Information Call VISTA Environmental Information at 1-800-767-0403 Y�,'�4 Report ID: 053451-001 Date of Report: September 06, 1994 /]�S1` ' V verdl zo Page#28 RISK AT SITES IN THE SURROUNDING AREA(within 1/4-U2®le)CONT. Property Address with SERVICE STATION#3425 Map M0, S VISTA Verified\Enhanced 27164 ORTEGA HWY VIVA ID#: 1185815 City and Zip: SAN JUAN CAPISTRANO, CA 92675 Distance/Direction: 0.36NU/ E DETAILS REGARDING: CORTESE/SRC# 1082 Agency ID p enaX Address' SAME AS ABOVE. T 'at N me: HA7ARDOUS WASTE INFORMATION SYSTEM Site ID: CAI.000046553 DETAILS REGARDING: CORTESE/SRC# 1082 Agency ID Agency Address: UNOCAL SERVICE STATION#5425 27164 ORTEGA HWY SAN JUAN CAPISTRANO CA 92675 T 'at Name: LEAKING TANK Site iD: NOT REPORTED DETAILS REGARDING: LUST/SRC#1640 EPA/A enc ID N/A Agency Address: UNOCAL SERVICE STATION #5425 27164 ORTEGA HIGHWAY SAN JUAN CAPi CA 92675 Tank Status: NOT REPORTED Diacovery Date: DECEMBER I I 1985 Media Affected: GROUNDWATER Snhst.nee: GASOTINE(IINSPE.CTETED) Ouanti(y ni NOT REPORTED T&a4 ,use: REPORTED AS "UNAVATi.ABLE" BY AGENCY T&A Sauce: NOT REPORTED Remedial Action: EXCAVATE DISPOSE Remedial Status I: REM ACTION TAKEN Remedial Status 2: NOT AVAILABLE DETAILS REGARDING. Reldonal LUST/SRC#1642 EPA/AID N/A Agency Address: UNOCAL SERVICE STATION#5425 27164 ORTEGA HWY SAN JUAN CAPISTRANO CA 92675 Tarte Status: NOT REPORTED Discovery Date: DECEMBER 11 1985 Media Affected: OTHER Substance: GASOLINE (UNSPECIFIED) Ouantily(mss), NOT REPORTED T..v Cause: REPORTED AS "UNAVATLABLB" BY AGENCY T mak c une: NOT REPORTED Remedial Action- CONTAINMENT Remedial Status is REM ACTION TAKEN R m dial Status : NOT AVAILABLE For More Information Call VISTA Environmental Information at 1-800-767-0403 �• Report ID: 053451-001 Date of Report: September 06, 1994 VISTA Vnnan i 0 torr#29 RISK AT SITES 1N THE SURROUNDING AREA(witbin 1/4-1/2 mile)CONT. Property Address with MISSION PIPE AND SUPPLY CO Map IDW 9 VISTA Verified\Enhanced 32107 ALIPAZ ST VISTA iD P: 158707 City and Zip: SAN JUAN CAPISTRANO, CA 92675 Distauce/Direction: 0.42AG / SW DETAILS REGARDING: LUST/SRCN 1640 EPA/Agency ID N/A Agency Address: MISSION PIPE SUPPLY COMPANY 32107 ALIPAZ STREET SAN TIJAN CAP ,i CA 92675 Tank Status: NOT REPORTED Discovery Date: JANUARY 29 1991 Media Affected- SOII/SAND/LAND Substance: GASOLINE(UNSPECIFIED) Quantity (Units)- NOT REPORTED Leak Cause: REPORTED AS "UNAVAILABLE" RY AGENCY Leak Source: NOT REPORTED Remedial Action: NOT AVAILABLE Remedial Status l: CASE CLOSED/CLEANUP COMPLETE Remedial S an,s 2: NOT AVAILABLE DETAILS REGARDING: RejdonW LUST/SRC#1642 EPA/Axency ID N/A Agency Address: MISSION PIPE SUPPLY COMPANY 32107 ALIPAZ ST SAN JUAN CAPISTRANO CA 92675 Tank Status: NOT REPORTED Discovery Date: JANUARY 29. 1991 Media Affected: SQIL/SAND/LAND Suhstnnce. GASOLINE(UNSPRCMED) Quantity (Units)- NOT REPORTED Irak Cause: REPORTED AS "UNAVATT.ARLF" BY AGENCY Leak Source: NOT REPORTED Remedial Action: NOT AVAILABLE R m ill I C stns 1: CARP CLOSED/CLEANUP COMPLETE Remedial Status2: NOT AVAILABLE Property Address with CITY HALL Man IDY: 10 VISTA Vetified\Enhanced 37400 PASEO ADELANTO Sr VISTA iDf: 933618 City and Zip: SAN JUAN CAPISTRANO, CA 92675 Distance/Direction: 0.43MI/S DETAILS REGARDING: LUST/SRCN 1640 EPA/Agency ID N/A Agency Address: CITY BALL 32400 PASEO ADELANTO ST SAN JUAN CAPISTRANO CA Tank Status: NOT REPORTED Disc_ ayrry Date: AUGUST 28- 1986 Media Affected: GROUNDWATER Substance: GASOLINE(UNSPECIFIED) Quantity(UniN)`, NOT REPORTED Leak Cause: REPORTED AS "UNAVATT ARLE" BY AGENCY Leak Source: NOT REPORTED R m dial Action- NOT AVAILABLE Remedial C at,. 1• CASE CLOSED/CLEANUP COMPLETE. Remedial C any NOT AVATLARLE For More Information Call VISTA Environmental Information at 1-800-767-0403 Report ID: 053451-001 Date of Report: September 06, 1994 MSTA venim 20 Pare#30 RISE ATMETSIN THE SURR©UNDMG AREA(within 112-1 mile) No Records Found For More Information Call VISTA Environmental Information at 1-800-767-0403 Report ID: 053451-001 Date of Report: September 06, 19% MSTA Venim LO Page#31 UNMAM%D SnTS No Records Found For More Information Call VISTA Environmental Information at 1-800-767-0403 Report ID: OSW1-001 Date of Report: September 06, 1994 "STA Versim 20 Pav#32 VISTA ENVIRONMENTAL INFORMATION FEDERAL REPORT Client Project/P.O. No.: 096883 VISTA Report No.: 0.534.51011 Client Reference Name: Date of Report: Sep. 6, 1994 Site Description Subject Property: SAN JUAN CAPISTRANO MULTI MODAL PARKING Address: N OF AGUELLO WAY/OFF CAMINO CAPISTRANO City: SAN .JUAN CAPISTRANO State: CA Zip: 92675 County: ORANGE [SITES FOUND Agency/Database Date of # of Sites # of Other Sites Data In Zip Code In the Area US,EPA,DOCKETS 04/94 0 0 U S,EPA,RAATS 02/94 1 0 For a description of this report please turn to the last page. Rsv2.22,Jul 13 1994 ©VISTA ENVIRONMENTAL INFORMATION, INC., 1993 FOR MORE INFORMATION CALL(619)450-6700 5060 Shoreham Place, Suite 300, San Diego, CA 92122 VISTA ENVIRONMENTAL INFORMATION Dockets Sites C'tient Project/P.O. No.: 096883 VISTA Report No.: 0534,51011 Client Reference Name: Date of Report: Sep. 6, 1994 Site Description Subject Property: SAN .JUAN CAPISTRANO MULTI MODAL PARKING Address: N OF AGUELLO WAY/OFF CAMINO CAPISTRANO City: SAN .JUAN CAPISTRANO State: CA Zip: 92675 County: ORANGE SITES IN ZIP CODE 0 site(s) found in the zip code area(s) ©Vista Environmental Information, Inc. For more information call: (619) 450-6100 VISTA ENVIRONMENTAL INFORMATION RAATS Sites Client Project/P.O, No.: 096883 VISTA Report No.: 0.5:3451011 Client Reference Name: Date of Report: Sep. 6. 1994 Site Description Subject Property: SAN .JUAN CAPISTRANO MULTI MODAL PARKING= Address: N OF AGUELLO WAY/OFF CAMINO CAPISTRANO City: SAN .JUAN CAPISTRANO State: CA Zip: 92675 County: ORANGE SITES IN ZIP CODE Facility Name ERICKSON INC EPA ID #: CAD009466392 Facility Address NOT REPORTED Docket Number: 93-0008 Facility City VISTA Number: 004865688 Facility State 8 538976288 5 Issue Date: 12091993 Facility Region 09 Final Date: 12091993 Status 02 Action Code 01 Violation 3005 Violation Type R Proposed Penalty 100 Final Penalty NOT REPORTED Violation 3010 Violation Type R Proposed Penalty NOT REPORTED Final Penalty NOT REPORTED Violation 265.35 Violation Type C Proposed Penalty 4 ©Vista Environmental Information, Inc. For more information call: (619) 450-6100 Report $-053451011-RA.ICS Sites - Page 2 Final Penalty NOT REPORTED Violation 265.273(A) � iolation Type C Proposed Penalty 5 Final Penalty NOT REPORTED Violation 26.5.174 Violation Type C Proposed Penalty 5 Final Penalty NOT REPORTED Violation 265.37(A) Violation Type C Proposed Penalty 10 Final Penalty NOT REPORTED Violation 265.52(C)(D)(E)(F) Violation Type C Proposed Penalty NOT REPORTED Final Penalty NOT REPORTED Violation 265.54 Violation Type C Proposed Penalty NOT REPORTED Final Penalty NOT REPORTED Violation 265.192 Violation Type C Proposed Penalty 65 Final Penalty NOT REPORTED Violation 265.32(A) Violation Type C Proposed Penalty 14 Final Penalty NOT REPORTED Violation 265.34(A) Violation Type C Q Vista Environmental Information, Inc. For more information call: (619) 450-6100 i Report ,-f-05345lUi i-R F_ dies _ Page :3 Proposed Penalty 50 Final Penalty NOT REPORTED Violation 265.37(B) Violation Type C Proposed Penalty NOT REPORTED Final Penalty NOT REPORTED Violation 26552(A) Violation Type C Proposed Penalty LO Final Penalty NOT REPORTED Violation 265.192 Violation Type C Proposed Penalty 50 Final Penalty NOT REPORTED Violation 265.12(A) Violation Type C Proposed Penalty NOT REPORTED Final Penalty NOT REPORTED Violation 265.13(B) Violation Type C Proposed Penalty NOT REPORTED Final Penalty 316 Violation 265.15(A) Violation Type C Proposed Penalty NOT REPORTED Final Penalty NOT REPORTED Violation 265.15(B)(1)(BO(3) Violation Type C Proposed Penalty NOT REPORTED Final Penalty NOT REPORTED Violation 265.15(B)(4) ©Vista Environmental Information, Inc. For more information call: (619) 450-6100 Report #-1)5345PJ11-R ATS Sires - Pig- 1 Violation Type C Proposed Penalty NOT REPORTED Final Penaltv NOT REPORTED Violation 26.5.73(13)(2) Violation Type C Proposed Penalty NOT REPORTED Final Penalty NOT REPORTED Violation 265.112(6)(1)(4) & (6) Violation Type C Proposed Penalty NOT REPORTED Final Penalty NOT REPORTED Violation 165.142(A)(1) Violation Type C Proposed Penalty NOT REPORTED Final Penalty NOT REPORTED Violation 265.142(B) Violation Type C Proposed Penalty NOT REPORTED Final Penalty NOT REPORTED Violation 265.142(A)(3) Violation Type C Proposed Penalty NOT REPORTED Final Penalty NOT REPORTED Violation 265.143 Violation Type C Proposed Penalty NOT REPORTED Final Penalty NOT REPORTED 1 site(s) found in the zip code area(s) ©Vista Environmental Information, Inc. For more information call: (619) 450-6100 GLOSSARY Description of Report: This report is a compilation of federal environmental data which identifies environ- mental problem sites and activities from the records of the United States Environmental Protection Agency(US EPA). The data contained in this report are the result of a search of V"ISTA's proprietary database. The VISTA database search is designed to identify all sites known to be located within the specified zip code(s). Because not all government records have complete and accurate addresses, VISTA uses Post Office verification software to assign or to correct zip codes where necessary. For those records which cannot be assigned a zip code, VISTA uses the specifed city name(s) to identify any sites which may be located in the zip node area. If no city name is reported, the county name is used. Limitations Of Information All information contained in this report was obtained from US EPA records. VISTA does not warrant the accuracy,timeliness,merchantability, completeness or usefulness of any information furnished, and the subscriber accepts any and all risks resulting from decisions made solely or in part on VISTA information. Oc VISTA ENVIRONMENTAL INFORMATION, INC., 1993 FOR MORE INFORMATION CALL(619)450-6100 5060 Shoreham Place, 5.1"300, San Diego. CA 92122 . _ APPENDIX C - - AGENCY REFERENCES - t- Contact Name and Telephone Number and Topic Discussed Company Date of Contact Capistrano Valley Water (714) 493 1515, 2/23/94 7Groundw7atelnrmation District, Mr. Ray Vaughin City of San Juan Capistrano (714) 493-1171, 1/13/95 Building Records Building Department, Mr. Kim Brown Orange County Fire Verbal Correspondence on USTs and Spill Response Department, Mr. Hugh 11/08/94 Wood Orange County Flood (714) 834-6192, 3/28/94 Flood Control Information Control District, Gilda Bhadori t �� 1 � . • 1'; ' � l 1 If ,/ it + � \ , •\� � I 1 1. r � I I : 1 1 , RANDALL L. HOGBIN, R.E.A. Project Scientist Huntingdon Engineering & Environmental, Inc. EDUCATION B.S. Physical Geography/University of Colorado, Boulder, 1985 PROFESSIONAL REGISTRATION/CERTIFICATION/ACCREDITATION Registered Environmental Assessor, California, 1989, REA #01314 AHERA Inspector and Management Planner, 1989 Asbestos Abatement Inspector/Consultant, State of Nevada OSHA 40-Hour Health and Safety Training PROFESSIONAL EXPERIENCE Mr. Hogbin has more than nine years of experience performing environmental site assessments, soil and groundwater investigations (phase II), underground storage tank management projects and asbestos surveys. Mr. Hogbin has extensive experience in the preparation of work plans for RCRA facility closures for sites within the southern California region. Mr. Hogbin is familiar with all aspects of underground storage tank (UST) management and current regulations. Mr. Hogbin has provided these services for the public and private sector and has extensive experience working with regulatory agency personnel during successful completion of these projects. SITE ASSESSMENT MANAGER - managed and supervised staff in the preparation of 15 phase I site assessments located throughout the state of California for a national restaurant chain. PHASE II INVESTIGATIONS - managed and supervised projects over $100,000 in size including drilling operations and field investigations involving petroleum impacted soil and groundwater for sites located within southern California. Provided client and regulatory liaison during assessment and remediation activities that included groundwater monitoring well installation and remediation of groundwateeby carbon absorption and remediation of soil by excavation and off site disposal. UST PROJECT MANAGER - provided field management and regulatory liaison for the removal of 25 USTs ($10k to $20k) and successfully remediated gasoline impacted soils for a large petroleum related corporation. Contaminated soil was excavated and disposed of off-site. PHASE IINVESTIGATIONS FOR BANKING INSTITUTION-served as project manager for 42 phase I assessments located throughout the Los Angeles basin. Provided all aspects of support including field reconnaissance, data analysis and report preparation and review. ASBESTOS INSPECTION-conducted over 50 asbestos inspections for clients within the manufacturing, lending and private sector located throughout the western United States. FACILITY POST CLOSURE - actively managed and supervised personnel in the assessment and monitoring of heavy metals impacted soil and groundwater for the first, closed in-place, facility in the state of California. Site was contaminated at very deep depth. Conducted all aspects of groundwater assessment, including installation of wells, sample collection, data interpretation. Contaminated soils were dumped on the portion of the site where contamination was found at the deepest level. Site was lined and capped prior to site closure. Huntingdon Engineering & Environmental, Inc. x:wFsxocew.aFs.ew. ir,a i� PHOEBE STOCKWELL Environmental Scientist Huntingdon Engineering & Environmental, Inc. EDUCATION B.A. Social Ecology (emphasis in Environmental Health and Planning), University of California, 1992 PROFESSIONAL REGISTRATION/CERTIFICATION/ACCREDITATION Certificate, AHERA Asbestos Inspector, 1993 Certificate, AHERA Management Planner, 1994 PROFESSIONAL EXPERIENCE Ms. Stockwell has two years experience working in the environmental field. She has conducted over 50 Phase I Environmental Site Assessments (ESAs) of industrial parks, retail shopping centers, commercial properties, large parcels of undeveloped land, and numerous apartment projects throughout southern and northern California. Clients served have included major financial institutions,asset management groups, land developers, industrial and manufacturing facilities, and government agencies. While attending the University of California-Irvine, her school-related projects included: studying the environmental impact of a major transportation corridor; performing a recycling/sanitary landfill analysis; evaluating the health effects of electromagnetic radiation; and studying the impact of hazardous waste on health and the environment. Her relevant project experience includes: PHASE I ENVIRONMENTAL ASSESSMENTS • Performed Phase I ESAs for eight industrial/commercial sites in Carlsbad, California, for AETNA Investment Company. On-site facilities included manufacturing facilities, warehouses, and office space. • Perforated ESAs for two regional shopping centers in southern California: the City Shopping Center in Orange (80 acres), and the Montebello Town Center (800,000 square feet). • Conducted eight ESAs for large parcels of undeveloped land for The Baldwin Company throughout southern California. The majority of the sites were located in San Diego County, as well as Thousand Oaks and Calabassas, California. • Completed multiple projects for the Resolution Trust Corporation in various locations throughout California including Los Angeles, Signal Hill, Mammoth Lakes and Monrovia. • Conducted numerous ESAs for large industrial parks in both northern and southern California. Project locations included Sunnyvale, Fremont, Irvine, Costa Mesa, Tustin, Pico Riviera, and Rancho Cucamonga. These projects included multi-tenant manufacturing facilities and office spaces. ASBESTOS BUILDING INSPECTOR - Ms. Stockwell has performed numerous asbestos surveys in conjunction with Phase I site assessments. These surveys include sample collection and analysis of laboratory results. Huntingdon Engineering & Environmental, Inc. HARES OCICWF].PM.11Al IAO 11 SANDRA J. GARREN Staff Geologist Huntingdon Engineering & Environmental, Inc. EDUCATION B.S., Earth Science (Geology minor), California State University, Northridge, 1991 M.S., Geology (emphasis in Hydrogeology), California State University, hong Beach (in progress) PROFESSIONAL REGISTRATION/CERTIFICATION/ACCREDITATION AHERA Inspector and Management Planner, 1994 OSHA 40-Hour Health and Safety Training Certificate, Environmental Assessment & Remediation, University of California, Irvine (in progress) PROFESSIONAL EXPERIENCE Ms. Garren has several years experience in the environmental industry. She has served as a project coordinator, a water surveyor, and as an environmental technician on a variety of projects for environmental consultants,hazardous waste management funis, and regulatory agencies including the San Diego Unified Port District and the Los Angeles Department of Water and Power. Specific project experience includes: PHASE I INVESTIGATIONS - Performed Phase I environmental assessments for numerous projects located throughout southern California. Provided all aspects of support including site history studies, site investigations, and soil and groundwater studies. PHASE II INVESTIGATIONS - Performed Phase 11 environmental assessments for several projects involving petroleum- and metals-impacted soils and groundwater for sites located throughout southern California. Supervised drilling operations, analyzed laboratory data, and provided client and regulatory liaison durine assessments. HAZARDOUS MATERIALS MANAGEMENT - Environmental technician for a variety of hazardous materials projects including site remediation, emergency response, drum work, and laboratory pack for major colleges, medical facilities, and light industries. Tasks included managing waste and preparing for transportation, choosing disposal options and obtaining codes, and physically transporting the waste to either the TSDF or the disposal site. ENVIRONMENTAL IMPACT REPORT- Supervised a team of four and coordinated project activities during preparation of Environmental Impact Report. Plotted hazardous waste generators from the Resource Recovery and Conservation Act and Tanner Act on a map to locate problem areas. HOUSEHOLD HAZARDOUS WASTE PROGRAM- Field technician for Household Hazardous Waste Program which included segregation of various household chemicals. Set up field operations and chose proper disposal options for the waste. WATER SURVEYS - Conducted water surveys for private homes and businesses which included performing precipitation tests and educating the public on various water issues and conservation methods. Huntingdon Engineering & Environmental, Inc. x:RFsGARREd.av AIM [PW n